CityHall reverted with a lower plot ratio from 4 to 3. This called for a revise layout option - D. Herewith are the commentaries: -
Hi David,
Having looked into the revised JKID’s option and as per our discussion just now, I would prefer the above development’s option – Option D, where the proposed retail mall ( the dragon head ) is positioned fronting the Jalan Kuching ( not hidden behind fronting the cemetery ).
10 reasons why I support it. :-
The mall being in front, will give an identity to the whole development,
The mall being in front, will promote vibrancy to the whole development,
The mall being in front, will give attract larger patronage,
The mall being in front, will fetch better rental value and in return higher yield & better sales value,
The mall being in front, can enable exciting concept such as having al-fresco concept at Grd and 1st Floor, which will give immediate attraction to travellers ( rather than relying on the shops to do the attraction ),
The mall being in front, is better positioned to take in traffic from the proposed underground ‘tunnel’,
The mall being in front, will improve car park traffic,
The mall being in front, will be beneficial to the car park, as it can attract higher volume of traffic, thus improve car park’s value,
The mall being in front, has better frontage and thus give advertising value,
The mall being in front, will improve the value of the proposed hotel ( to be built at the previous car showroom ),
Apart, no worry to the shops behind, so long as we open up a direct access to Jln Ipoh (behind), the whole development will not be isolated.
Besides, can you name me a hidden retail mall which is successful ??????
Hopefully, you can give your consideration to the above.
Regards.
5 comments:
Dear all,
We found that the Shop Office exceeding the area & plot ratio in the schedule given previously.
Therefore, we did our best to fit the plot ratio allowed by DBKL which is 3.00 and proposed a shorter s.apartment tower.
We managed to maximise the Shop Office units & area as per concept sketch (please refer attached development data).
Please find the revised development layout as per 04/09/2009's concept sketch & MC calculation for your immediate actions.
Thank you.
My comment on AS’s layout as follows;
1) Shoplot row unit 72 to 80 facing corner unit 20 to 21 will be difficult to market, no frontage especially for unit 74 to 80. To have a wider shop frontage with pedestrian walkway, can we explore doing an attached back to back for shoplot for row 72 to 80 and row 81 to 89??
2) What is the targeted GFA built up area per floor for the Mall (for the 3 storey and LG floor)? from my calculation base on this latest layout plan is about 25,000 sq ft/floor, is it a sizable floor area?? From the layout plan, it seem that AS should use up the front portion land for the mall area. Mike, can you advice on the most suitable and efficient built up area for the 3 storey and LG level?
All Consultants, please quickly give your feedback before 1pm today so that the layout plan can be finalized by this afternoon for printing.
Regards,
Wow, nearly 200k at LG ? Not that we can’t. But layout must be good and suitable for such establishment – retail and traffic friendly.
What about the ceiling height ?, grid line ? loading area, etc. ? Without retail-friendly concept, a bit tough but not impossible.
If we want hypermarket, we must cater to hyper’s requirement - minimum 5.5m clear, 10 x 10 grid, etc
Otherwise, a supermarket will only occupy up to around 70k. Then with 130k for retail, wow ……
Another point is that, when you throw 200k to the LG occupying 2/3 of the level, will it affect the car park and traffic flow ??
Regards.
1) 5 storey Retail Mall above ground level – Total GFA 137,500 sq ft ( 27,500 sq ft x 5 storey ), Total NFA 96,200 sq ft ( 70% efficiency )
2) 1 level Retail Mall at LG level – Total GFA 142,857 sq ft, Total NFA 100,000 sq ft ( 70% efficiency ), Floor area can be extended if require in future.
Therefore, Overall GFA for the Retail Mall is 280,357 sq ft ( instead of 335,100 sq ft )and NFA is 196,250 sq ft. Michael suggested that the average selling price for the 5 storey Retail Mall is RM700/sq ft and the LG Retail Mall selling price to be RM300/sq ft for a Super Mart.
The remaining GFA 335,100 sq ft – 280,357 sq ft = 54,743 sq ft, can be use as the Service Apartment floor area, GFA 54,743 sq ft x 80% ( efficiency ) = 43, 795 sq ft. That means we are able to get an additional of 43 units of S Apartment. At present we are able to get only 221 units of S Apartment. ( GFA 260,226 sq ft x 85% ( effi. ) = 221,192 sq ft divide 1,000 sq ft/unit ) As such total nos. of S Apartment units are 264 units only.
AS,
Note taken.
We were only called into this assignment only briefly. Our sketch design on the onset has already been made known to Magna's team on its accuracy and the main crust of the days were nothing more then numbers crunching. That is where Suria's role becomes important, when these sketch is being put into CAD.
The revised development layout doesn't seems to gel in. Thus, we had further redo an alternative layout pending Magna's feedback. Kindly advise on the submission purposes.
DL,
The solutions to your first query is to enlarged the building setbacks.
On the 2nd query, we had a difficult task in convincing Suria and Geoplanning on our urban design scheme for the Mall proper which is tucked right up to the boundary without setback, thus maximizing frontal exposure. Again, it is Magna's will to pursue this issue.
Mike,
3 levels with double volume is not small especially with the subterranean level. The gist to this is not a conventional mall. The above ground only acts as a beacon. The entire open area with escalators leading to the subterranean levels indirectly, act as the ground floor. So, we must see beyond the box, it is not a conventional Mall.
It will be productive if there is a design brief made available at all stages, ie, what are the spaces to be allocated in the Mall? How big is these spaces? What is the requirement for services and downloading of goods? What is the foreseeable tenant mix? What is the operations liked? And others...
Since it is double volume, there is always room for additional floors. However, increasing floor area for Mall will means reducing floor area some where else. This is a delicate act of juggling with the plot ratio against the feasibility. Ultimately, do you want to hold on the property running the show or sell it right off the plate.? What is your calling?
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