Mall management provide a guide on ways in which the provisions of Development Plans as they relate to centres and shopping development can be implemented;•assist developers and designers with their preliminary planning and in the preparation of development applications;•assist councils in their evaluation of both development applications and rezoning proposals;•form a basis of discussion so that areas of conflict relating to development applications and the creation of,or extension to, centre zones can be resolved;•increase public awareness and understanding of the factors involved in the location and design of developments within centres; and•increase co-operation between State and Local Government and the private sector.
It indicates standards and statutory requirements, ( standards and practice , goverment related policy such as stanadard drawings, general specification for civil engineering works,standard of construction works, measurements. e.g. code of practice on monitoring and Slope repair and maintenance , disability discrimination act,etc.
Disclosure of Hong Kong properties, over 100mm thickness of waterproofing reinforced concrete wall are commonly used. Because if workmanship are poorer with voids and honeycomb defected, the sheltering effect might not valuable.Glass wall that jointed with metal frames and filled up with elastic sealants to provide adhesion as well as certain degree of movement. Gaps between the structual opening and window frames are grouted to provide a water seal. Large glazing are suspended by hangers. Tests can be carried out on glazing or window mockups to ascertain strength. Metal cladding are completed with sealants for waterproofing and movement. Joints are designed by calculation of thermal expansion coefficient with the temperature range as well as possible deflection. Stone cladding are dry mounted and as sealed but waterproofing as protective layer in applied of concrete surface.
Checklist of specifiy curtain wall and cladding:
1. Scope of works to include design, supply, delivery,storage, erection, connection, testing and maintenance,
2. Preparation of shop drawings and dimensional co-ordination.
3. Design warranty for performance period.
4. Structural requirements for deadloads, live loads and wind loads as well as differential movements.
5.Performance requirements for overall thermal transfer values, thermal expansion, moisture resistance, water penetration, safety, acoustics, condensation, fire resistance, distortion free and low maintenance.
6.Tolerances for manufacture and installation.
7. Genral materials and workmanship including glass, coatings, metal panels, doors, fixing, joints, gaskets, sealants, lighting protection and earth bonding.
8. Durable finishes
9. Samples and testing
10. Maintenance and repair.
Designing the building of standard are follow the Building Regulations and the Fire services requirements. It covers:
- Structural adequacy
- Objects to be prevented from falling
- Fire safety with adequate fire resisting period and compartmentation
- Limitation of openings near adjoining sites
- Overall thermal transfer value requirement
- Means of escape code.
When the contractual arrangement had been decided upon, attention turns to the selection of main contractor. The process of selecting a contractor is referred as tendering procedures. A large proportion of work obtained in building industry by the way of tendering as open competitive tendering, selective competitive tendering and negotiated tendering on reference of certain standards and criterias.
Open Competitve tendering
This procecdure enables new but ambitious contractors to compete with well established companies on a equal basis.
Procedure fulfils the requirements of public accountability. Suspicion of favouritism is removed, although scope for preference still exists.
It s difficult to determine which tenderer is giving the best offer. Criteria for acceptance of a tender may be multifold and the lowest tender will not always result in the most economic project.
Some of contractors would probably keep down costs in both labour and materials, at the expense of quality and increases the running, repair and maintenance costs of buildings.
Tender price may fail to reflect to difficulty of carrying out the work, economic design will be discourage. The architect may be inclined to include uneconomic design would discourage. Architect might be inclined to include uneconomic over-design, in order to compensate for possible short cuts that successful contractor might take.
Selective competitive tendering
First stage limits the no. of competing contractors to a number decided in advance to be reasonable, depends on size,nature and resource requirements of project. As a rough guide, the number of contractors invited to tender would 5-8 around, the greater value of project and greater of number.
Reputable contractors and mostly employer would allow the architect full control over which firms would be invited to tender. There are the chance of tender rings occurring where selected contractors get together, negotiate price and take it in turn to submit the lowest tender. It s good practice therefore to change firms regularly to prevent such collusion.
.Neogtiated Tendering
Selection of a contractor and establishment of price basis for negotiation, negotiation of an acceptable tender, concerned with developing project, design, preparing bills of quantities to be priced on basis of first stage tender and agreeing a final price of work. As design envolved, the data contained in price basis for cost control. Bills of quanatities are prepared, negotiation on prices proceed until design is complete and an acceptable total price is agreed. A tender submitted by contractor and meet the automatic acceptance.
1-
Anchor Units -
Retail premises greater than 1000m2 in area.
2-
Authorities
- Any statutory, public, local, present or future at the time of the works, having jurisdiction over the Landlord’s works or the Tenant’s works.
3-
Building Management Systems (BMS)
- The BMS monitors and manages all Landlords’ facilities particularly, cooling, power, and fire alarms and Mall environment.
