Marina Bay Financial Centre

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Objective

The general objectives of this project is to give our client a detailed management

report of the Marina Bay Financial Centre.

This general objective can be broken down to four more specific objectives that

would together achieve the overall goal of the project as follows:

i. Providing an introduction of the subject property’s location, size, awards won

due to its sustainable development, developers, type of use and land tenure.

ii. Giving an estimated distance of the subject property from key amenities

around it and providing insightful comments on its accessibility.

iii. Evaluating a list of building materials used in basic areas.

iv. Providing an estimation of the size of these basic areas.

This reports aims to provide accurate information of MBFC while comparing it with

other famous sites in Singapore to weigh the advantages and disadvantages of the

building’s architecture.

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Chapter 1: Introduction

1.1 Location

1) Marina Bay is Singapore’s most ambitious and exciting urban development

that will support its substantial growth as a major business and financial in Asia,

being the centrepiece of Singapore’s urban transformation. This gives Marina Bay

a unique competitive advantage to tap on the synergy with the existing Central

Business District in Singapore since it is an extension of the city.

2) Marina Bay has the concept of the combined live-work-play which is a

sustainable approach that brings about greater convenience as a place with a

necklace of attractions and round-the-clock energy.

3) Good transportation infrastructure to provide connectivity for companies and

professional to support one another and exchange ideas.

4) A common service tunnel has been built to locate all utility services such as

electrical and telecommunication cables and water pipes in the same underground

network. This allow easier maintenance and upgrading with minimal disruptive

road excavations.

5) There is also the waterfront promenade with greenery designed as a well-shaded

environment for pedestrian. Water features are included to cool the ambient air

temperature. This makes MBFC a prime location for global investors and

corporations that are looking for premium offices to locate at. Hence the Marina

Bay Financial Centre is our chosen project as it guarantees high returns from

investing due to the functions of the building, location and the government policies

tied to it.

1.2 Size

The size 3.55-hectare Marina Bay Financial site includes three office towers worth of

workplace, two residential towers and a subterranean retail space of 160,000 square

feet.

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1.3 Developers

The Marina Bay Financial Centre is jointly developed by Cheung Kong

(Holdings)/Hutchison Whampoa, Hong Kong Land and Keppel Land Limited.

1) The Cheung Kong (Holdings) Limited specializes in private residential

properties in Singapore.

2) The Hong Kong Land group owns and manages prime commercial spaces in

Singapore’s Central Business District.

3) The Keppel Land Limited is one of the largest property companies by totally

assets on the Singapore Exchange and they are recognized for residential

developments, investment-grade commercial properties, and high standards

of corporate governance and transparency. Being the leading prime office

developer and landlord in Singapore, they focused on creaking live-work-play

environment which is what essentially the Marina Bay Financial Centre is

created for.

1.4 Type of use and Land Tenure

MBFC is a mixed development which comprises of office units and commercial

spaces. It has a 99-year lease which expires on 10th October 2104.

1.5 Sustainable Development

MBFC qualifies for inclusion in the Building Control Authority Green Mark scheme,

which promotes sustainability in the built environment.

The environmentally-smart building and design features include energy-saving

ventilation systems and lifts, extensive landscaping, sky terraces and gardens evenly

distributed throughout the building to spread the cooling load.

This building has earned various awards, such as:

1) 2008 – BCA Green Mark Gold Award for Phase 1 (Commercial Towers 1 & 2)

2) 2009 – BCA Green Mark Gold Plus Award for Phase 2 (Commercial Tower 3)

3) LEED (Leadership in Energy and Environmental Design) Gold certification for

its corporate interiors.

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Chapter 2: Accessibility

Marina Bay Financial Centre is located in the heart of Central Business District area,

offering high accessibility to various places which suits its concept of Work, Live and

Play. The location provide great convenience as it is surrounded by many other

office buildings, residential areas and entertainment places.

2.1 Transportation

1. Approximately 350 m away from Marina Bay MRT Station Exit B which is

equivalent to 4 minute walk.

2. Estimated walking distance of 700 m from Raffles Place MRT Station Exit J, 9

minute walk.

