Vm compiled-edited (print)

VALUE MANAGEMENT GROUP ASSIGNMENT

SCHOOL OF ARCHITECTURE, BUILDING AND

DESIGN

GROUP MEMBERS

Lee Kim Thiam 0310170

Chua Wei Jie 0316323

Muhammad Hasif bin Alias 0316413

Wong Geng Sen 0321690

Liew Yong Sheng 0315108

Kevin Lee Hee Xian 0315192

LECTURER

Sr. Loo Seong King

TABLE OF CONTENT

Content Page

1.0 Introduction 1

2.0 Executive summary of project under study 2

2.1 Brief description of the project 2

2.2 Brief summary of the problem 4

3.0 Technique of Application 5

3.1 Fast Diagram 6

3.2 Value Tree 8

3.3 Adding roof to sports facility at roof floor 9

3.4 Consideration on the playground and playroom at

asdfaas ground floor

12

4.0 Changes to Drawings

15

4.1 Ground floor plan 15

4.2 First floor plan 16

4.3 Second floor plan 17

4.4 Third floor plan 18

4.5 Roof plan, Section plan & Elevation plan 19

Content

Page

5.0 Technical Data 22

6.0 Cost plan/Cost analysis/Cost study 23

7.0 Action Plan 24

8.0 Conclusion 28

1

1.0 Introduction

Value Management is an efficient effort to improve the value and to optimize the cost,

facilities and systems of a project. It is most often misinterpreted as a cost cutting tool as the

focus of Value Management study is not limited to cost reduction only but also concentrates

on improving performance and quality as clients always demands for better value for money

in terms of cost, time, quality and performance for their construction projects.

Value Management is a necessary tool in the construction industry with the primary

purpose of achieving better value for the client but also to deliver other benefits such as

identification and elimination of unnecessary cost, better communication, improved team-

working, better understanding of project objectives and many more. It also provides

practitioners, with an excellent opportunity of contributing further to the value-added service

they provide. In the construction sector, Value Management studies are typically initiated for

several reasons such as cost overrun of the project, communication problems, clients not

satisfied with their approach to project management and finally, clients who understand and

believe that a VM study helps improve the value of the project. And so, a Value Management

study was conducted for the private international school named Straits International School

Rawang.

2

2.0 Executive summary of project under study

2.1 Brief description of project

The private international school named Straits International School Rawang (SIS

Rawang) is in Taman Sari Rawang, Selangor. The school is located about 800 meters from

the Rawang toll of the North South Expressway. It is a 3 storey building aimed to

accommodate around 1000 students built by the company Straits International Education

Group Sdn Bhd. This campus shall benefit from top class facilities which include classrooms,

library and media centre, computer laboratories, science and music labs, sports field and gym.

SIS is well known for their cashless environment and monitoring student’s movement as it

paves the way for a more efficient, safe and a highly secured school environment to study.

Figure 1 – Location of SIS Rawang

3

Figure 2 – Section A-A, Section B-B & Front elevation

Figure 3 – Rear elevation, Right elevation & Left elevation

4

2.2 Brief summary of problem

✓ Introduce VM during design stage as it is a perfect timing to address the issues of the

project as the changes or decision made would not be costly and impose risk

✓ Noise pollution from classrooms, multipurpose hall, kitchen and much more shall

install acoustic wall panel

✓ Remove playground area from ground floor as there already is a playroom in the

school

✓ Vibrating floor on 3rd floor as the sport activities are active on that floor and so

construct addition to slab thickness for sport courts only

✓ Change of function in badminton courts on 3rd floor shall be changed to tennis courts

as the open-air area is not appropriate for badminton activity

✓ Constant changes in design causes delay for the project

✓ Install roofing to sports courts on 3rd floor as it will damage the court flooring and

impose high maintenance fee

5

3.0 Technique of Application

3.1 Fast Diagram

It is a technique to develop a graphical representation showing the logical relationships

between the functions of a project, product, process or service based on the questions “How”,

“Why” and “When”.

