SCHOOL OF ARCHITECTURE, BUILDING AND DESIGN

BACHELOR OF QUANTITY SURVEYING (HONOURS)

VALUE MANAGEMENT (QSB 60203)

Chan Tian Ji 0320831

Chan Wei Lun 0326117
Loh Wen Jun 0323551
Soo Ping Zheng 0331365
Teoh Zi Wei 0323372
Tey Cheng Fern 0323912
Tham Kai Loon 0323593
Yeoh Sin Yuen 0323737

Lecturer: Sr. Habizah Sheikh Ilmi

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 TABLE OF CONTENT

NO TITLE PAGE

1 Introduction 4
1.1 Benefits of VM 5

2 Executive summary of project

2.1 A brief description of project 6
2.2 A brief description of problems 11
 Value management objective 1: Maximizing Floor Efficiency 12
 Value management objective 2: Balancing Capital costs and 12
Lifecycle costs

3 VM tools and techniques

3.1 Value management techniques 13
 Functional Analysis 13
- Proposal 1: Transforming BBQ Area into Functional Room 16
- Proposal 2: Combination of greenlawn and green cafeteria 18
 Priority Setting Matrix 21
 Weight Scoring Matrix 21
- Proposal 3: Changes in Living, Dining and Bedroom Floor 22
Finishes
- Proposal 4: Changes in Kitchen, Bathroom Floor and Wall 24
Finishes
3.2 Proposal changes on Finishes Schedule 26
3.3 Total Project Saving with the Implementation of Value Management 28

4 Sketches before and after design 29

4.1 Priority of Matrix 31
4.2 Weight Scoring Matrix 31
4.3 Floor Efficiency 32
4.4 Material Selection 32

5 Technical data 34
5.1 Uniform Building By-Law (UBBL) 1984 34
5.2 Material / Design Subtitution
 Transforming BBQ area into Functional room 35
 Combination of Greenlawn and Green Cafeteria 36

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  Changes in Living, Dining and Bedroom Floor Finishes 37
 Changes in Kitchen, Bathroom Floor & Wall Finishes 38

6 Cost plan 41
6.1 Leasing cost for Green Cafeteria 42

7 Action plan 43

8 Conclusion and recommendations 45

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1.0 Introduction

Value management (VM) can be defined as a process of delivering some benefit to client
or a combination of planning tools and methods to find the optimum balance of project benefits
which relates to project costs and risks. It involves the process of planning, assessing and
developing project in order to make the right decisions about the optimized balance of the benefits,
risks and costs. Project value management allows increasing the likelihood of producing the
deliverables and creating the benefits.

VM is a team based-approach that set framework for the project which aims to ensure the
best value is achieved along the whole life cycle of project and subsequently the building’s net
operational life. VM provides an objective approach at the project conceptual stages that
figuratively defines the project’s scope and objectives from the client's view and perspective which
quantitatively emphasize on the predicted outcome of the project. At this point, cost plan or cost
estimates are prepared on the basis of functional purpose which forms part of value planning.
Which means necessary performance can be accurately defined and delivered at the lowest life
cycle cost. Hence, it brings benefits to both the individual and the organization.

Design stage follows the strategic brief where the process for project delivery is established
when construction parties and stakeholders have mutually defined, understood and agreed upon
the project outcome expressed on the basis of estimated benefit for the client’s business case. Value
and benefits are thinly related, while benefits aim at achieving value for the projects, the ultimate
aims of VM is to create value for the construction parties, the project and the client. Lastly, VM is
distinctively different to other planning and review processes. This is because of its structured
approach that using a prescribed work plan together with an analytical focus to achieve best value
for money.

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1.1 Benefits of VM

VM brings the benefits such as it optimizes a mutual understanding among the client and
the users to ensure the needs and expectations are concurrently met on the basis of priorities. This
does provide a systematic base for decision-making along the project life cycle in terms of value
and function. Secondly, VM ensures clarity of project brief that further enhance communication
among stakeholders to mitigate clashes resulting from constraints in regards to the expectations
and project’s requirements. Once the main project objectives as well as the clients’ requirements
have been clarified, identify and removes unnecessary costs will not be a constraint throughout the
whole project. Besides, VM will helps to consider all options, alternatives and innovative ideas,
such as the construction method and technique in order to allow favorable adjustments to the
project schedule. Furthermore, as value management is along with the project, it will also help in
cost savings while achieving required functions by identifying the unnecessary cost and remove
it.

