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1. 1.0 INTRODUCTION
1.1 Planning & Urban Design Requirements for the Land Parcel
1.1.1 Site Area
The Land Parcel of this project has planned into 3 areas which are:
Plot A1 : 5,990.8 sqm
Plot A2 : 1,612.4 sqm
Plot A3 : 180.0 sqm
1.1.2 Land Use and Gross Floor Area
Plot A1: Commercial Use (Office / Retail / Food & Beverage)
Plot A1 as the main parcel has planned to be use for commercial which include office,
retail and also food & beverage. The maximum permissible Gross Floor Area (GFA) for
the development on this Plot is 77,162 sqm. At least 61,730 sqm is to be for office use.
The remaining GFA is to be for retail and food & beverage.
Plot A2: Open Space Use
As shown in the urban design requirement, Plot A2 is designated as an open space. An
additional maximum permissible GFA of 100 sqm will be used for F&B kiosk within the
at-grade open space.
Plot A3: Underground Pedestrian Walkway
Plot A3 is to be developed for part of an underground pedestrian walkway and to be
connected to the existing underground pedestrian walkway to Tanjong Pagar MRT
station.
1.2 Proposed site and surrounding

2. The proposed site is located at the heart of city in Kuala Lumpur, and surrounded
by well-established commercial and residential developments such as food centres,
Bangkok Bank building and Tokio Marine Centre, etc. With its strategic location, the
Land Parcel is anticipated to be developed into a high-quality office building that is well-
designed and features high-quality architecture and landscaping. This is to ensure that it
can give contribution by strengthening the area as an attractive business and financial
hub.
Furthermore, the proposed site is in close proximity to existing Tanjong Pagar
MRT station and also new proposed MRT station and Rapid Transit System. In this
context, the development on the Land parcel is able to have a great transportation
network within the city via efficient transport network. There is also an underground
pedestrian walkway in order to connect Land Parcel to the MRT station, which create a
convenient and seamless access for users.
Evidently, there are several adjacent buildings and infrastructure surrounding the
proposed site for demolition and reconstruction. The closest buildings surrounding the
proposed site are the Telok Ayer Chinese Methodist Church, The Clift and Bangkok
Bank Building, which are in the zone of potential construction impact. Overlooking the
Telok Ayer Street and Cecil Street, with part of the site to be set aside for open space
as local amenity, the proposed development is assuredly to enjoy its visibility.
Apart from that, there is an ongoing construction of the SBF Center in the vicinity
of the proposed site, along with Capital Tower and GB Building on either side. These
will definitely help to further reinforce the precinct’s positioning as an alluring business
and financial hub. The construction of Subterranean Stratum (Plot A3) will be connected
to the existing Subterranean space for underground pedestrian walkway below Telok
Ayer Park.
BENCHMARK PROJECTS

3. The benchmark projects chosen are Kompleks Kerja Raya 2 (KKR2) and Frasers
Tower as both of them are Office & Commercial Towers with GBI Platinum Level which
are similar to client’s requirements for our proposed commercial building project.
KOMPLEKS KERJA RAYA 2 (KKR2)
Kompleks Kerja Raya 2 (KKR2) is a 6-block office complex master plan on an
existing 1 million square feet site, strategically located at Jalan Sultan Salahuddin,
Kuala Lumpur. KKR Tower provides 37-levels of accommodation for Jabatan Kerja
Raya (JKR). The tower creates a centralised location for JKR’s growing workforce while
uplifting JKR’s image. The ‘diamond’ facade concept represents Kompleks Kerja Raya’s
role as ‘a diamond in the crown of the Malaysian construction industry’ by being a
‘Diamond in KL City’. The Gross Floor Area (GFA) of the tower is 51,516 m² / 554,514
ft². There are 892 parking spaces. The construction cost of KKR2 is RM309,400,000.00
and the unit cost per m2 is approximately RM6005.90/m2.
FRASERS TOWER

4. Frasers Tower is a 38-storey Premium Grade-A office tower with around 663,000
square feet of total net lettable area and 22,000 square feet of adjacent three-storey
cascading retail podium featuring various food and beverage offerings. Total
Permissible Gross Floor Area of this building is 830,572 square feet. It was designed
into 4 community zones which is “The Sky”, “The Oasis”, “The Terrace” and “The Park”.
I. The Sky: Tenants can enjoy tranquillity and panoramic views of the city
II. The Terrace: Located on level 4, it will serve as a gathering point for the working
community at Frasers Tower.
III. The Oasis: Located at retail podium space with roof garden which offers a wide
range of food and beverage options for the tenants at their doorstep.
IV. The Park: It offers tenants a relaxing environment to take a breather away from
work and to experience dining at the café/bistro located within the park.