6

Fast Diagram – Acoustic wall panel

Installing Acoustic wall panel for second floor

As mention earlier at the second floor found that the designer did not aware of the

potential noise issue causes by the activities around the area. Music, ICT, drama, art

classroom and multipurpose hall are located at the same area which some nature of the

activity may generate a large amount of sound volume and gain which could be a potential

noise interference to other places.

Hence, installing acoustic wall panel is one of the ways to provide a better sound

proof system to the classroom at second floor to avoid interferences from the surrounding. It

could provide a better study and working environment for the user and prevent idling of the

space due to the distraction from surrounding and avoid extra cost of installation after the

building constructed.

7

Fast Diagram – Sound and vibration absorbing mat

Installing sound and vibration absorbing mat for 2nd floor

According to the design, most of the space at 2nd floor will designed to be classroom

for student. As for the usage 3rd floor it will be outdoor activity and sport like basketball and

athletic. According to the experience of the value management team, the activities happen at

the 3rd floor have a great potential cause vibration and bouncing effect to the slab and affect

the condition of the classroom at 2nd floor become a distraction to the user.

By using the Fast diagram, in order to provide a better environment for the user

designer should take initiative to avoid any interference from other places. Thus, it is

advisable to install better sound proof system in classroom. In order for classroom at 2nd floor

avoid any interference from activities at 3rd floor, it is advised to install sound and vibration

absorbing mat below 3rd floor slab, above ceiling, for all classroom at 2nd floor to absorb the

vibration and noise from the floor above due to heavy activities. By doing this it could

provide a better environment to the classroom and for user. As for the Multipurpose hall, the

sound and vibration absorbing mat will be adding above the slab to prevent the sound

pollution to other activities happen near to the hall.

8

3.2 Value Tree

The other value analysis tool used by the VE team is the value tree. It is arranged in

logical order from left to right Sub objective is established to achieve the project objective.

Each of the objectives is then broken down to attributes.

Value Tree Diagram – Badminton court space

Having badminton game at 3rd floor of the building without any wall or partition to

block the wind is considered not practical for the user. Due to the high ground level, the wind

will be stronger as there is no obstacle to block the flow of air and wind. Thus, it could be a

difficult for user to have badminton game at 3rd floor and could not enjoy the activity.

Hence, the value management team suggested that to put the space of badminton

court for a better use, it could be replace by tennis course where the expenses to build a tennis

court will nearly be the same cost as the original badminton court. Besides that, tennis game

will not affect by the wind effect at the top floor of the building. The value tree analysis tool

shows that changing the space to a tennis court is the most efficient way to add more value to

the space and at the same time it is also the most cost saving plan.

Level 2Level 1Level 0

Optimize the space of badminton court

Remain it for outdoor activity purposes

Change badminton court to tennis court

Change badminton court to athelic running track

Change to use for indoor activty

Build an indoor foyer

Build an indoor badminton court

0.72

0.28

0.81

0.19

0.42

0.58

0.57

0.21

0.1

0.12

9

3.3 Adding Roof To Sport Facility At Roof Floor

The following show the function analysis done for the space or area that VM team wanted to

highlight.

Item Building Space/Area Function Function

Type

Floor

Area (m2) Verb Noun

1 Basketball Court Facilitate Activities Supporting 367

2 Futsal Court Facilitate Activities Supporting 375

3 Badminton Court Facilitate Activities Supporting 352

Erecting basic function of the building such as academic space are not allowed

knowing that it is against the school safety requirement. The idea of having these building is

to fully utilize the wide usable area on the roof. However, the initial design of such facilities

lack of roof cover and only surrounded by chain link fences.

Exposing the surface and equipment within facilities to weather condition and climate

changes, would either cause the space to be temporary unusable or reduce the life span of its

usage. Furthermore, without any cover, the risk of sport equipment such as futsal balls,

shuttlecocks, and basketball flying out of the space and fall onto the ground floor is high.

This conclude the reason for the VM team to suggest installing pitched roof covers to those

facilities.