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2.0 Executive summary of project

2.1 A brief description of project

Destiny has come a long way from its early days of commercial and industrial projects in
Kota Damansara a decade ago. And it is looking to continue its winning streak with its first mixed-
use development — Millerz Square @ Old Klang Road. It comprises of a dynamic mix of
commercial, residential, retail and college components. It is a new icon set to position Old Klang
Road as the CBD’s business and lifestyle district. Millerz Residences strategically located at the
fringe of KL metropolis which combine prestige and convenience to create a livelier urban
lifestyle.

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 Our Destiny Company prides itself on understanding its target market well and designing
projects that fit. As The Destiny Company head of marketing and corporate communications Teoh
Zi Wei says, it is crucial to understand the market demand to ensure success.

“Whatever we plan to build, we know who we are selling to. That is why we have confidence in
our building,” he says.

Naming the development Millerz is a way to preserve history and memories of the place
as the location was home to many factories in the past. Millerz construct with a raw industrial
concept by using raw materials such as raw cement, red brick walls and so on.

Total development area is 6.8 acre with an approximate development value of RM 1.68
billion and it provides 4 blocks of serviced residence (total of 1,633 units of serviced apartments)
and 1 tower for office units (336 office units). A retail outlet will be included within the towers
with a total space of 215,481 sq ft with lot sizes from 586 to 32,184 sq ft. Multi-level carpark is
made to cater the parking problem. Additionally, Millerz Square will have easy access to the New
Pantai Expressway (NPE), Federal Highway and KESAS Highway which connects to Bangsar,
Kuala Lumpur, Subang Jaya and Petaling Jaya.

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 The office tower also provides a gym, business center and meeting rooms, which are
considered common facilities. So, it does not create a barrier to small companies dealing with high
maintenance fees. In additional, it no extra charges for the meeting rooms at the moment,
nonetheless, we will bring in a management company to manage the facilities and everything will
be included in the management fees.

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 Figure 2.1: Floor plan of Millerz Square

Summary of Project Detail

Criteria Description

Employer Developer

Status Under construction stage

Design Features Mix development comprises of commercial, residential, retail and

college components

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 Project Detail Construction of mix development:
-Phase 1 (Podium and Block E)
-Phase 2 (Block D)
-Phase 3 (Block C)
-Phase 4A (A section of Podium and Block A)
-Phase 4B (Block B)

The table shows different type area as below:

Service &
Condo Carpark Facilities Open Area Gross Total
Description Circulation
(m²) (m²) (m²) (m²) (m²)
(m²)

Ground
- 3,423 2,010 92 - 5,525
Floor

Level 1 - 5,792 274 - - 6,066

Level 2 - 7
- 33,415 2,208 - - 35,623
(Carpark)

Level 8
- - - 388 1,478 1,866
(Podium)

Tower A : 339 units

Lvl 8 - 41 28,512 - 5,815 - - 34,327

Lvl 26
777 - 1,409 - - 2,186
(M&E)

Lvl 42
- - 737 57 180 974
(Swimming)

Lvl 43
- - 215 130 - 345
(GYM)

Lvl 44
- - 111 - - 111
(Roof)

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 Tower B : 339 units

Lvl 8 - 41 28,512 - 5,815 - - 34,327

Lvl 26
777 - 1,409 - - 2,186
(M&E)

Lvl 42
- - 737 57 180 974
(Swimming)

Lvl 43
- - 215 130 - 345
(GYM)

Lvl 44
- - 111 - - 111
(Roof)

Tower( C - E) : 1,017 units

Lvl 8 - 41 28,512 - 5,815 - - 34,327

Lvl 26
- - 777 1409 - 2,186
(M&E)

Lvl 42 - - 487 596 33 1,116

Lvl 43
- - 111 - - 111
(LMR)

GFA (m2) 87,090 42,630 28,256 2859 1,871 162,706

2.2 A brief description of problems

We were appointed by the developer of Millerz Square to conduct a value management

study on a mixed development project comprises of commercial, residential, retail and etc. This
project is currently undergoing in the design stage and the client had already obtained the approval
of the development.

In the project brief, the client had outlined his requirements for appointing our Value
Management team to prepare a case study report to maximize its profit and fulfill its function
requirements. As this is a mixed development, the client main objectives is to earn as much profit

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and returns by selling out of the units. After an intense discussion with the client’s team. We have
therefore identified the 2 major approaches from which we can improve the overall returns on the
development. Based on the client requirements and the progress of construction work, the value
management analysis will only be implemented in Phase 4A & 4B which consist of Podium and
resident’s units of Blok A & Blok B.

