From 31d89faf0349c72f50f99d4197d4e64b4a7d6fcd Mon Sep 17 00:00:00 2001 From: grabowski Date: Sat, 3 Oct 2026 21:31:25 +0200 Subject: [PATCH] Add Payap University land as a site candidate Payap University (Chiang Mai) is interested in leasing land to the project; a pharmaceutical facility is under construction on the same land. New docs/site-candidates.md puts the three options side by side (Mueang Chi lease, Northern Region Industrial Estate, Payap) with the public facts on Payap (Mae Khao campus on the Chiang Mai-Lampang superhighway, bought as low-lying land, ~275 acres; Faculty of Pharmacy cosmetics production facility tendered July 2024; RPAH cannabis/herbal bioreactor centre), why it is attractive (5 km from the old city, a university partner with music, pharmacy and labs, production already being built there) and the checks that could rule it out, in order: zoning for pressing, boiler and later electroplating; whether the university can lease to a company; the GMP neighbour's sensitivity to our emissions (argues against biomass steam there); flooding; plot fit; galvanics consent. Questions for the next meeting listed. Nothing re-sited: model, RFQ and site code stay on Mueang Chi until a plot is known. README (intro, bullet, layout), roadmap item 9 and the lease fork in project-timeline link to it. --- README.md | 14 ++++-- docs/project-timeline.md | 5 ++ docs/roadmap.md | 4 +- docs/site-candidates.md | 103 +++++++++++++++++++++++++++++++++++++++ 4 files changed, 121 insertions(+), 5 deletions(-) create mode 100644 docs/site-candidates.md diff --git a/README.md b/README.md index b6cc788..83bf1e3 100644 --- a/README.md +++ b/README.md @@ -1,10 +1,11 @@ # CNX Vinyl / Poy Records A vinyl record factory in planning for the Chiang Mai area of northern -Thailand (site candidates include Lamphun and Lampang provinces). This -repository is the source of truth for the project: planning documents and -cost data today. As the factory takes shape it will also hold the data and -software used to run it. +Thailand (site candidates include Lamphun and Lampang provinces and, since +October 2026, Payap University land in Chiang Mai). This repository is +the source of truth for the project: planning documents and cost data +today. As the factory takes shape it will also hold the data and software +used to run it. ## Team @@ -139,6 +140,10 @@ The detail lives in dedicated documents: - [Project timeline](docs/project-timeline.md): the calendar from today to first paying release, the BOI-to-machinery critical path, and where the float actually sits +- [Site candidates](docs/site-candidates.md): the land options side by + side (the Mueang Chi lease, the Northern Region Industrial Estate, and + Payap University's offer of land next to a pharmaceutical facility under + construction) and what has to be checked before any of them is chosen - [Project scale](docs/scale.md): rough numbers for everything on one page: output capacity, building area, land, electrical demand, solar and storage, steam and fuel, headcount, and money cross-references @@ -191,6 +196,7 @@ docs/ ├── quality-automation.md Stamper metrology and layered record QC ├── roadmap.md Next steps in dependency order ├── scale.md Rough project sizing on one page +├── site-candidates.md Land options and the checks before choosing ├── sustainability.md Energy, water, materials commitments ├── traceability.md Process logging and per-order traceability └── worker-safety.md Training, clean rooms, PPE diff --git a/docs/project-timeline.md b/docs/project-timeline.md index 86bdc81..d7d2e32 100644 --- a/docs/project-timeline.md +++ b/docs/project-timeline.md @@ -208,6 +208,11 @@ galvanics option alive. resolving before more design effort goes into the parametric model, because the model is only useful on one side of it. +A further lease option arrived in October 2026: Payap University offers +land in Chiang Mai next to a pharmaceutical facility under construction +([site candidates](site-candidates.md)). Its zoning is as unverified as +Mueang Chi's, so it adds a candidate without moving the critical path. + ## The investor's CD and cassette request Adding CD and cassette to the plant has been raised by the main diff --git a/docs/roadmap.md b/docs/roadmap.md index 147357e..ae0a54c 100644 --- a/docs/roadmap.md +++ b/docs/roadmap.md @@ -57,7 +57,9 @@ These three run in parallel and gate everything downstream: confirm the EPC (Solar Nicolo or other) warrants a mixed-vendor DC bus 9. **Site selection**: candidate buildings/plots in Lamphun and Lampang (Northern Region Industrial Estate first for its shared effluent - treatment and licensing simplicity), screened against the + treatment and licensing simplicity) and, since October 2026, Payap + University land in Chiang Mai ([site candidates](site-candidates.md)), + screened against the [scale requirements](scale.md): 6 to 8 rai, 1,400 to 2,000 m² single story (including the workshop and visitor corridor), multiple tons per m² slab, 500 to 1,000 kVA connection, and a frame able to carry an diff --git a/docs/site-candidates.md b/docs/site-candidates.md new file mode 100644 index 0000000..beffc3d --- /dev/null +++ b/docs/site-candidates.md @@ -0,0 +1,103 @@ +# Site Candidates + +The site strategy is a long lease of raw land on which the purpose-built +plant is constructed (business plan section 6.1, built from +`business-plan/build/`). What any site has to offer is unchanged: ~4 rai +minimum and 6 to 8 rai with expansion, truck access and turning, room for +the cooling tower and a separated battery enclosure, a 500 to 1,000 kVA +medium-voltage connection, a slab rated 3 t/m² and a frame able to carry +the overhead crane ([scale](scale.md), +[crane, workshop and tours](crane-workshop-tours.md)), factory permission +for pressing with a steam boiler, and, for