BSD PQSL Series 2015 - HKIS · HKIS – BSD PQSL Series 2015 1 of 37 BSD PQSL Series 2015 Design Considerations for Conversion Works – ... (02/2013):- “… Practical Task is designed

HKIS – BSD PQSL Series 2015 1 of 37

BSD PQSL Series 2015 Design Considerations for Conversion Works – Discussion on Past Papers of Practical Task

Sr LAM Siu-kay, Junkers FHKIS, MRICS, RPS(BS), AP

Senior Building Surveyor Buildings Department, HKSARG

(2 September 2015)


Part A Conversion Works – Introduction; Preparation & Techniques with particular focus on taking the Practical Task

Part B Conversion Works – Design Considerations

Part C Discussion on Past Papers

Q & A


A: Introduction; Preparation & Techniques

Ask yourself:-

What the assessors expect?

What I should prepare for the Task?

How could I deliver the scheme successfully?


What the assessors expect?


• Para. 2.4.4 of the HKIS Rules and Guide (02/2013):-

“… Practical Task is designed for candidates to resolve a range of actual problems …. normally faced by a building surveyor… assignment entails the understanding of basic knowledge and skills … to explain building elements, components and construction details… analytical and critical capability to problem solving …. “

The assessors expect the candidate can meet the Practical Task’s purposes.


A: Introduction; Preparation & Techniques What the assessors expect?

• There is no perfect OR best scheme • A reasonable, justifiable, feasible and viable

scheme is always expected as a good scheme for a pass

• What is the most important aspect ?

the professional approach to problem-solving

the proposed scheme; or


What should I prepare for the Task?


Updates on legislations, CoPs & policies • e.g. Buildings Energy Efficiency Ordinance, FS Code

with its corrigendum etc.

Templates/ Photos/ Diagrams • cost estimate and works programme; • building service equipment and systems; • environmental friendly designs; • building materials & finishes samples

Research on some statistics and figures • population in HK, elderly ratio, birth rate, economy

growth rate, rental values; construction costs for various types of buildings etc.


What should I prepare for the Task?


Helpers & Advisors ‘Enough’ is ‘Enough’ ‘Less is More’ Principle Organization of work division of responsibilities / workflow leadership / coordinator / team-mates Venue & Technical Supports home / office (keep neat & tidy) communication system (e-mail / mobile / text) computers / printers / scanner etc.


A: Introduction; Preparation & Techniques How could I deliver my scheme successfully?

On Day 4 (Interview Room) looking sharp and professional, stay calm concise self-introduction, eye-contact, smiles &

gestures as appropriate, good time-management • Defect part (20-25%), Scheme (60-70%), Misc. (5-10%) • Conclusion & Recommendation (5-10%)

be confident, sell your scheme even not perfect Q&A part – answer and explain in a professional

manner even if assessors not convinced supplementary answer / keep your good attitude


B: Design Considerations

Site constraints & Location


B: Design Considerations Users’ Requirements/ Client Brief

Question 2014



Statutory Requirements Question 2014


B: Design Considerations Statutory Requirements BO & relevant subsidiary regulations e.g. B(P)R, B(C)R TPO (s.16 application) Licences & permits (GR, LRR, Liquor, RCHE etc)

Hints are always available in the question paper Be prepared to answer questions: • Why and how to apply the licences & permits? • Name the Authorities & application procedures? • In your scheme, can some provisions be omitted?

Are they statutory requirements? Any alternatives?


Substructure: foundation (underpinning works?) schedule area (G.I. & drainage works need approval) utilities (CLP cable?)

Structural Requirements B: Design Considerations

Superstructure: structural stability of existing buildings i.e. subject

building & adjoining buildings / structures structural implications to subject building & adjoining

buildings attributed to the conversion works

Conversion Works alterations & additions to existing building AND change in use


Structural Requirements B: Design Considerations

Surroundings: any existing slopes, retaining walls, nullahs, box culverts, noise barriers


• client’s requirements on completion time • processing time for statutory applications/submissions • tendering period • construction period (by phases?) • completion stage (by phases? fit-out works afterwards) • life cycle of the building after conversion works

Time B: Design Considerations

Please always prepare pay-back / break-even analysis, even if your client is a non-profit-making organization!


• client’s budget • type of client (prestige international company, NGO?) • initial cost (implication on maintenance / running cost) • maintenance costs (building fabric & services) • running cost (Inflation, salary & daily operation

expenses etc.)

Cost

Be prepared to answer questions:-


• sources of parameters (interest rate / rental value) • assumptions for your estimation • any breakdown (i.e. sub-items) on essential items • how to cut the total project cost, say 5-10%?


• cost (initial, maintenance, running) • client’s reputation / image • social-responsibility

Sustainability / Environmental Friendly Issues

Be prepared to answer questions:-


• how / what can the systems / products benefit (e.g. rough calculation on energy saving) • accreditation scheme (BEAM Plus, LEED) • any alternatives? any comparison ?