3. Around 650 m to Bayfront MRT Station, 8 minute walk via Marina Bay Sands.

4. The upcoming Downtown MRT Station opening in 4th quarter of 2013 has an

underground link to Marina Bay Link Mall located under the Office Towers.

5. Bus Stop of Stop ID 03391 just in front of the Ground Plaza of Marina Bay

Financial Centre, offering services of Bus 97 and 97e.

6. Bus Stop located in front of Office Tower 3 of Stop ID 03531 provide services

from Bus 106 and 133.

7. 500 m to bus stops with Stop ID 03059 at One Raffles Quay and Stop ID 03031

opposite AIA Tower that have bus services that travel to areas where the

expatriates working at Marina Bay Financial Centre usually stay. The following

are the lists of Buses offering their services at these bus stops.

Stop ID 03059: 10, 10e, 57, 70, 75, 100, 107, 128, 130, 131, 162, 167,

186, 196, and196e.

Stop ID 03031: 10, 10e, 70, 75, 100, 107, 128, 130, 162, 196, 196e, 538,

539, 544, and 545.

8. ECP connects to the eastern part of Singapore, AYE to the western side and

CTE to the northern side.

9. Taxi stands available at all Office Towers (Tower 1, 2, and 3).

10. Around 20 minute drive from Changi Airport.

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2.2 School

1. Within 2 km of Cantonment Primary School.

2.3 Residential Areas

1. 50 m to Marina Bay Residences.

2. 200 m to The Sail and Marina Bay Suites, approximately 3 mins walk.

3. 250 m to Marina One Residences (under construction U/C), 500 m to Robinson

Suites (U/C) and V On Shenton (U/C).

4. Around 1 km to the Shenton Way district which comprises of many up and

coming condominiums such as ICON, Lumiere, EON Shenton (U/C), 76 Shenton

(U/C), Sky Suites @ Anson (U/C), Altez (U/C).

2.4 Food Market

1. Estimated walking distance of 400 m to Lau Pa Sat Festival Market, around 5

minute walk where local foods can be found. Therefore office workers are not

just restricted to dining at restaurants and can experience hawker centre in the

financial district area.

2.5 Entertainments

1. Marina Bay Link Mall located under Marina Bay Financial Centre Office Towers.

2. 10 minute walk to Marina Bay Sands with estimated distance of 800 m.

3. Approximately 2.6 km and 7 minute drive to Gardens by the Bay which is a major

tourist attraction.

Additional Comments

The location is very strategic as it suits the concept of Live-Work-Play. While there

may be a few bus stops that are located around the MBFC, the ones nearest to

tower 3 and ground plaza only offer two bus services. This is insufficient for the

convenience of the office workers and visitors. Hence, it would be better if there are

more bus services and higher bus frequencies provided to the office workers and

visitors in these bus stops. Therefore they would not need to travel farther to One

Raffles Quay bus stop to reach their desired destinations.

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Chapter 3: Building Finishes and Materials

This section will include the finishes used in the construction of the following areas:

Exterior, Office Spaces, Lobby, Ground Plaza, Car Park and Toilet.

3.1 Exterior Building

MBFC have a crystalline architectural

language to blend itself to the environment.

The crystal forms, clad in heavily tinted,

low-e glass with a high shading coefficient,

are intended to create a strong profile on

the Singapore skyline.

Their faceted surfaces break up the

massing of the individual buildings by

reflecting sunlight in different ways.

The towers are oriented to maximize views

of the marina.

The commercial towers have projecting

horizontal louvers to shade occupants from

Singapore’s tropical sun.

Windows are made vertical, to flush dirt

from the windows in times of rain or wind.

Windows are homogenous making

replacement of any damaged windows

cheaper and easier.

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3.2 Office Space

The floor plates in MBFC are around 21,000 square feet to over 45,000 square feet.

From the floor plan, we can know that the office space is in square shape. This is

the most ideal and desirable shape for office usage as compared to oval, triangle

and trapezium shapes. A square shape has the highest building efficiency as it has

highest net to gross ratio.

The floor area is approximately 1950 square feet.

Efficiency ratio:

The efficiency ratio of this building is not 100% because we need to take into

consideration the circulation space, safety regulations and flexibility for future

adaptability.