Client’s Objective: Maximizing Profit

Value Management Objective 1: Maximizing Floor Efficiency

As the residential units and Office units in this mixed development will be sold or rent out,
it will be beneficial to the client if there are more spaces designed to be sold or rented out, which
translates into more rooms and more revenue from the operation of the mixed development. It will
be possible to eliminate as much unnecessary areas to produce more usable area. This is generally
done by converting non-usable space area into usable space area. A higher floor efficiency is and
efficient way of maximizing profit as it keeps construction costs generally the same while
providing more area that generates profit. Besides, it is also possible to keep or reduce the
construction cost either maintaining or lowering the cost.

Value Management Objective 2: Balancing Capital Costs & Lifecycle Costs

While it is always important to decrease the capital costs of a building development as

much as possible, in this project we generally advise the client to consider the operating and
maintenance cost throughout the entire development and building life cycle. Therefore, it is
important to examine the overall cost that involve the operational cost of the building. Therefore,
a potential cost savings in capital can only be determined if it does not contribute to any
unnecessary life-cycle costs during the operation of the building. As it depends on the
circumstances, it is possible to incur additional capital cost in the beginning to lower the operation
costs throughout the building life cycle.

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3.0 VM tools and Techniques

Value Management is the management techniques which enhance on achieving 'value for
money'. The value management system in construction industry promote on collaborative
approaches which involved participation from different construction parties. There are many value
management tools and techniques that are available for adoption.

The content below will demonstrate how to project team analyze the spaces of
development with value management techniques and tools and proposed with a practical proposal
to archive a better “value for money”

3.1 Value Management Techniques

3.1.1 Functional Analysis

Functional Analysis is an analysis method on the function of constituent part of a project.

Functional Analysis is considered as the most fundamental analysis method in value management,
as one of the key principles of the VM process is to focus on the function of an elements rather
than on the aesthetic outlook. Functional analysis is a very powerful tool to identify and analyze
the purpose of the project. In the process of developing a functional model, the project team will
have to decide and make a very clear definition on the purpose and objective of the building.

One of the techniques that are often being used to describe each function of the
development areas is by using active verbs, a measurable noun and a qualifying phrase or adjective.
The below table 3.1 listed with the active verbs, adjectives and nouns for describing the functions
of each space in our development

After describing the function of the spaces with active verbs and measurable noun, the
project team will need to identify and evaluate the type of function of each space into basic,

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secondary, supporting or unnecessary function. This will allow the project team will understand
better on the importance level of each space in the building, to remain and further enhance on the
basic functional spaces, and to combine or to eliminate the supporting or unnecessary functional
spaces for the implementation of value management

Function
Type of function Remarks
No Space Verb Noun

Swimming Pool Required secondary

1 Promote Exercise No Change
(include kid pool) Function

Required secondary
2 Swimming Deck Promote Leisure No Change
Function

Required secondary
3 Toilet Allow Excretion No Change
Function

Required secondary
4 Planter Box Promote Leisure No Change
Function

5 Residential Allow Residential Basic function No Change

Unnecessary
6 BBQ Area Grill Food Remove
Function

Required secondary
7 Private Garden Promote Leisure No Change
Function

Garden/ Required secondary

8 Promote Leisure No Change
Urban farming Function

Required secondary
9 Playground Provide Entertainment No Change
Function

10 Retail Provide Shop Basic Function No Change

11 Lobby Provide Service Supporting Function No Change

Management Required secondary

12 Allow Work Place No Change
Office Function

Combine
13 Green Lawn Promote Leisure Supporting Function
with cafeteria

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 Required secondary
14 Landscape Promote Leisure No Change
Function

15 Walkway Provide Circulation Supporting Function No Change

Combine
16 Green Cafeteria Promote Shop Basic Function with Lawn
Area

17 Bath Room Allow Bathing Supporting Function No Change

19 Kitchen Allow Cooking Supporting Function No Change

20 Living Promote activities Basic Function No Change

Required secondary
21 Dining Allow Dining No Change
Function

22 Bedroom Provide Rest place Basic Function No Change

Office
23 Provide Workplace Basic Function No Change
Space

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 ● Proposal 1: Transforming BBQ Area into Functional Room

One of the purposes of the implementation of value management eliminated or mitigate

unnecessary cost. After the above functional analysis, the function of each space has been clearly
identified and to maximize the effective area and profitability of the project, unnecessary spaces
in the project should be transformed into different function or to be eliminated

As been identified clearly at the table above BBQ area and Green Lawn in the podium level
is classified as unnecessary functional areas, hence the value management team has suggested to
transformed that particular areas into functional rooms which may potentially bring profit toward
the development. The functional room allocated in the BBQ areas can also act as meeting points
which can be used for meetings, conference room or celebrating room on the podium level. It is
identified that through survey that BBQ space mostly unoccupied and consider as unnecessary
space via the value management study. It would be fully utilizing the area by accommodating a
functional room. The proposal able provide more space for residential user to rent for meeting,
reading, celebrating purpose which is considered multi - functional room.