C: Discussion on Past Papers Year Question Location 2010 Proposed F&B Mega Complex 68 Grillies Avenue,

Hung Hom, KLN Existing use: Vacant primary school 2011 Proposed Building Surveying

Resources & Research Centre 97-103 Tai Chuen Ping Street, Kwai Chung, HK Existing use: Industrial building

2012 Proposed Ferry, Hotel & Retail Centre Kwun Tong Passengers Ferry Pier Existing use: Ferry Pier

2013 Proposed Transitional House Block A, 650 Cheung Sha Wan Road, KLN Existing use: Post office & quarters

2014 Proposed Centre for the Elderly Ho Chung, Sai Kung, HK Existing use: School premises


C: Discussion on Past Papers Question 2014 School premises converted to residential home for the elderly (RCHE) • 5-storey main building • an annex covered playground • 1-storey staff quarters building • a sewage treatment plant


C: Discussion on Past Papers Design Considerations • No planning conditions • No restriction under the lease • Site area approx. 3,800 m2

• 0.25 surplus PR under BO

• Should the surplus PR be utilized? Additional GFA: 950 m2

• Permitted SC exceeded? (horizontal vs vertical extension) • Is non-profit making organization a strong reason? • Structural implications on the existing building?


C: Discussion on Past Papers Structural Considerations • Design load for schools in 1980s 3.0 KPa • Proposed new uses should meet current regulations - RCHE 2.0 KPa - treatment room 2.5 KPa - hydro-pool / therapeutic pool min 2.0 KPa


C: Discussion on Past Papers

1/F Floor Plan G/F Plan

lifts

services lift

staircase & shops

laundry

Adequate separation between shops & generator room?

Final discharge of MoE staircase, adequate protection?

additional GFA



1/F Plan

Lift provisions

• no. of lifts; • lift car size

adequate for the building use?

• building height exceeds 30m after conversion ? (fireman’s lift)

services lift

lifts



2/F Plan

Dining Area, kitchen

Male

Female

Zoning & layout design

sensible layout or with rationale behind

residential home for both female and male?

dining & kitchen area at the residential home floor?

waste disposal passing through residential part?


C: Discussion on Past Papers Question 2013 Post office & staff quarters converted to transitional house

• Block A (12 storeys) & Block B (9 storeys) • works to be carried out in Block A only


C: Discussion on Past Papers Design Considerations • Reached maximum PR already (no more extensions?) • Horizontal & vertical extension for non-accountable GFA • An unrestrictive lease with a typical non-offensive trade (What are technical modifications?)

Licensing Considerations • Day care centre for the kids? accommodation > 5 nos of children under 3 years old; Or > 5 nos of children under 6 years old stay overnight; Or > 5 nos of children with a disability under 6 years old


C: Discussion on Past Papers Licensing Considerations • Day care centre for the elderly? > 5 nos of elderly aged 60 and stay overnight • GR vs LRR GR permits the licensee to sell any kind of food for consumption on the premises Cost Considerations • 30-year lease • tenant agreement for occupants 0.5 to 3 years (short-term tenant, what provisions included?)

• how long the building can be self-sustained? • any cost due to major renovation within 30 years?



• Is the kitchen size reasonable (20% of dinning area)? • Flexibility to change in other uses at G/F?

G/F Plan

Other Considerations


C: Discussion on Past Papers Question 2012 Ferry Pier converted to Ferry, Hotel & Retail Centre • A ferry service to the future Kai Tak Cruise Terminal • Provide a 4-star hotel for passengers • Retail services with 30% for F & B


C: Discussion on Past Papers Design Considerations • Addition of lifts • Preserve whole ferry piers OR one side only • Fire safety issues, adopt Fire Engineering Approach? • How to implement Fire Safety Mgt Plan in the design? • Lighting & Ventilation for the hotel • Zoning for better security of the hotel • Any standard provisions for a 4-star hotel? • Circulation; disposal and servicing arrangement • TIA required?


Upper Deck


Lower Deck

• Could you tell the areas of the ferry piers? • Why do you choose to maintain both of the piers where most of

the floor areas are of high rental value?

Some questions asked by assessors….

• Space for circulation at G/F seems more than necessary, any reasons?



M/F Plan

2/F Plan

• Why do you have an additional E&M floor and not try to put it on ground floor and elsewhere?

• Are there any significant features that would increase the nos. of passengers / visitors?


C: Discussion on Past Papers Question 2011 Industrial building converted to Building Surveying Resources & Research Centre • 15-storey building • conversion works at 10/F – 12/F only


C: Discussion on Past Papers Design Considerations

• wholesale conversion (special waiver? any requirements) • more visitors more dangerous? (heavy vehicular activities) • initial access for the persons with a disability? (A part plan of G/F should be prepared) • vertical circulation arrangement? (how to deal with peak hours, e.g. visitors in/out; lunch?) • any special concerns on fire safety aspects? (MoE, FRC for office use in an industrial building)



12/F Plan

11/F Plan

Dead-end? Seminar room 2 Seminar

room 3

Meeting rooms Library

Conference room

MoE adequate ?

Any ancillary uses? (e.g. pantry, staff office)


C: Discussion on Past Papers Time Considerations • 11/F is now vacant, 10/F & 12/F being occupied

(existing tenancy still valid) • vacant possession delivered on 1.1.2012 • could the construction stage be started earlier? by

phases? works carried out at 11/F first? what are the implications?

• be aware of long public holidays

Start Date Duration Finish


Thank you ! Any questions?

Sr Bonnie Fong (2011) Sr Iris Wong (2012) Sr Kevin Choy (2013) Mr Kenneth Jo (2014) Mr Fred Fung (2014)

Acknowledgements :

Documents

BSD PQSL Series 2015 - HKIS · HKIS – BSD PQSL Series 2015 1 of 37 BSD PQSL Series 2015 Design Considerations for Conversion Works – ... (02/2013):- “… Practical Task is designed