For example, the Gateway at Beach Road consists of two buildings that are

trapezium in shape. Both of them have sharp edges at the end of the building. The

average floor plates in the building are 11,000 square feet. However, some of the

sharp corners cannot be fully utilized.

3.2.1 Column-Free Space

Every floor in the building has large, regular column-free space.

The financial buildings are clear span steel frame buildings with the steel girders that

span from columns at the exterior wall. These steel buildings require no interior

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support columns which leaves the interior area open without any barrier and load-

bearing beams.

Advantages:

1) Regular column free space is thus obtained and tenants could easily rearrange

the floor plans according to their needs.

2) This can actually tenants as this maximizes the flexibility and efficiency of the

building.

3) Increase the profits of developer as more usable and rentable area is provided.

3.2.2 Floor-to-Ceiling Windows

With the installation of floor-to-ceiling windows, light could shine through, spectacular

views, sense of boundlessness and freedom are provided. These buildings are built

in the form of crystalline as these sculpt a dramatic skyline along the Marina Bay

Waterfront.

Energy efficient curtain-wall glass cladding system is used for the overall building.

3.2.3 Paint

The building is painted with low Volatile Organic Compounds (VOC) which will

benefit both human and environmental health. The cost of this low VOC paint is not

high compare to those normal paints.

3.3 Eco-friendly Features

3.3.1 Pneumatic Refuse Conveyance System

In this building, a Pneumatic Refuse Conveyance system is installed as a mechanized

method of refuse collection. The refuse materials are conveyed from the building through a

network of underground pipes to a central refuse collection point, called the refuse collection

centre. Advantages includes the reduction in congestion, noise and odour nuisance in the

area. This will result in manpower savings as there is no need for manual handling of refuse

materials. It is also more hygienic and pleasant. However the rubbish that is disposed in the

refuse chute has to fit strict size requirements to prevent the system from clogging up.

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3.3.2 Sky Garden, Rooftop Greenery, Planting Zones

Marina Bay is the Central Business District in Singapore, therefore it is highly

developed and also highly-built up with high-rise buildings. High density urban

environment often suffers certain trade-offs and disadvantages as the heat from the

sun is absorbed by the large area of building surfaces. Thus, 36% of the total area of

this building has been allocated to green spaces. There are planting zones between

two buildings, sky-gardens and rooftop to replace the greenery lost from the site area

taken up by the building and also to lessen this “urban heat island effect”.

3.3.3 District Cooling System

A district cooling system is in operation to serve the developments within the Marina

Bay area. It supplies chilled water throughout the day through a piping network for

air-conditioning of the building. This system is environmentally friendly as it operates

more efficiently than other commercial equipment used in local plants, resulting in

reduction of electricity consumption by 40-60%. It saves building space as there is

no need for individual buildings to install chillers, cooling towers, pumps and other

individual systems. This benefits the building owners as there is larger net rentable

space area. In addition, it reduces noise level, maintenance fees and CO2

emissions.

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3.3.4 Windows

The use of Double Glazed Low-Emissivity (Low-E) insulating glass as the windows

for MBFC reduces solar heat gain into the building’s internal air-conditioned spaces.

This further aids with the internal cooling system of the buildings and reduce

electricity consumption on air-conditioning products.

Awards

MBFC’s eco-friendly features made them won accolades for their achievements

towards environmental sustainability under the Building and Construction Authority’s

(BCA) Green Mark awards.

1. Phase 1 (commercial) of Marina Bay Financial Centre (MBFC) was awarded

the Green Mark Gold award

2. BCA Green Mark Gold Plus Award for Phase 2 (Commercial Tower 3)

Additional Comments

It would be better if solar roof panels are installed for MBFC to not only reduce solar

heat gain, but produce electricity for the buildings to make them more

environmentally sustainable. Indeed, solar panels are expensive, but they are cost

effective due to their long lifespan and warranty, reaping off more benefits in the long

run.

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3.4 Lobby

3.4.1 Floor, Wall & Ceiling

Materials

Advantages Disadvantages

Marble It has a grand

appearance and is

durable thus it does not

crack easily.

Marble is resistant to

scratch, hence giving an

everlasting appeal.

It is more expensive than

granite. Marble flooring

has a very low coefficient

of friction - it may present

a slipping hazard. Proper

maintenance of the

marble floor is needed to

ensure it last for years

since it is prone to stains.