Figure 3.1.1.1: Level 8 Podium Level - BBQ area omitted and turn into Functional Room

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Figure 3.1.1.2: Level 8 Podium Level - BBQ area omitted and turn into Functional Room

Figure 3.1.1.3: Level 8

Podium Level - BBQ area
omitted and turn into
Functional Room

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 ● Proposal 2 : Combination of Greenlawn & Green Cafeteria

Combination of areas enhance the functionality of certain space is another value

management practice that are commonly implied in the industry. Another proposed idea to ensure
better “value for money” of the project is to combine the greenlawn with green cafeteria.

Our Client aim to earn more profit so that turn unnecessary areas into usable areas and
enhance the development value is our first objective. In order to achieve the client requirement,
the first area that we would transform is the green lawn area which is installed in the podium level,
and surrounded by the retail shop. The green area covers sufficient areas of overall podium level
so that it is not a wise decision to locate green lawn are in the center of the podium level. In the
afternoon period, it will be turn to hottest area and only evening and night time it is occupied.

Hence, the plan to combine green lawn area with green cafeteria would increase the usable
area. In additional, it also enhances green value and functional place at the same time, whilst the
people who stay in the condo or others can enjoy green area and the tea time at anytime.
Furthermore, it also promotes a healthy work - life balance as residential and working people stay
at that area and improve entire environments. This proposal can bring in profitability to the client
by leasing out the cafeteria to potential business owner and at the same time enhance the quality
of living of the residents by providing with a leisure and relaxing coffee spot in the middle of the
greenery structure.

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Figure 3.1.1.4: Lawn Area combine with Cafeteria become Green Cafeteria

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Figure 3.1.1.5: Level 8 Podium Level - Lawn Green & BBQ place deem to changes

Figure 3.1.1.6: Green Lawn combine with Green Cafeteria

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3.1.2 Priority Setting Matrix

The priority setting matrix is a powerful tool to prioritize the selection of criteria in our
project with a simple matrix diagram. This diagram justified which criteria is more important
over others while considering its suitability and compliances level with the project’s goals and
objectives. The criteria that are being study and analysis are as below:

A - Ease of Installation E - Maintenance cost

B - Capital Cost F - Floor Wear Resistance

C - Attractive Finish G - Noise Insulation

D - Durability H - Reliability of Supply

3.1.3 Weight Scoring Matrix

In general, the weight scoring matrix is regarded as an evaluation mechanism for

evaluating and resolve in a range of solution. Clients, end - users or customers will determine the
significance criteria and arrange them by the sequence of the ranked. It is an identification tools
for the client and potential residents to express their preference and liking level toward the
selection of materials. The score of the criteria is rated as below:

1 2 3 4 5

Poor Fair Good Very Good Excellent

The priority setting matrix & weight scoring matrix are used to understand the true needs
of the project’s clients as well as the preferences of the future potential residents, hence it will be
used as a needs identification tools toward the selection of building materials. An analysis that
used the priority setting matrix on the selection of floor finishes have been done below.

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 ● Proposal 3: Changes in Living, Dining and Bedroom Floor Finishes

Analysis on the selection of floor finishes in living, dining area

After analyzing the results of the Priority Setting Matrix (PSM) and Weighted Scoring
Matrix, we are proposing for a change of floor finishes in Living & Dining floor finishes from
porcelain tiles to laminated timber floor. With a high rate of 120, laminated floor has obviously
the best alternative material to be adopted on due to its advantages over prices and attractiveness.

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Laminated timber is proposed to replace the original material of porcelain as laminated timber is
much more ease to be installed while porcelain and other tiles related finishes required cement
screed that has complex the process of installation.

Furthermore, laminated timber offer a better price compared to porcelain, as according to

the pricing list below, this proposed changes are likely to save up to RM18 per m2 for the client.
Apart from it laminated timber flooring offer an attractive appearance and is more comfortable to
walk on due to its thickness and warmth. Last but not least laminate flooring are relatively easy to
maintain as it is laminated and do not need waxing or sealing.

