# Phase 1 Construction: Rough Pricing Request

Spec sheet for asking a contractor for a budget-level price on the phase 1
buildings and site works. Quantities come from the massing model
(`docs/factory_building_rough.FCStd`) sited on the candidate Mueang Chi
parcel; everything here is planning-stage, not construction documents. In
Thailand this scope is typically quoted as a PEB (pre-engineered steel
building) per m² plus civil works, and the sheet is structured that way.

Context to give the contractor up front: the land is not yet purchased and
zoning is unverified, so this is a budget number, not a bid.

## 1. Main production building

| Item | Spec |
|---|---|
| Type | Single-storey steel portal frame (PEB), no mezzanine, no crane |
| Footprint | **60 × 25 m = 1,500 m²** |
| Roof | Monopitch, **10° pitch**, roof plane ~1,520 m², low eave **7.0 m**, high side **~11.4 m** |
| Roof load | Carries a rooftop PV array (~425 modules, ~247 kWp): add **~20 kg/m²** dead load plus wind uplift on racking; PV mounts on the purlins |
| Envelope | **Insulated sandwich panels, walls and roof, PIR core — EPS core excluded** (fire and insurability), fire-rated class stated (FM-approved or B-s1). **Roof 100 mm PIR** with light-colored top skin, **walls 75 mm PIR**. Masonry/precast dado wall to ~2.5 m with panels above (impact, security, washdown), internally insulated so the envelope stays continuous. Taped/gasketed joints throughout — the building is air-conditioned (20–26 °C, 35–60 % RH) and must be airtight against smoke-season PM2.5. No skylights. Not bare metal sheet with blanket insulation |
| Floor | Ground-bearing slab rated **30 kN/m² UDL**, provision for machine plinths, power-floated finish |
| Doors | 2 loading doors (insulated sectional) as **sealed dock positions**: dock shelters/seals plus dock levelers, so the docked trailer acts as the airlock and doors never open to outside air. Personnel entrances with vestibule; fire exits per code |
| Loading dock | **Decide before pricing: dock-height (preferred) vs ground-level.** Dock-height means a recessed dock pit or ~1.2 m raised slab at the loading face — a civil-works item the contractor must include. The dispatch room behind the docks runs as a buffer climate zone, separated from the conditioned warehouse by interlocked high-speed roll doors |
| Interior | **Shell only — no internal fit-out** in this price (clean room, offices etc. priced later) |

On the slab spec: 30 kN/m² (3 t/m²) is the standard industrial warehouse
class, not a premium — it is what the presses and pallet racking need, and
stepping up from a light-duty slab adds only on the order of 100–200 THB/m².
The real cost variable is the ground underneath (see soil, below). A later
value-engineering option is to zone the slab — 30 kN/m² under press hall and
warehouse only, lighter under offices — but for rough pricing the whole
floor is specified at 30 so the number is conservative.

## 2. Detached utility yard

Simple industrial enclosures beside the main building.

| Building | Area | Height |
|---|---|---|
| Boiler hall | 66 m² | 6.0 m |
| Biomass fuel store | 42 m² | 5.0 m |
| Chiller room | 60 m² | 5.0 m |
| Cooling tower pad (concrete pad only) | 10 m² | — |

The 14 m flue stack comes with the boiler — excluded here. The boiler hall
envelope should be non-combustible (mineral-wool panels or masonry), not
PIR.

## 3. Site works

| Item | Quantity |
|---|---|
| Perimeter wall | **~444 m** boundary, ~2 m high block/precast, on strip footing |
| Main gate | Piers + sliding leaf, ~8 m clear opening |
| Truck apron + internal circulation road | Heavy-duty concrete paving, roughly **1,500–2,000 m²** (rigid pavement for laden trucks) |
| Car/scooter parking | Roofed canopies: **25 × 6 m** (10 cars) + **14 × 5 m** (~30 scooters), steel canopy carrying ~32 kWp PV |
| Guard house | Small (~12 m²), insulated/AC'd, with toilet |
| Tank foundations | Ring foundations for a **9 m dia × 4 m** fire water tank (~200 m³, ~250 t full) and a **5 m dia × 3 m** raw water tank, plus a small fire pump house. Tanks themselves are vendor-supplied bolted panels — foundations only |
| Drainage & sanitation | Site stormwater drainage, domestic septic/treatment for ~25 staff |

## 4. Exclusions

State these so the number is clean: process machinery, PV system, HVAC
plant, chiller/boiler/tanks themselves, sprinkler system, internal fit-out,
transformer (PEA), and land works beyond normal grading.

## 5. Questions the contractor will ask

- **Soil conditions**: unknown — the plot is agricultural land in Mueang
  Chi, Lamphun, likely soft former paddy. A soil boring test (~30–50k THB)
  comes before any real number. For rough pricing, ask them to assume
  soft-to-medium Lamphun valley soil and to **state the foundation
  assumption they price** (footings vs driven piles; a piled slab can add
  several hundred to 1,000+ THB/m²). The soil, not the slab spec, is the
  main price risk in the whole package.
- **Sprinklers**: OH2 sprinkler system, ring main, and hydrants are planned
  but not designed (see [facility security](../facility-security.md)). Ask
  whether they price it or use a specialist sub — quoted separately either
  way.
- **Racking height** in the warehouse zone: undecided; drives the fire
  design, not the shell, but they may ask.
- **Permits**: ask whether the price includes permit drawings by a licensed
  engineer for the building permit and Ror.Ngor. 4 factory license — rough
  shell prices usually don't.

## 6. What to ask for back

- **THB/m² rough range for the PEB shell** at the insulated-panel spec
  above — not the bare-shed spec
- A lump figure for the site works
- The foundation/geotech assumption behind both

That is enough to sanity-check against the ~24–42M THB Thai-sourced
utilities baseline in the [utilities CSV](utilities-investment.csv);
building construction is currently an unpriced line in
[scale](../scale.md).