Dry Wall

Ceiling Easy to be installed due

to its lightweight. Fire

resistant and have

soundproof properties

prevent the transfer of

unwanted sound to

adjoining areas.

It is less suitable in high

moisture condition as it is

prone to damages due to

water.

It can promote the

growth of moulds and

fungi easily.

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Materials

Advantages Disadvantages

LED lightings Energy efficient (Less

power consumption) as it

uses less power to

generate and thus

lowering the total electric

bills. LED light consumes

only 6-8 watts per bulb.

Long lifespan (Long

service life) as it can last

around 50,000 hours on

average.

Durable: LED light is

made of solid materials

and it doesn’t have

filament or a glass bulb,

hence it is more resistant

to damage.

LED light is expensive.

LED light is directional,

meaning that the light

does not radiate in all

directions, hence you will

have to install more LED

lights in order to cover all

corners, which incur

more cost.

3.4.2 Lightings

Additional Comments

It would be better if the fluorescent lightings are changed to LED lightings at shopping

areas because it does not only help to save more energy and cost, it is also more

environmentally friendly and helps to enhance the beauty of the shopping area.

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Type

Advantages Disadvantages

24 hour CCTV It deters potential

criminal activities from

happening.

Monitors all main

entrances and exits of

the building.

Need to install many

cameras in order to have

effective perimeter cover.

Increase energy

consumption.

High maintenance cost

as it requires both

material and manpower.

3.4.3 Security System

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Type

Advantages Disadvantages

Tenants’ Lift

-Capacity: 1050

kg

-Max: 15 pax

8 lifts in total that

have access to

different storeys.

-Small LCD

screen

displaying news,

events and

advertisement.

Tenants’ lifts are separated

from the public lifts for

security reason, so that

unauthorized personnel are

not able to access the

units.

The building provides lifts

accessing to different zone

of the building; such as the

low rise, midrise, and high

rise. This helps to reduce

the tenants’ waiting time

and solve the problem of

overcrowding during peak

hours

LCD screen installed inside

lift provide news, upcoming

events. Developer can also

earn through publishing

advertisement on the

screen.

The maintenance and

utility cost will be higher

with more lifts.

3.4.4 Lifts

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Tower

Lift types Zone Number Load Capacity

Speed

1 Passenger Lifts Low Rise: from 1st, 3rd to 17th Storey

8 1,900kg (28 person)

5m/sec

High Rise: 1st, 18th to 33rd Storey

8 1,900kg (28 person)

6m/sec

Service Lifts All floors 2 2,450kg 3.5m/sec

Car park Lifts B2, B1 and 1st Storey

2 900kg (13 person)

1.5m/sec

2 Passenger Lifts Low Rise: from 1st, 7th to 22nd Storey

8 2,040kg (30 person)

5m/sec

Mid Rise: 1st, 23rd to 37th Storey

8 2,040kg (30 person)

6m/sec

High Rise: 1st, 39th to 50th Storey

7 2,040kg (30 person)

7m/sec

Service Lifts (Open to public)

All floors 2 1,800kg 5m/sec

Car park Lifts B2, B1, 1st to 6th Storey

2 1,100kg (15 person)

1.5m/sec

3 Passenger Lifts 5 lift zones 35 - -

Service Lifts All Floors 2 - -

Car park Lifts Basement to 1st 3 - -

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Additional Comments

Maintenance of lift is usually done on weekends to examine and identify problems so

as to ensure that the lift will function properly and prevent them from breaking down

during peak hours. Moreover, with regular inspection, problems can be fixed earlier

and unnecessary repair cost can be avoided, and definitely will be much safer for the

passengers.

3.5 Ground Plaza

The ground plaza offers an unobstructed view of Marina Bay waterfront. The central

location of the ground plaza among the three commercial tower serves as a modern

oasis. The design of the ground plaza includes the waterfront facing, water features

and a lush tropical landscape. This environment is sublime for the bistro bars and

restaurants, which cater for the business meals and social drinks. The open concept

of dining area allows diners to have the ability to take pleasure and relish in the view

of the Bay at the alfresco restaurants.