Deciding On Type Of Roof Cover

The decision on choosing the type of roof covers are evaluated using the weighting

and scoring techniques, which techniques are relevant in VM and particularly Value

Engineering (VE) exercises where a decision needs to be made in selecting an option from a

number of competing options and the best option is not immediately identifiable.

10

Priority Setting Matrix

This matrix are used to determine the relative priorities of a list of objectives or proposed

criteria. The following are the criteria for judging the option:-

A – Cost C – Durability F - Aesthetic

B – Lifespan D – Maintenance E - Installation

Weighted Scoring Matrix

A B C D E F

1 2 4 3 1 4

Ratings:- Excellent (5), Very Good (4) , Good (3), Fair (2), Poor (1)

Cost Lifespan Durability Maintenance Installation Aesthetic

1 2 4 3 1 4 Total

Steel

Roofing

3

3

4

8

4

16

5

15

4

4

4

16 62

Ceramic

Tile

2

2

3

6

5

20

4

12

3

3

3

12 55

Concrete

Tile

3

3

3

6

5

20

3

9

4

4

4

16 58

Bituminous

Tile

3

3

4

8

3

12

4

12

5

5

3

12 52

11

Based on the above analysis, the VM team decided to suggest steel roofing as the best

option followed by concrete and ceramic tiles. The criteria, aesthetic, durability and

maintenance were put at higher priority unlike cost, installation and lifespan.

Steel roofing lifespan are expected to last a lot longer. Furthermore, there are no need

for any chemical treatments to maintain the frame and risk of insect infestations are assured

prevented. Besides having a strong and firm structure, they are also lightweight, making them

easier and quicker to transport and install. On a side note, steel frames can be recycled easily,

which make it a wise choice for the environmentally conscious student and staff. Any climate

changes, steel roofing could withstand it better than the other material.

This conclude the VM team reason for recommending steel framed roof for the sports

facilities.

12

3.4 Consideration On The Playground and Playroom at Ground Floor

The following show the function analysis done and visualization for the space or area that

VM team wanted to highlight.

Item Building Space/Area Function Function

Type

Floor

Area (m2)

Verb Noun

1 Playground Facilitate Activities Supporting 78

2 Playroom Facilitate Activities Supporting 76

The idea of having two space or area that served the same function and objective are

in need of better value management. Both space served to accommodate for student activities

and are differ in term of one being an open space and the other being an enclosed space. The

VM team suggested to remove one of it. These two space, however, may be combined

together into one single space if the other are deemed necessary by the client.

13

Evaluating the Comparison Between Playroom and Playground

Creativity Technique

One of the underlying fundamental concepts of VM is to promote innovative solutions.

The VM team used the functional analysis to foster innovation. Solving question such as

‘What must the component do?’ which raises the level of abstraction enabling the team to

come up with alternative ways to fulfill the function.

In this scenario, the supporting spaces both functioned to accommodate student and

staff, for any class activity to be conducted or for use of the students during their leisure time.

However, the value of the playground are at lowest because, firstly, the playroom are placed

at a strategic enclosed area whereby the playground area are placed at the open center of the

circulation area. Secondly, lack of roof cover, which reduce it function due to weather

changes. The aftermath of weather changes would also causes the playground equipment to

be covered in dirt and further lower its value. And lastly, in term of whole life costing (as

mentioned in the table below), the cost accommodate for surfacing itself are able to reach

close to RM 50,000 without including the rent or price for the playground equipment.

Surface Type Capital

Cost

Maintenance

Costs over 5

Years

Disposal

Landfill

Cost

Total

Whole

Life

Costs

Grass Matrix RM

29,000

RM 1,200 RM 4,700 RM

34,900

Wet Pour Rubber (black) RM

40,500

RM 3,600 RM 4,700 RM

48,800

(Source: Andy Chalmers (2008), Whole Life Costs of Safer Playground Surfacing)

14

In conclusion, the VM team recommended that the playground is to be removed and

the playroom area shall be increased. The increase in area allow the playroom to

accommodate more students and install proper playground equipment, thus substituting the

school need for a playground. It will serve as a better alternative to increase value and cut

unnecessary cost. The clear result would be the equipment can be thoroughly monitored by

the person in charge of the playroom and help reducing the risk of damages (property) and

injuries (person).