4-
BOH
– “Back of House” area
5-
Concept Design Process
- This is the process for the Tenant to follow to gain concept design approval from the Landlord.
6-
Consent to Trade
- The formal consent issued to the Tenant from RDT on behalf of the Landlord, granting permission to the Tenant to trade from the premises. Subject to all regulatory approvals obtained by the Tenant.
7-
Demised Premises
- The area as demised to the Tenant by the Landlord as documented in the LODs, as outlined in red.
8-
Design Concept
- The design intent embodied in the plans and drawings for the shop front layout of the premises, the shop front signage concept for the premises setting out the trading name of the Tenant and the shop layout of the premises.
9-
Design Control Zone
- The first 1m into the shop to be given special design consideration.
10-
Detailed Design
- A fully coordinated detailed design for the entire Tenant’s works to the premises that complies with statutory and technical requirements and is consistent with the previously established Design Concept.
11-
E Service’s Tenant Portal
– This represents the
“online system”
in which all design and fit out documentation i.e. drawing submission & relevant forms are to be communicated between all parties i.e. the Tenant and Landlord
12-
FDA
– “Final Design Approval”. This signifies the final approval from the landlord.
13-
Fit-out Period
- The period specified in the Lease Agreement during which time the Tenant will perform the approved Fit-Out works and stocking/merchandising of the Demised Premises.
14-
Food & Beverage (F&B)
- Premises specifically designated by the Landlord as a Restaurant within the Mall, providing for the sale and consumption of food and beverage within the premises.
15-
Health Safety & Welfare
- The Tenant’s responsibilities to know, implement and enforce safe work practices, without: hesitation, interruption, failure or excuse.
16-
Inline units
- Retail premises less than 1000m2 in area (Excluding those specifically categorized as F&B or Kiosks).
17-
Kiosk -
Typically located within the common areas of the Mall.
18-
Late Opening Penalty (LOP’S)
- The charge levied by the Landlord on the Tenant if the Tenant fails to open on the contracted opening date, as documented in the lease agreement.
19-
Landlord
- The Landlord is name.
20-
Lease Outline Drawings (LOD)
- The LOD contains a complete set of drawings which detail the premises. This information will be made available in AutoCAD and PDF format and issued to the Tenants Authorized Representative
21-
Lease Agreement -
The Lease Agreement entered into in respect of the premises between the Landlord and the Tenant.
22-
Other Contractors
- Any Contractor, artist, trades person or other person engaged by any person to do work.
23-
Pre-Approved Contractor
- Landlord will offer Tenants a choice of Pre-Approved Contractors, both civil and MEP, the Tenant must appoint any number of the Contractors from this list. This is to aid in the quality of the fit out and speed of fit out.
24-
Project Manager (PM)
- Referred to in this document as the PM, will be an agent appointed by the Landlord, who will represent the Landlord. The PM will administer the approvals process and will be the primary point of contact between the Tenant and the Landlord during this process, and will issue all approval notices on behalf of the Landlord.
25-
Retailer Briefing Meeting
- The initial meeting where the nominated Retail Designer & Tenancy Coordinator meets with the Tenant’s representative, the nominated Tenant’s designer & Shop fitter to discuss the upcoming project.
26-
Retail Delivery Pack
- Contains the Tenant Manual and the LODs. Issued to the Tenant at the Retailer Briefing Meeting in soft and hard copies.
27-
Retail Delivery Team (RDT)
- Referred to in this document as the RDT. The Retail Delivery Team is any consultant or agent of the Landlord appointed by the Landlord to review and advise the Tenant’s Coordinator, the Tenant and the Tenants shop fitter on design & fit out matters.
28-
Retail Designer (RD)
- Referred to in this document as the RD will be an agent appointed by the Landlord and will administer the Concept/Detailed Architectural Design Approval process.
29-
Tenant’s Authorized Representative (TAR)
- Tenant’s Authorized Representative, referred to in this document as the TAR, this person will be the point of contact for the Landlord’s representative, and thus should have the authority to act on behalf of the Tenant by taking decisions pertaining to the fit out design and execution.
30-
Tenant Coordinator (TC)
- Referred to in this document as the TC, will be an agent appointed by the Landlord, who will represent the Landlord. The TC will administer the approvals process and will be the primary point of contact between the Tenant and the Landlord during this process, and will issue all approval notices on behalf of the Landlord.
31-
Shop Fitter
- The building Contractor appointed by the Tenant and responsible for the fit out process.
32-
Tenant Manual
- Means the Manual prepared by the Landlord containing amongst other things, the design approval criteria and construction procedures laid down by the Landlord.
33-
Tenant Variation Request (TVR)
- The Landlord will operate a change control process referred to as the TVR, for Tenant requested alterations to the base build structure
34-
Trading Date
- The first day the Tenant trades from the premises.
35-
Waste Removal
- The removal of Tenant contractor’s waste as a result of fit out activities.
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