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 ● Proposal 4: Changes in Kitchen, Bathroom Floor & Wall Finishes

Analysis on the selection of floor finishes in kitchen & bathroom area

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 According the outcome stated in the Priority Setting Matrix (PSM) and Weighted Scoring
Matrix carried out, Homogeneous tiles award the highest marks among the four floor finishes. It
gained higher rating compared to other floor finishes cause its consist of better floor wear
resistance is allow non - slip condition in the washroom area. Rated with a score of 139, the
Homogenous tiles regarded as a cost effective, ease of installation, and easier to obtain the material
in the market. Another add on point for homogeneous tiles is, it promotes a better floor wear
resistance than marble tiles and cement render finishes

The second rate of the material is the porcelain tiles. It could be applied in the washroom
due to the feature of the material similar to the homogenous tiles but is comparatively more
expensive than to homogenous tiles

It has an attractive finish and able to promote the space looks bigger by illusion of depths
(Mihai, 2007). In additional, Mihai (2007) perceived that it makes a space brighter appearing larger
as the larger space will provide the user a comfortable environment and lack of stuffy.

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3.2 Proposal changes on Finishes Schedule

The following table are the chosen materials which figured out to be the materials best suited for
the proposed project. The selection made satisfied and fit client’s requirement.

Price of
Original
Original Proposal Proposal Saving per
Compone Material
Type Material Alternative Alternative m²
nts Prices
Material Material (RM/m²)
(RM/m²)
(RM/m²)

600 x 1283mm x
600mm 193mm x 8mm
Living
Floor porcelain laminate timber RM91/m² RM18/m²
+ RM109/m²
Tiles tiles flooring
Dining
+ +
screed screed

300 x 300mm x
600mm 300mm x
Floor porcelain 8.5mm Non
Bathroom RM104/m² RM80/m² RM24/m²
Tiles tiles Slip
+ Homogeneous
screed floor tiles

600 x 300mm x
600mm 300mm x
Floor porcelain 8.5mm Non
Kitchen RM111/m² RM80/m² RM31/m²
Tiles tiles Slip
+ Homogeneous
screed floor tiles

300 x
300mm
Service
Floor Homogene
life RM85/m² No Changes No Changes No Changes
Tiles ous tiles
Lobby
+
screed

Retail 300 x
+ 600mm
Floor Managem porcelain
RM146/m² No Changes No Changes No Changes
Tiles ent office tiles
+ +
Surau screed

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 300 x
1215mm x
600mm
Master 195mm x 8mm
Non-Slip
Floor bedroom laminate timber RM91/m² RM13/m²
porcelain RM104/m²
Tiles + flooring
tiles
bedroom +
+
screed
screed

300 x
300mm x
600mm
300mm x
porcelain
Wall tiles Bathroom RM104/m² 8.5mm RM80/m² RM24/m²
tiles
Homogeneous
+
floor tiles
screed

300 x
300mm
Service
Homogene
Wall tiles life RM85/m² No Changes No Changes No Changes
ous tiles
Lobby
+
screed

600 x
300mm x
600mm
300mm x
porcelain
Wall tiles Kitchen RM111/m² 8.5mm RM80/m² RM31/m²
tiles
Homogeneous
+
floor tiles
screed

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 3.3 Total Project Saving with the Implementation of Value Management

Saving per Total

Components Type Changes of Tiles Total Saving
m² spaces area

Living Porcelain
RM18/m²
Floor Tiles + 24,408m² RM439,344
Dining Laminated timber

Porcelain
Floor Tiles Bathroom RM24/m² 8,136m² RM195,264
Homogeneous

Porcelain
Floor Tiles Kitchen RM31/m² 9,153m² RM283,743
Homogeneous

Master Porcelain
Bedroom RM13/m²
Floor Tiles 28,476m² RM370,188
+
Bedroom Timber flooring

Porcelain
Wall tiles Bathroom RM24/m² 24,408m² RM585,792
Homogeneous

Porcelain
Wall tiles Kitchen RM31/m² 21,357m² RM662,067
Homogeneous

Total Saving RM 2,536,398

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4.0 Sketches before and after design

Ground floor level - non changes

Typical level 8 - 41 floor residential Layout - non changes, apply to Five blocks

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Floor 42 Swimming Pool, Sky Dining & Karaoke Room and Gourmet Kitchen

Level 43 Gym Room

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4.1 Priority of Matrix

Priority setting matrix is identified bespoke design for the project. The suitable choice of the
criteria which design for the project in order to achieve the aims and goals of the project. The
determination of the criteria as below:

A - Ease of Installation E - Maintenance cost

B - Capital Cost F - Floor Wear Resistance

C - Attractive Finish G - Noise Insulation

D - Durability H - Reliability of Supply

4.2 Weight Scoring Matrix

In general, the weight scoring matrix is regarded as an evaluation mechanism for evaluating and
resolve in a range of solution. Clients, end - users or customers will determine the significance
criteria and arrange them by the sequence of the ranked. The score of the crites is rated as below:

1 2 3 4 5

Poor Fair Good Very Good Excellent

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4.3 Floor Efficiency

Original Revised
Revised
Item Location GFA Original Area Floor Floor
Area
Efficiency Efficiency

1 Podium 6,066 4,200 69% 4,718.5 77.78%

Table 4.4: Floor Efficiency

The above table expressly, the combination of the green lawn with green cafetera and
omitted of BBQ area for function room have increased the floor efficiency of ground floor from
69% to 77.78%. The results show that the change in use of area would be developed more profit
as Green cafeteria concept can attract people and earn profit through cafe business, whilst,
achieving the objective of value management and green building balance. An open area become
profitable space, it direct fulfill two objectives at the same time.

4.4 Material Selection

In selecting material for Millerz Square in the design stage, value management study is
conducted using value management techniques such as matrix system in proposing alternative
materials that might fulfil the functional requirements and value to the project. The aim of selecting
new material is to accommodate changes in function and reduce material cost while maintaining
its functions and quality. To realize the full potential of a new material the product must be
redesigned to exploit both the properties and the manufacturing characteristics of the material. It
consists of five steps which are analysis, classification, development, evaluation and decision in
selecting alternative materials that provide a better performance. Firstly, conducting analysis of
materials performance that required the following condition:

- Functional requirements (materials properties) ·

- Process ability requirements
- Cost & availability

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 - Reliability
- Resistance to service conditions (environment)

Secondly, the classification of materials is required to carry out by using priority setting
matrix and weight scoring matrix with the consideration of materials properties, for instance,
capital cost, durability, maintenance, attractive finish, cleanliness, ease of installation, pattern
formation and reliability of supply of the materials. The third step which is followed by the
proposal of alternative solutions where one is needed to search for the materials that best meet the
requirement selected in the previous stage. The selection from alternative solutions requires
decisions. Experience and judgement are sufficient to permit a sound decision without a formal
process.

The fourth step would be the evaluation of alternative materials through value management
tools, priority setting matrix and weight scoring matrix. Having narrowed down the number of
possible materials to those that satisfy the rigid requirements, the search starts for the materials
that best meet the soft requirements. Several quantitative methods can be used to further narrow
the field of possible materials and matching processes to a few optimum candidates and each
candidate material must at least minimally satisfy all the requirements.

The final step would be decision making which means select a material from among all the
alternatives. The clarification of the need involves analyzing and clearly stating the problem.
Designer collects and writes down the requirements, constraints, standards to be adhered to as well
as the projected date of completion of the design. By using matrix system, it successfully
generating possible solutions, methods to solve the problem and all ideas are accepted and
evaluated according to their merits. Therefore, the selection of material would be implemented in
the design to fulfill the requirements of the functions and needs at a possible lower cost through
the proposal of an alternative solution.

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5.0 Technical data

Proposed alternative design or materials aimed to reduce cost incurred and maximize the building
function and its value. In this section will explain those alternative proposals in details in terms of
how those changes able to bring additional benefit and value to this project.

5.1 Uniform Building By-Law (UBBL) 1984

Those alternative design and selected materials are supported and evaluated according to
Uniform Building By-Law (UBBL) 1984. Related clauses which used to support those alternative
design are shown in table below:

Clause in UBBL 1984 Description

12 Sketch plans for approval in principle.

14 Plans for alterations.

15 Specifications.

53 Building materials

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5.2 Material / Design Substitution

5.2.1 Transforming BBQ Area into Functional Room

BBQ area at level 8 has been identified as unnecessary functional areas, hence that
particular area will transform into functional rooms which may potentially bring profit toward the
development. The functional room does consider as multi-functional room which provides the use
of meeting points, conference room or celebrating room for residential user on the podium level.

ORIGINAL DESIGN / MATERIAL PROPOSED DESIGN / MATERIAL

USED USED

BBQ Area Functional Room

BBQ area at level 8 (podium level) with area BBQ area at level 8 proposed to be functional
of 54.50m² was omitted. room with same area.

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5.2.2 Combination of Greenlawn and Green Cafeteria

Combination of areas of greenlawn with green cafeteria ensure better “value for money”
of the project. This combination would increase the usable area and promotes a healthy work - life
balance as residential and working people stay at that area and improve entire environments. This
proposal can bring in profitability to the client by leasing out the cafeteria to potential business
owner and at the same time enhance the quality of living of the residents by providing with a
leisure and relaxing coffee spot in the middle of the greenery structure.