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3.5.1 Bronze Sculptured Water buffaloes

The bronze sculptured water buffaloes placed at the Ground Plaza was sculpted by

a late British sculptor and animalier, Dame Elisabeth Frink (1930-1993). This pair of

water buffaloes represent strength, industriousness and endurance. It also pays

tribute to Singapore’s forefathers, reminding us that they were the one who had

laboured and endured many hardships to bring about a better life for themselves, the

future generations and us. Water buffaloes are representatives of early economy as

they were the main transport carriers and the workers of the field. The characteristics

of water buffaloes include diligence, gentleness, loyalty and perseverance. Hence by

placing the bronze sculptured water buffaloes at the centre of ground plaza would

symbolize that the prosperity of Singapore does not come by chance or luck but also

by hardwork and diligence of the workers.

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3.5.2 Granolithic Flooring

The granolithic flooring is made up of a mix of materials, such as cement and hard

wearing coarse size granitic or basaltic rocks. The advantages of these flooring is

that they provide exceedingly high wear resistance and they are free from

maintenance even under severe conditions. This is due to the low water-cement ratio

which provides the strength and toughness of the flooring. It can also absorb water

without affecting the cement mixture. This is beneficial as Singapore experiences

tropical climatic conditions such as high precipitations. However, this type of flooring

has the proneness towards sounds reflecting off the surface, leading to noise

problems.

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3.6 MBFC Car park

There are multiple levels of basement car park and each tower has an allocated

number of car park lots.

· Tower 1: 112 lots

· Tower 2: 325 lots

· Tower 3: 354 lots

· Mall: 247 lots

There are also specially allocated handicap lots for cars with handicapped

passengers.

· Tower 1: 2 lots

· Tower 2: 7 lots

· Mall: 2 lots

3.6.1 Ventilation

The car park uses a ductless car park mechanical ventilation system with carbon

monoxide (CO) sensors. As there are no ducts, it optimises the use of car park

space and optimises the head room for vehicles. There is also improved air quality

and more efficient operation. The installation is quicker and more flexible compared

to conventional methods.

3.6.2 Ceiling

The ceiling of the basement car park is covered by numerous pipelines. It would be

easier to conduct maintenance on these pipes, but if the pipes were to burst it would

create a lot of damage.

3.6.3 Flooring

The cement flooring of the car park is covered with Sikafloor-3 Quartz Top to

waterproof it, increase resistance to abrasion, reduce dusting, Improve resistance to

impact and increase resistance to oils and greases.

3.6.4 Parking System

Motorcycle and bicycle lots are available in the car park for office workers who

choose to ride to work. This helps to maximise the car park space to the fullest.

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Water absorption rate is

low (less than 0.5%)

compared to ceramics

which range from 2% to

13%, resulting it to be

more slippery &

dangerous when in

contact with water.

The whole car park is fitted with a Parking Guidance System (PGS) which includes a

sensor on top of each lot so that the current number of lots available can be

determined at all times. The benefits of this system include saving the time and

energy for client, reduce congestion in the car park and reduce pollution as car

circulate for shorter time.

The payment system for the car park is fully automated and cashless. All that is

needed is a Cash Card and an In-Vehicle Unit (IU).

3.7 Toilets

The toilets in Marina Bay Financial Centre Office Towers consist of male and female

toilet. Each toilet has one handicapped cubicle. There is one toilet in every floor. The

cleanliness is maintained almost every one hour.

3.7.1 Flooring

Materials

Advantages Disadvantages

Homogeneous

Tiles

Cheaper compared to

granite, with the same

toughness as granite.

Makes the toilet looks

classy and modern.

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3.7.1 Flooring

Materials

Advantages Disadvantages

Carpets Creates friction to

prevent slipping from

slippery tiles

Adds additional cost and

extra maintenance to

clean the carpet

regularly.

Red Glazed

Tempered Glass

More durable compared

to normal glass. Unlike

normal glasses,

tempered glasses will

shatter evenly and

crumble into small

pieces. Larger shards of

glass will not crack off

and fly through the air

when broken and will

not impose any danger.

It is more costly than

regular glass. It also

need to be cleaned

regularly as fingerprints

and water spots can be

obviously seen.

