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DIC Going Global Cochin Nov 2004 TECHNICAL REPORT Slide 2 Findings DIC Going Global Cochin Nov 2004 City Vital Statistics Urban Zone is 87 sq km, 310 cm Annual Rainfall, 135 Rainy Days, Temperature 35 : 20C, humidity 90% Urban Density is 18,390 capita/sq km,Urban Zone populated with 1.7 millions, Mid Class income is 30,000 : 15,000 RS a month, Average unemployment is less than 5%, Average family size is 5, Average working women is 36% from employment Urban Density is 18,390 capita/sq km, Urban Zone populated with 1.7 millions, Mid Class income is 30,000 : 15,000 RS a month, Average unemployment is less than 5%, Average family size is 5, Average working women is 36% from employment Kerala State includes 91% Literacy, 12,338 schools, 219 collages with 12,446 teaching staff and host 144, 607 students in 14, 582 courses, 8 telephone lines per 100, Mobile telephone 6%, 60,000 Graduates per annum, 2,664 Health institutions with 49,258 beds, 13% of NRIs, 25% below poverty line. 5,513,000 households, 815,904 potable water connections, Infant mortality is 13 per 1000 Slide 3 Findings Recommendations DIC Going Global Cochin Nov 2004 City Master Planning Latest Master Plan was conducted in 1980 th, with partial regulations on built environment and infrastructure Cochin Development Authority has a shakable role in planning and managing the urban development Latest Master Plan was conducted in 1980 th, with partial regulations on built environment and infrastructure Careful analysis required to avoid disturbing the fragile urban fabrics. International expertise is required, preferably in Joint Venture with a local house of expertise Introducing Master Planning Phase of 6 months including infrastructure project. Plots development commences in 3-4 months as regulations are set Slide 4 Findings Recommendations DIC Going Global Cochin Nov 2004 City Traffic Status 80% or more of the roads are two directions/ single lane, with average total width of 20 Bikers are 40% of the commuters, 40% for busses and 20% with private cars. Car ownership is increasingly high and further facilitated The busy sea ports increase traffic pressure with increasing amount of lorries and heavy vehicles Municipality requires no Traffic Impact Study, but is needed for proper zone planning Both NH47 & Sea Port/Air Port arteries should be analyzed as main accesses to the development Slide 5 Findings Recommendations DIC Going Global Cochin Nov 2004 Architectural Trends Traditional trussed-roofing styles are more convenient to reduce water proofing costs Curtain walls are interpretation of modernization that is available in competitive costs All materials are available in local market, mostly Indian made, with few purchased from nearby sources. Imports are affected with various taxes Prequalifying local architects to provide various Concepts vide design competitions Prequalifying a Consultant to develop all designs and unify standardization Slide 6 DIC Going Global Cochin Nov 2004 Modern Indian Architecture Slide 7 Findings Recommendations DIC Going Global Cochin Nov 2004 Contractual Engagement Local contracting is based on simple Work Order and Handover Statement. Lead contractors will accept FIDIC as international contractual media Quantity Survey Service is not recognized as a main input in the industry. QS do not report to The Client Arbitration Structure should be investigated further. However parties may accept resolution issued by authority Imposing TECOM Contracting Models is a must to protect interests of all stakeholders Independent QS service is a must to organize and control expenditure. QS should be Dubai Based Slide 8 Findings Recommendations DIC Going Global Cochin Nov 2004 Design Management Deliverables of design process are conventional, as design development led by the architect Structural design tend to increase margins of safety, which increase the construction costs Number of Consultants is irrelevant to the market demand, which indicates the domination by contractors TECOM Methodology of Design Management is much needed to certify deliverables and service Enabling Local Architects will enrich the development with adequate concepts to the local culture and international perspectives Slide 9 Findings Recommendations DIC Going Global Cochin Nov 2004 Construction Management Design & Built is the ruling trend for leading contracting companies; which seriously increases their profits Consultants supervision is poorly organized with uncertain deliverables or inputs Generally, construction management is conventional with no impacts of modern techniques or methodologies. To secure the project success, a resourceful Project Manager is required with adequate tools to maintain standards of execution Prequalifying good contractors is a must. In addition it will generate value if one capable contractor carries on the job Slide 10 DIC Going Global Cochin Nov 2004 Cost Estimates Source L&T Contracting Slide 11 Findings Recommendations DIC Going