15

4.0 Changes to Drawings

4.1 Ground floor plan

As for ground floor plan, the changes that need to be made is removing the playground area

as there is a playroom area for students to enjoy.

Figure 4 – Ground floor plan, before changes

Figure 5 – Ground floor plan, after changes

16

4.2 First Floor Plan

No changes is needed for first floor plan.

Figure 6 – First floor plan, no changes

17

4.3 Second Floor Plan

As for second floor plan, the classrooms and area being circled shall add acoustic wall panels

to not disturb the surrounding classrooms as these classes and area tend to have more noise.

Figure 7 – Second floor plan

18

4.4 Third Floor Plan

As for third floor plan, 4 badminton courts shall be changed to 2 tennis courts. This is

because badminton being an outdoor does not seem appropriate as the shuttlecock will be

affected by the wind.

Figure 8 – Third floor plan

19

4.5 Roof plan, Section plan & Elevation plan

As for roof plan, a roof truss will be added above the sport courts to avoid wet floors and high

maintenance fee on the floors. Changes can be seen on the elevation and section plans.

Figure 9 – Roof plan

20

Figure 10 – Rear elevation, Right elevation & Left elevation, before changes

Figure 11 – Rear elevation, Right elevation & Left elevation, after changes

21

Figure 12 - Section A-A, Section B-B & Front elevation, before changes

Figure 13 - Section A-A, Section B-B & Front elevation, after changes

22

5.0 Technical data

Proposed changes during the evaluation stage is evaluated with the standards and

guidelines listed in Uniform Building by Law (UBBL). Related clauses should be followed as

listed in Table 1.

Clause Description

12 Sketch plans for approval in principle

14 Plans of alterations

15 Specification

39 Natural lighting and ventilation

46 Height of rooms in buildings

53 Building materials

55 Dead and imposed loads

59 Imposed floor loads

65 Roof coverings

115 Roof coverings and drainage

Table 1: Standards and Guidelines Listed in Uniform Building by Law (UBBL)

23

6.0

Cost

pla

n /

Cost

an

aly

sis

/ C

ost

stu

dy

24

7.0 Action Plan

Architectural Works

No Element Floor Level Recommende

d Solution

Justification Action Task

1

Playgroun

d

Ground

Removed the

playground

equipment

from the

suggested area

on plan.

The playground

equipment is

rendered

inapplicable for

the schools

facilities. The

equipment is not

covered and

protected by any

sort of roofing

and is prone to

rust after rainy

weather.

Architect Detailed Design

Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase

Client Post-Workshop

Stage

2

Playroom

Ground

To replace the

removed

playground

area and

expanded

outwards for

more space

exposure.

With the removal

of the

playground, the

students will be

provided a more

open space for

other recreational

activities which

does not subject

them to the age

gap required.


Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase


Stage

3

Steel Roof

Roof

To add a steel

roof over the

open outdoor

courts.

To ensure that

the students are

provided with

shed to shelter

them from the

rain and hot

weather during

their outdoor

activities.


Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase


Stage

4

Acoustics

(Ceiling)

Ceiling

(Second

Floor)

To add sound

and vibration

absorbent

materials to the

top of the

ceiling

underneath

floors that

allows

activities.

To ensure that

facilities

underneath these

activity bounded

floors are not

fully exposed to

noise and

distraction from

upper floor

activities.


Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase

25

\

Client

Post-Workshop

Stage

5

Acoustics

(Walls)

Walls

(Swimming

Pool)

Too replace

wall with

Acoustic Wall

Panels

To ensure that

the activities

from the

swimming pool

does not distract

classrooms and

other facilities

from the noise

exposure.


Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase


Stage

6

Acoustics

(Floor)

Floor

(Multipurpose

Hall)

Added

specifications

of sound and

vibration

absorbing mats

to slabs below

timber

finishing

To minimize the

exposure of

sound distraction

from the

activities carried

out in the

multipurpose

halls to the

facilities and

classes below and

around the hall.


Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase


Stage

7

Badminto

n Court

Third Floor

Changed the

courts from

Badminton

courts to

Tennis Courts.

To allow

painting of

markings and

lines for tennis

activities.

Badminton in an

outdoor area is

impractical and

the activity is

heavily subjected

to the weather.

Tennis remains

unaffected

despite being in

the outdoor and

the facilities are

the same, which

allows the full

utilization of the

design without

any major design

changes.


Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase


Stage

26

Civil and Structure Engineering

No Element Floor Level Recommended

Solution


1

Structural

Overall

Review the

entire structural

integrity

changes as

allocated to the

new design of

the building.

___


Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase


Stage

2

Roofing

Roof To review the

structural

integrity of the

addition of the

steel roof for

outdoor courts

and the

structural load

capacity of the

floor to cater

for the load of

said steel roof.

___


Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase


Stage

M& E engineering


Solution


1

Electrical

Overall

Review the

entire electrical

application plan

that may be

affected by the

changes in the

design.

___


Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase


Stage

27

External Works – Architectural / Project Manager


Solution


1

Playroom

Ground Floor

Review the

required space

and external

works to allow

for the

application of

the new design.

Safety measures

are to be

considered and

applied

accordingly.

___


Stage Quantity

Surveyor

Project

Manager

Construction

Stage

Value

Management

Facilitator

Workshop Stage

(Job Plan) and

Implementation

Phase


Stage

28

8.0 Conclusion

The introduction to Value Management during the design stage is vital as it is

considered the perfect timing to address all existing issues of the project as any changes

implied to the design will not be costly and negates all imposition of risk. The main problems

are related to the acoustics, shelter for activities and activity implementation of certain areas.

The possibility of vibrating floors on the third floor as the sport activities is active on that

floor. Constructing a thicker floor slab for these floors and adding the materials to the ceiling

of floors beneath the outdoor activity induced floors minimises the sound exposure and

distraction level to the facilities beneath these floors.

There is also the change of function in badminton courts on the third floor which shall

be changed to tennis courts as the open-air space is deemed to be unsuitable for badminton

activity. The weather is a heavy subject to the implementation of badminton whereas tennis

remains unaffected in outdoor weathers. Areas that are subjected to cause any form of noise

exposure and distraction will have their walls replaced with Acoustic Wall Panels that subdue

these noises to a possible minimum. Finally, the installation of the steel roof will shelter the

students from the heat inclined weather and rain during their outdoor activities. The steel roof

is a better counterpart compared to other materials as it is more durable and aesthetically

more suitable for outdoor courts. With both design and functional aspects resolved, the Client

will not have to worry about additional costs of changes to be implied later on. The total

outcome of the design changes will impose an additional sum of costs, while assuring the low

maintenance costs of these elements in the prospective future.

Value management is recommended to be implemented in construction projects

because it gives many advantages ranging from monetary benefits and helping to build the

chemistry or teamwork of the professional team. Some of the benefits of implementing Value

Management are as such, it creates a clearer focus on the project objectives, and Value

Management works towards arriving a more effective design, identifies and removes

unnecessary costs relating with the project. Value Management also seeks to obtain

maximum efficiency ratios and also identifies possible problems regarding the project if

properly implemented. Value Management does not only save cost of the project, but most

29

importantly, it increases the quality and the function of the facility. It also provides

practitioners, with an excellent opportunity of contributing further to the value-added service

they provide. In conclusion, Value Management studies are typically initiated for several

reasons such as cost overrun of the project, communication problems, clients not satisfied

with their approach to project management and finally, clients who understand and believe

that a VM study helps improve the value of the project.

Vm compiled-edited (print)

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