5. Frasers Tower was designed uniquely with these 4 community zones to provide
a flexible working environments for tenants due to their working, social or recreational
needs. It consists of several environmental friendly features to minimise the
environmental impact. These include double-glazed façade, three-metre high floor-to-
ceiling glass windows, energy efficient light fittings and etc. With these features, they
can help the building to reach requirements of BCA Green Mark Platinum rate.
Hyundai Engineering & Construction is the master builder in Frasers Tower
project. According to The Korea Economic Daily newspaper, Hyundai E&C was won the
tender bid of this project with $211.46 million. The Permissible Gross Floor Area of this
project is 77,162 m2 or 830,572 ft2, thus it will cost $2,740/m2 or $255/ft2.
3.0 CONSTRUCTION COST

6. 3.1 PLOT A1-COMMERCIAL & RETAIL
Plot A1 of the site consists of 22 storeys of offices block and 3 storeys of retail/
F&B block with basement car park. Gross Floor Area (GFA) calculation is derived from
plot area size with deduction of building setback area, covered walkway and other
landscaping area while car park area and lift shaft are added to GFA for the purpose of
calculating Construction Floor Area (CFA). In this context, a total GFA of 77066.52m2 is
acquired for plot A1 and 61,653m2 of GFA (80%) is extracted for office use, while the
remaining 15,413m2 (20%) is extracted for retail use.
For basement car park, car park areas are derived from number of lots multiple
by size per lot. An assumption of 5m x 2.5m (12.5m2) is made for a car park lot size,
according to Dewan Bandaraya Kuala Lumpur (DBKL) design standard for car park in
Malaysia.
Number of lots are assumed corresponding to benchmark project- Frasers
Tower, which consist of 282 lots in 77,162 m2 of GFA. In this case, assumption of 281
lots is derived for this project, which is 77,066.5m2 using ratio method.

7. The proposed office is categorized as Grade A in order to fulfill client’s
requirement. The rate obtained from ARCADIS Cost Handbook for prestige offices is
ranging from RM3,560 to RM4,840 per meter square. In this case, rate of RM 4200/m2
is applied to this project. The building cost for the Grade A office is RM 284,840,000.
Each parking lot with 12.50 meter square in both office, commercial basement,
and additional 70 car parking lots for public use derived a total area with 4396 meter
square. The rate obtained from ARCADIS Cost Handbook for car park is ranging from
RM1,475 to RM2,030 per meter square. In this case, RM 1500/m2 is applied for carpark
rate.

8. For Plot A1-retail block, according to JUBM & Arcadis Construction Cost
Handbook MALAYSIA 2017, it is given that the rate per metre square of high end retail
malls is ranging from US$625 to US$795 per meter square in Kuala Lumpur. The rate
used for current cost plan is the average rate of US$625 and US$795 per meter square,
which is then converted into Malaysian Ringgit based on Currency Exchange.
3.2 PLOT A2 - OPEN SPACE
Plot A2 is an at-grade open space which consists of 1,612.40 meter square.
There are F&B kiosk and some amenities such as playground, park furnitures and solar
street light within the open space. The types of turfing used is cow grass which is also
called as Axonopus Compressus.

9. Cow grass (“Axonopus Compressus”) is the most common type of grass used in
Malaysia for turfing. Its excellent capability of erosion prevention together with high
endurance is perfect for Malaysia’s climate through drought or rain season. The rate of
this turfing is derived from Alaqsa Carpets Company’s catalogue, which is RM6 per
square feet, while according to Create A landscape Design Group’s quotation, the cost
for landscaping is R500 per square metre, which equals to RM 644/m2. Allowance of
RM650/m2 is derived by summation of landscaping and turfing.

10. According to JUBM & Arcadis Construction Cost Handbook MALAYSIA 2017, it
states that the general dining restaurant in Kuala Lumpur is ranging from RM2,400/m2
to RM3,760/m2. Therefore, RM3,600/m2 is applied for F&B kiosk which is located at
open space area. Thus, RM360,000 is required to construct the F&B kiosk.
Rate of playground equipment is obtained from JUBM & Arcadis Construction Cost
Handbook MALAYSIA 2017 which is RM46,600.
To achieve the GBI requirement, Alpha 1200X Solar Street Light (SLM81500SL)
which cost RM309.90 according to SCO Mart-Asia Online Store, is used in this project.
By using solar street light, there will be no usage of electricity and demand charges of
electricity. This is because the 1200X is entirely Solar Powered, so that electrical usage
can be minimized. Each pole height is 3-4 meter and the distance between 2 poles is 6-
8 meter. In this current project, 27 solar street lights with total cost of RM8,500 will be
installed.

11. The rate of RM670 for each bench set is obtained from online catalog of Afia
Manufacturing Sdn Bhd. 7 bench sets are allowed in the open space and thus,
RM4,690 is required for this element.
In addition, the cost of one garbage bin we allowed in open space is RM138.00.
Four garbage bins are needed for the current project, therefore, garbage bins cost a
total of RM552.00.
3.3 PEDESTRIAN NETWORK
3.3.1 Underground Pedestrian Network
The proposed underground pedestrian walkway/linkway of this project stretching
97 metres within Plots A1 and A2 direct to A3 which below Telok Ayer Street as client’s
requirement. According to the referred previous underground pedestrian
walkway/linkway that is the linkway between KL Sentral and Muzium Negara MRT
station which stretches up to 240 meter long at the cost of RM50 million.