Global Cochin Nov 2004 Electricity & Power Supply The Mandate of Electricity Boards in India is to provide the power, independently from other municipal entities. Availability of generated power is already secured The power cuts are the major hazards any development will confront. This is due to seasonal monsoons, over- head cables and exposed transformers Local Electricians are efficient and capable to deliver all assignments. Materials are available in local and imported make Double-sourced power supply is a must, which will required additional arrangements and costs Introducing the ground cabling system may will generate new obstacles. However, Consultants will propose appropriate solutions Slide 12 Findings Recommendations DIC Going Global Cochin Nov 2004 Convoying Systems Developers and operators encourage occupants to use the Stairs more than Elevators. Architectural configuration will enable, while no Civil Defense approval is required Various types of elevators are available, with commercial driven brands There are innovative ways to replace service lifts with service ramps. Almost, there is no service lifts Important to apply same percentage of lift-usage to avoid unnecessary cost. Designers will have to define that As service lifts are not commonly used, a multipurpose lift carriage should be introduced Slide 13 Findings Recommendations DIC Going Global Cochin Nov 2004 Air Conditioning Generally, natural temperature is acceptable for activities. Humidity rates are higher to create random uncomforting closed spaces Most AC installations use Package units, which increase OPEX, but reduce CAPEX Thermal insulation is not recognized as a typical practice, which reduces the general costs Introducing the District Cooling Technology will be fairly new, which requires further attention for design, operations and maintenance Double glazing is not required, as well as intense AC distribution system, which reduce ducts Slide 14 Findings Recommendations DIC Going Global Cochin Nov 2004 Storm Water System The city has excellent storm water system, that enable normal activities despite the double-cycle of Monsoons All buildings are well equipped to drain the heavy rain waters in various techniques and applications Ancient application store the rain waters in deep bits for various non-potable water requirements Careful details of water proofing are required, with emphasis on Trussed-Roofing systems Innovative concepts are encouraged to use rain water, which will have various implication Slide 15 Findings Recommendations DIC Going Global Cochin Nov 2004 Drainage System Existing trends apply old connectivity techniques that generate costs & hardship, but reduce leakage Cubicles are not commonly used for cost reduction reasons. However, it is more hygienic Sewage uses independent disposal techniques that should be revised to meet intense demand Improve quality of connectivity and finishing to meet operational standards Propose central treatment plant to generate irrigation, and non-potable water for various usages Slide 16 Findings Recommendations DIC Going Global Cochin Nov 2004 Fire Protection Most equipments, tools and networks required for efficient fire fighting are available. Also alarm systems are modern No certain data is available in Inert Gas System or FM200 as extinguishers for Data equipments Applications to weld the steel pipes less than 25mm are wrong and rejected by international standards Adapting the international codes is a must to maintain the confidence of business partners Adapting standard measures for Data centers and equipments Slide 17 Findings Recommendations DIC Going Global Cochin Nov 2004 Office Fit-outs Standard of fit-out applications is acceptable, which emphasis on efficiency and friendly environment. No signs of luxury was observed. Gypsum Boards on either wooden on metal frame are commonly used, which are similar to TECOM Standards. Emphasis was observed on wooden accessories rather than metal ones Generally, finishing are adequate and appealing for the environment. Care was introduced to cheerful public areas Trends of Interiors should be followed as interpretation for common culture and address of identity Despite the narrow walkways, care should be addressed to revise the space models and standards Slide 18 Findings Recommendations DIC Going Global Cochin Nov 2004 Office Furniture All furniture were durable, simple and cheap. However this did not reduce quality of design standards Using skirting cabling is common in correspondence with the economical approach and operational guidelines Most of the furniture are either Indian Make or Asian, which have less amount of components that reduces maintenance costs Same furniture should be introduced to meet the Plug & Play concepts. If structural cabling techniques were adapted, results will be better Avoiding carpeting the floors is more hygienic and operative, subject to adapt connectivity method Slide 19 Findings Recommendations DIC Going Global Cochin Nov 2004 Structural Cabling