ORIGINAL DESIGN / MATERIAL PROPOSED DESIGN / MATERIAL

USED USED

Green Lawn Green Lawn + Green Cafeteria

300.00m² area for green cafeteria enable

residential users enjoy drinks during their
464.00m² of green lawn at podium level.
free time in the middle of greenery structure
(164.00m²)

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5.2.3 Changes in Living, Dining and Bedroom Floor Finishes

LIVING & DINING (Floor finishes)

ORIGINAL DESIGN / MATERIAL PROPOSED DESIGN / MATERIAL

USED USED

1283mm x 193mm x 8mm laminate timber

600mm x 600mm porcelain tiles + screed
flooring + screed

Total of 24,408m² area of floor finishes for

Total of 24,408m² area of floor finishes for living, dining changed to laminated timber
living and dining. flooring that provide lower cost and more
attractive.

MASTER BEDROOM + BEDROOM (Floor finishes)

ORIGINAL DESIGN / MATERIAL PROPOSED DESIGN / MATERIAL

USED USED

300mm x 600mm Non-Slip porcelain tiles + 1283mm x 193mm x 8mm

screed laminate timber flooring + screed

Total of 28,476m² area of floor finishes for

Total of 28,476m² of floor finishes for master master bedroom and bedroom changed to
bedroom and bedroom. laminated timber flooring that provide lower
cost and more attractive.

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5.2.4 Changes in Kitchen, Bathroom Floor & Wall Finishes

BATHROOM (Floor Finishes)

ORIGINAL DESIGN / MATERIAL PROPOSED DESIGN / MATERIAL

USED USED

300mm x 300mm x 8.5mm Non Slip

300mm x 600mm porcelain tiles + screed
Homogeneous floor tiles

Total of 8, 136m² area of floor finishes for

Total of 8,136m² of floor finishes for bathroom changed to non-slip Homogeneous
bathroom.
floor tiles which is durable and last longer.

BATHROOM (Wall Finishes)

ORIGINAL DESIGN / MATERIAL PROPOSED DESIGN / MATERIAL

USED USED

300mm x 300mm x 8.5mm Homogeneous

300mm x 600mm porcelain tiles + screed
floor tiles

Total of 8, 136m² area of wall finishes for

Total of 24,408m² of wall finishes for bathroom changed to Homogeneous floor
bathroom.
tiles which is durable and last longer.

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 KITCHEN (Floor Finishes)

ORIGINAL DESIGN / MATERIAL PROPOSED DESIGN / MATERIAL

USED USED

300mm x 300mm x 8.5mm Non Slip

600mm x 600mm porcelain tiles + screed
Homogeneous floor tiles

Total of 9, 153m² area of wall finishes for

Total of 9, 153m² of floor finishes for bathroom changed to non slip Homogeneous
kitchen.
floor tiles which is durable and last longer.

KITCHEN (Wall Finishes)

ORIGINAL DESIGN / MATERIAL PROPOSED DESIGN / MATERIAL

USED USED

300mm x 300mm x 8.5mm Homogeneous

600mm x 600mm porcelain tiles + screed
floor tiles

Total of 21, 357m² area of wall finishes for

Total of 21, 357m² of wall finishes for bathroom changed to Homogeneous floor
kitchen.
tiles which is durable and last longer.

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Floor Finishes

Homogenous tiles were chosen for the proposed project as it provides a lot of benefits such
as easy to maintain and long lasting in the building life. Besides, homogenous tiles are very dense
in composition and is very resistant to physical marks. Homogenous tiles are denser which makes
it harder and thicker compare to other tiles. This is also the reason why they can last longer and
can be a good substitution to porcelain tiles. Whereas, timber flooring provide a more durable
solutions than most flooring products. Besides, timber flooring could last more than a 100 years
throughout its lifespan. Timber flooring provides a more practical choice especially when it comes
to maintenance. Therefore, timber flooring is recommended and can be considered a good
alternative compared to porcelain tiles which is relatively more expensive.

Wall finishes

As for the wall finishes, we decided to change the wall tiles of the bathroom from porcelain
tiles to homogenous tiles. As homogenous tiles have a very dense composition which is very
resistant and durable. Besides, homogenous tiles is more harder and thicker compare to other tiles.
This makes homogenous tiles last longer over the lifespan. Moreover, the colour of homogenous
tiles runs throughout the material. In terms of durability, homogenous tiles is more durable type of
tiles than porcelain tiles, therefore homogenous tiles can be considered as a good alternative
solutions compared to porcelain tiles which is more expensive.