12. From the aforementioned project (linkway between KL Sentral and Muzium
Negara MRT station), the cost for the underground pedestrian linkway was RM208,333
per meter. By using the cost as reference, the total cost for the proposed 97 meters
underground pedestrian walkway/linkway is RM20,208,301.
3.3.2 Above-grade pedestrian walkway

13. The size for the proposed site for above-grade pedestrian walkway is 53 meter
length with 4 meter width. It is the pedestrian link on the second floor within the
development fronting Cecil Street and linking to the adjacent Bangkok Bank Building
which is kept open to public. The cost for the above-grade pedestrian walkway is
derived from previous project which is The Intermark pedestrian bridge at Jalan Tun
Razak and Jalan Ampang intersection.
The total cost for fully covered pedestrian bridge costs RM15 million with the
length of 200 meter. By using the cost per meter according to the price from previous
project which is RM75,000 per meter, the total cost for the proposed above-grade
pedestrian walkway is RM3,975,000 for the length of 53 meter.
3.3.3 At-grade pedestrian network
There are three different covered walkway for the proposed project which are a
3.60 meter wide of the covered walkway/linkway fronting onto Cecil Street and Telok

14. Ayer Street, another one with 5 meter wide covered walkway fronting onto the building
setback area, while the other one is a 3.60 meter wide covered linkway within the
building setback area connecting to covered walkway of Telok Ayer Chinese Methodist
Church. The covered pedestrian walkway is convenient, comfortable and seamless
route between buildings.
The reference used for the pedestrian network is the covered walkway by the
Aset Kayamas between The Havre and the Muhibbah LRT station that stretches 600
meter long which costs RM1.5 million.
Based on that, the cost per meter is RM2,500. The overall length for the
proposed pedestrian network stretches as long as 191 meter and the total cost to build
is summed up to RM477,500.
3.3.4 7.0m wide Covered Linkway

15. The cost of covered linkway to connect the proposed development to the existing
bus shelter along Cecil Street is based on previous similar project. Based on the
previous project a 89 meter square covered walkway cost RM28,901 including all others
necessary works. Therefore, by using the cost as reference for this covered linkway it
will cost around RM324.7 per meter square.
GREEN MARK REQUIREMENTS
Allowance for green mark requirements is made referring to “Greenbuildingindex”
website, which is 8% for GBI platinum level.

16. CONTINGENCIES
Allowance for contingency sum is based on construction norms which is 3-5% of
contract value.
APPENDIX- GREEN FEATURES
The purpose of constructing a green building is to reduce the effect of the built
environment on human health and natural environment by efficiently using water or
energy, protect occupants’ health, reduce waste or pollution and more. To achieve
Green Building Index (GBI) Platinum rate, the building should be designed according to
GBI’s criterias.
INDOOR ENVIRONMENTAL QUALITY (EQ)

17. One of the GBI’s criteria is Indoor Environmental Quality. A high performance
double-glazed facade as external wall can greatly reduce solar heat gain so that the
indoor air temperature will not be too high and provides panoramic views at the same
time.
Rooftop garden and green spaces can be designed as a green lung to reduce
the surface temperature of the building and provide a recreational area to tenants.
SUSTAINABLE SITE PLANNING AND MANAGEMENT (SM)

18. Under Sustainable Site Planning & Management criteria, it stated the importance
of selecting the appropriate sites with planned access to public transportation,
community services, open spaces and landscaping. For instance, a pedestrian walkway
constructed to link the building and the public transportation together.
ENERGY EFFICIENCY (EE)
Floor to ceiling glass windows allow maximum daylight to shine through. This can
reduce the usage of energy in lighting.

19. Solar panel is a device that can convert light into electricity. Thus, it can improve
energy consumption by using renewable energy.
WATER EFFICIENCY (WE)
This includes using methods through which the building may recycle water and
use water saving fittings in their pipes to prevent unnecessary wastage of water. It also
includes methods such as rainwater harvesting and filtration of used water. Recycling
water requires less energy compared to pump new water. Reduced energy
consumption will consequently reduce carbon emissions and carbon footprint.
MATERIALS AND RESOURCES (MR)

20. A green building is only truly green if it uses environmentally friendly and
sustainable materials and resources when being built; and afterwards for maintenance
and running of the facilities. Furthermore, builders must also practice proper waste
management systems with storage, collection and re-use of recyclables. By reusing old
materials and recycling, we can eliminate the need to create new ones which in turn
reduces carbon emissions.
INNOVATION (IN)
This criteria involves any innovative design, initiative or method which promotes
sustainable living, reduces carbon emissions and meets the objectives of green building
index (GBI). For examples, innovations in design, tailoring the building to respond to
local needs, and creating business and employment.