Distribution system enables skirting points within workstations. Number of points should be defied prior to lay the conduits The system is neither flexible nor changeable, but economically cheaper Distribution frames are available as per capacities and operational standards To introduce new distribution system that reduces number of floor boxes and enables skirting points without affecting feasibility, mobility, or flexibility TECOM Standards are more sophisticated that should be investigated further to meet Cochins market requirements Slide 20 Findings Recommendations DIC Going Global Cochin Nov 2004 Landscaping Naturally, it is landscaped country, where minimal inputs are required Rich soil, rich rainfall and integration with surroundings are basic elements for best designs Trends to introduce carefully designed and maintained landscape is generally observed To utilize the local expertise that not only will reduce the costs, but also generate convenient proposals Careful designs of water features is required to avoid increased costs for water proofing Slide 21 Findings Recommendations DIC Going Global Cochin Nov 2004 Info Park 1 Sq ft 120,000 built up area of Rs 295,320,000 or Dhs 24,610,000 of average cost sq ft/Dhs 205 Administration provide furnished and unfurnished spaces as per demand. Common areas are limited despite the lower efficiency (App. 65%). Structural cabling system is cheaper, but not very flexible, which had to be carefully reviewed Lower efficiency contribute to weather conditions and a redundancy for power cuts to enable natural ventilation Slide 22 Findings Recommendations DIC Going Global Cochin Nov 2004 Info Park 2 Sq ft 218,482 built up area (Total Cost is not available, but construction contract is Rs 233,644,754 or Dhs 19,470,040) Heavy structural systems and elements were used, which substantially increases the construction costs. Floor plans were not set for small units, but for large open spaces. This may was set to meet marketing proposals TECOM Model in setting floors layout should be introduced as marketing & planning tools. However, careful analysis should be addressed As the building did not address the parking arrangements, further analysis should be addressed to assure adequacy Slide 23 Findings Recommendations DIC Going Global Cochin Nov 2004 Airport Location The site is located at the leathern northern parameters of the city, with sole access to Airport Road Plain Flat site that will enable reduced infrastructure costs, but will increase the foundation costs due to it strata Limited expansion opportunities as various ownerships surround the site The site could be excellent if city development will not grow in its direction. This will enable controlled environment Configuration will enable tight and easy security applications, which will suite international developers Slide 24 Findings Recommendations DIC Going Global Cochin Nov 2004 Info Park Location Direct accesses to all business directions and centers with multiple expansion opportunities Topographic configuration that allows introducing a unique business environment with natural phasing model Physical integration with current business entities, which will allow bilateral cooperation and integration Concentration required on zone accesses and integration with surrounding urban compositions Security concerns due to the informal boundaries that will mainly requires patrols Slide 25 DIC Going Global Cochin Nov 2004 Comparison Slide 26 Preferences Recommendations DIC Going Global Cochin Nov 2004 Development Model Self contained environment that enable all requirements for commercial, residential and recreational facilities Adapt architectural and facilities model to meet local requirements with appropriate vacancies for international standards Structure professional services to enable successful mixture of expertise to safeguard the success criteria of the project Define the stakeholders of the following professional structure to take appropriate roles in development of the project Enable steady and sole project management scenario that answers and satisfies all interests of the Sponsor Slide 27 DIC Going Global Cochin Nov 2004 Proposed Professional Structure Project Manager Info Park Lead Consultant Master Planner Building Regulations Sub- Consultants Local Architects Concepts of Projects on Plots Design Development Sponsor Construction of Projects Infrastructure Consultant Quantity Surveyor Logistic Support The Zone Development Business Partners Main Contractor Master Plan Slide 28 DIC Going Global Cochin Nov 2004 Proposed Schedule Slide 29 DIC Going Global Cochin Nov 2004 Chosen Site Slide 30 DIC Going Global Cochin Nov 2004 New Road Existing Development Existing Road New Main Road Existing Habitats Line of Attractions Urban Components Slide 31 DIC Going Global Cochin Nov 2004 Phase Three Phase Two Phase One Phasing Slide 32 DIC Going Global Cochin Nov 2004 DICs Offices Recreational Educational Residential 2006 2007 2006 2007 2006 2007 2008 Details of Phase One