Phase 5, permission for an +electroplating line ([galvanics and stamper prep](equipment/galvanics.md)). + +## The three candidates + +| | Mueang Chi, Lamphun | Northern Region Industrial Estate, Lamphun | Payap University land, Chiang Mai | +|---|---|---|---| +| Status | Working candidate: the massing model, PV roof design and [construction RFQ](finance/phase1-construction-rfq.md) are sited here | Fallback | New lead (October 2026): the university approached the project and is interested in leasing land to us | +| Lessor | Private owner | IEAT | Payap University (private, non-profit, founded by the Foundation of the Church of Christ in Thailand) | +| Plot | 5-0-66.5 rai, 18.4708 N, 98.9642 E, narrow and skewed | Leased estate plots | Not yet identified. The main (Mae Khao) campus is at 18.795 N, 99.033 E | +| Distance to Chiang Mai old city | ~35 km | Lamphun valley | ~5 km east, on the Chiang Mai–Lampang superhighway | +| Zoning for factory use | Unverified (agricultural land) | Industrial estate; licensing through the estate | Unverified | +| Galvanics effluent | Ours to permit; zero discharge | Shared central effluent treatment | Needs the lessor's consent on top of the permit | +| Neighbours | Agricultural | Industrial | A pharmaceutical facility under construction on the same land | + +## Payap University (new lead, October 2026) + +**What we know from the conversation:** Payap University is interested in +leasing land to the project, and a pharmaceutical facility is under +construction on the same land. The plot, its size, the title, the term and +the rent are not known yet. + +**Public facts.** Payap's main campus, Mae Khao, is at 272 Moo 2, San +Phranet, San Sai district, on the Chiang Mai–Lampang superhighway. The +university bought it in 1974 as about 120 acres of low-lying land and has +since grown it to about 275 acres (~700 rai) with purchases across the ring +road (Payap's own history page). Its Faculty of Pharmacy put the +construction of a cosmetics production facility and co-working space out to +tender in July 2024, and the university has announced a centre for +producing active compounds from cannabis and medicinal plants by bioreactor +(RPAH) with an industry sponsor. Whether either of these is the +pharmaceutical facility on the offered land is to be confirmed. + +**Why it is worth pursuing.** + +- **Location.** About 5 km from the old city and 25 to 30 km nearer the + team, customers and the airport than Mueang Chi. The + [visitor corridor](crane-workshop-tours.md), the + [artist platform](artist-platform.md) and hiring all work better in town. +- **A partner, not only a landlord.** Payap has a College of Music, + communication arts and business faculties (artists, mastering and + cutting trainees, the platform's first users) and a Faculty of Pharmacy + with analytical labs that could back the PVC material lab + ([quality automation](quality-automation.md)). A formal university + collaboration is also the kind of R&D and skills cooperation the + [BOI](boi.md) merit measures reward; confirm which measure applies. +- **Production is already being built there.** If the pharmaceutical + facility has factory permission, the land may already have a path + through licensing and a medium-voltage supply nearby. Shared + infrastructure (MV connection, RO water, effluent treatment) is worth + asking about. + +**What could rule it out** (check in this order, before any design work): + +1. **Zoning.** The plot's colour in the Chiang Mai comprehensive city plan + and whether it allows a record-pressing factory with a steam boiler and, + later, electroplating. A pharmaceutical or cosmetics plant and an + electroplating line are different factory classes, so the neighbour's + permit proves little. Ask the provincial public works and town planning + office, as for Mueang Chi. +2. **Can the university lease to a company?** Title type (Chanote needed), + university council approval, and whether campus land of a private + higher-education institution carries restrictions on commercial leases. + This is a question for Thai counsel, together with the lease terms the + business plan already requires (registered 30-year lease with renewal, + building ownership, mortgageable). +3. **The pharmaceutical neighbour.** A GMP facility is sensitive to dust, + smoke and fumes. Ours: the boiler stack (biomass smoke next to a + pharmaceutical plant in town would be a hard sell, which favours + electric or LPG steam; see [biomass](biomass.md)), galvanics extraction, + PVC extrusion fumes, press noise and truck traffic. Agree emission and + buffer rules in the lease rather than after the first complaint. +4. **Flooding.** Payap describes the Mae Khao land as low-lying when bought. + Check the plot against the 2024 flood extents; the design's floor, 1.2 m + above ground for the loading docks, helps but is not a flood + assessment. +5. **Plot fit.** Shape and size against the 60 × 25 m building, the + detached utility yard and the phase 2 footprint (6 to 8 rai). +6. **Galvanics on a campus.** Phase 5 electroplating needs the lessor's + written consent; the zero-discharge design + ([sustainability](sustainability.md)) becomes a lease condition, not + only a commitment. + +**Questions for the next meeting with Payap:** which plot (map, size, +title deed number), its zoning and current use; what the pharmaceutical +facility is, who operates it and when it opens; what utilities it brings +(MV, water, wastewater); lease term, rent, renewal and building ownership; +what collaboration the university wants in return. + +Nothing has been re-sited. The parametric model, PV roof study, RFQ and +the fleet site code `lpn` in the [digital factory](digital-factory.md) +stay on Mueang Chi until a Payap plot is known and has passed checks 1 +and 2.