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3.7.2 Wall

Materials

Advantages Disadvantages

Mirrors Allow people to see their

own reflection,

particularly useful for

people to maintain their

tidiness. It also makes

the entire toilet looks

bigger due to the

reflections.

It needs regular

maintenance because

the toilet will easily look

dirty with splashes of

water in the mirror.

Cost of lengthy mirror is

higher.

Materials

Advantages Disadvantages

Dry Wall Gypsum is easy to be

installed due to its

lightweight. It is fire

resistant and provide

soundproof properties,

preventing the transfer

of unwanted sound to

adjoining areas. It is

very stable and durable.

Also, it is very cheap

and readily available.

It is less suitable to be

used in high-moisture

areas such as toilet

because it is prone to

damages by being in

contact with water.

3.7.3 Ceiling

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Materials

Advantages Disadvantages

Compact

Fluorescent

Lamp

It is cheaper than LED

in terms of initial cost.

While LED may be the

best lighting to use,

compact fluorescent

lamp is still superior

compared to

incandescent light bulbs

which has shorter life

span of 1,200 hours and

more power use of 60

watts, resulting in an

even higher operating

cost than using compact

fluorescent lamp.

It has 8,000 hours

lifespan which is lower

compared to LED that

has 50,000 hours

lifespan. It also uses

more power and

generates more heat. It

is sensitive to humidity

and it will not turn on

instantly when switched

on due to the need of it

to warm up unlike in

LED.

3.7.4 Lightings

Motion sensor

light

This installation has the

benefit of energy

saving, which bring an

estimated savings of

$30,000 per year on

power consumption.

Besides, the cost of the

motion sensor light is

also very low.

Unwanted shutoff will

occur when the sensor

cannot detect someone’s

movement even if he is

inside the toilet

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Materials

Advantages Disadvantages

Auto-sensor

Water Tap Disperse water using a

sensor. It saves water

up to 70%, reducing in

operating cost when

paying utility bill.

Offers better hygiene

level since water is

dispensed using infrared

sensor thus no direct

contact between user

and tap.

Initial cost for auto-

sensor tap is higher than

manual-activated tap as

it is more expensive to

buy. Hands must also be

placed near the sensor

before water can be

dispensed so, sensor

must be placed in the

correct position.

3.7.5 Taps

Additional Comments

The toilets in Marina Bay Financial Centre Office Towers have demonstrated a

good example of barrier free accessibility, in particular for handicapped people

with its special cubicle available for the disabled. It has larger space and consists

of metal handles that can be used as supports for the disabled.

However, it is recommended that the toilets in Marina Bay Financial Centre Office

Towers use motion sensor lights that can help to save up to 60% of energy.

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Chapter 4: Measurements

4.1 Building Exterior Tower 1 : 33 storeys

Floor Area approximately 2,000 sq metres. Height around 90 metres.

Tower 2 : 50 storeys Floor Area approximately 2,500 sq metres. Height around 140 metres.

Tower 3 : 46 storeys Floor Area approximately 3,000 sq metres Height around 130 metres.

4.2 Office Spaces

Tower 1: Floor Area approximately 2,000 sq metres. Floor-to-Ceiling Height around 2.7 metres.

Tower 2: Floor Area approximately 2,500 sq metres. Floor-to-Ceiling Height around 2.8 metres.

Tower 3: Floor Area approximately 3,000 sq metres. Floor-to-Ceiling Height around 2.8 metres.

4.3 Lobby

Tower 1: Floor Area approximately 2,000 sq metres. Floor-to-Ceiling Height around 8 metres.

Tower 2: Floor Area approximately 2,500 sq metres. Floor-to-Ceiling Height around 8.5 metres.

Tower 3: Floor Area approximately 3,000 sq metres. Floor-to-Ceiling Height around 8.5 metres.

Lifts: Length 2 m. Width 1.8 m. Height 2.3 m.

4.4 Ground Plaza

Approximately 3,000 sq metres

4.5 Car Park Each car park lot is approximately 14 sq metres Total car park space is approximately 55,000 sq metres

4.6 Toilet Normal Cubicle : Length 1.2 m, Width 80 cm, Door Width 65 cm Handicapped Cubicle : Length 1.2 m, Width 1 m, Door Width 1m Height : 2.5 m

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