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6.0 Cost plan

In summary, the application of proposal changes of the materials for the floor and wall
finishes, the client will be able to have a potential savings of cost up to RM 2.5 Million, while at
the same time increasing the value and accomplishing the function of the project. Based on the
original proposal design, the client will have to spend an estimated total cost of RM 12.4 million.
However, after the proposed alternative design, the client will only need to spend an estimated cost
of RM 9.9 million.

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6.1 Leasing Cost for Green Cafeteria

Based on our proposal to combine the greenlawn area with the green cafeteria turning
unnecessary area into usable area to earn profit which is the objective of value management. The
area for green cafeteria is 300 m2 which is 3,229.20 sqft. and the rental rate for commercial area
is RM 5.00/sqft. Therefore, based on the green cafeteria area of 3,229.20 and the commercial rate
of RM 5.00/sqft. The green cafeteria will be able to generate a monthly profit of RM16,146.00
which will contribute to the annual earnings of RM193,752.00.

Usable area = 300 m2 / 3,228.6 sqft

Rate per sqft = RM 5.00 / sqft
Monthly earning = RM 16,146.00
Annual earning = RM 193,752.00

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7.0 Action plan

Action Plan is the strategy and step that is listed and must be taken by the respective
professions in order to achieve a specific goal. However, the goals are referred to the client’s
objectives to this project. It is the final stage of Value Management workshop which is during the
evaluation stage. Other than that, the Action Plan signifies the dates of target for carrying out every
works. Potential personnel has been identified to carry out the task in order to achieve client’s
objectives.

Purpose of developing an Action Plan:

- To identify the actions to be taken and keep the project on track and meet key milestones
- To implement the recommendations and monitor the progress of work carry out by the
person in-charge
- To ensure the value of work is achieved

Besides that, the Action Plan of this project comprises of:

- Client’s objectives
- Recommendations to the client’s objectives
- Actions to be taken
- The responsible parties involved in the actions

This Action Plan focused on the part that required to be changed with the appointment of
the suitable party that will be accountable for to ensure the work progress of the changes. To
achieve the objective through the value management study, it depends on the efficiency and
effectiveness on the implementation of the action plan.

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 CLIENT’S ACTIONS TO BE RESPONSIBLE
RECOMMENDATION
OBJECTIVES TAKEN PARTY

Client’s objective 1: ➢ To ensure the ➢ Redesign of ➢ Architect

residential units BBQ area to
To Maximize and Office units Functional Room
sold or rent out
Efficiency of Floor ➢ Combination of
Area ➢ To eliminate Greenlawn &
unnecessary area Green Cafeteria
in order to
produce more ➢ Revise Cost Plan ➢ Quantity
usable areas Surveyor

Client’s objective 2: ➢ To reduce ➢ Changes in ➢ Architect

maintenance cost Living, Dining &
To reduce life-cycle Bedroom Floor
cost. ➢ To provide the
Finishes
same function
with minimal cost
➢ Changes in
Bathroom &
Kitchen Wall
Finishes

➢ Revise Cost Plan ➢ Quantity

Surveyor

Table 7.1: Action Plan

Based on the Action Plan, the task involves the alteration of finishes or spaces required to
revise or change the drawing layout plan in order for the quantity surveyor to revise the cost plan
in order to compare the cost differences and potential savings between the original design with
alternative design proposals.

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8.0 Conclusion and recommendations

The proposed project had been justified by the using the value management tools and
techniques, and the focusing points of action taken for this project are maximize the efficiency
floor area and reduce the life-cycle cost of the whole building.

BBQ area and Green Lawn in the podium level are classified as unnecessary functional
areas, thus after undergoing the necessary Value Management technique to analyze the importance
of the area and establish that the area will be fully utilized by changing it usage to functional room.
The functional room reallocated in the BBQ areas can act as a multi-purpose area as it can be an
area for meeting purpose, celebration purpose or any other which this usage allow more
possibilities that can be applied on the area instead of just BBQ area.

Next is the changing function of the green lawn which is located at the podium level from
just green lawn to green cafeteria. This recommendation allows the lawn not to just having it
primary function but at the same time allowing the area to provide a F&B function by enhancing
its natural habitat of the green scenario thus can provide more function with the current area.

After that is the changing of material, the alternative material which can provide the same
function while charging the lesser cost is always the better choice as it can save up a lot of costing
in the whole project and some material will require less maintenance cost compared to other
material thus it is very important to carry out a finishes material comparison to find out the best
option to replace the current finishes.

Lastly, the proposed action that need to be taken is the outcome generated by the usage of
Value Management tool, and by having all these hard work the project can save up a lot of cost
and at the same time reduce a lot of unnecessary wastage on resources and maintenance fees, thus
it is a win-win situation to the environment and the project itself.

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