# 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 parametric model
(`docs/cnx_vinyl_parametric.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 **1,523 m²**, low eave **7.0 m**, high side **~11.4 m** (both above finished floor) |
| 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,d0). **Roof 100 mm PIR** with light-colored top skin, **walls 75 mm PIR**. 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. **See §1a for where mineral-wool core is required instead** |
| Wall quantities | Masonry/precast dado **170 m perimeter × 2.5 m = 425 m²** (impact, security, washdown), internally insulated so the envelope stays continuous; **sandwich panel above dado ~1,140 m²** |
| Floor | **200 mm** ground-bearing slab rated **30 kN/m² UDL**, provision for machine plinths, power-floated finish |
| Finished floor level | **+1.2 m above surrounding ground** — see §1b |
| 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 |
| 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.

### 1a. Panel core: where PIR is not enough

PIR is specified for the general envelope because it gives the best thermal
performance per millimetre (λ ≈ 0.022 W/mK, so roughly U 0.28 W/m²K walls
and 0.21 W/m²K roof), which is what the conditioned interior needs. Two
places it should **not** be used, and the contractor should price
**mineral-wool core** panels instead:

- **Fire compartmentation.** A panel's reaction-to-fire class is not a fire
  resistance rating. Any wall required to compartment — production hall to
  warehouse, and anything separating the boiler hall — needs rated
  construction achieving **EI 60 or EI 120**, which in panel form means
  mineral wool, not PIR.
- **Acoustics.** PIR performs poorly for sound, typically **Rw 25–30 dB**;
  it is a stiff closed-cell foam and behaves as a mass-spring-mass system
  with coincidence dips. Presses, compressors, chillers and the boiler are
  all significant sources and the site is agricultural land, so a neighbour
  complaint is a permitting risk. Mineral-wool core reaches roughly
  **Rw 32–40 dB**.

Ask the contractor to price the general envelope in PIR and to quote
mineral-wool core as a **separate rate per m²** for nominated compartment
and acoustic walls, stating the panel thickness needed to hold the same
U-value (mineral wool at λ ≈ 0.038 needs roughly 130 mm walls / 180 mm roof
to match, and is heavier — it may affect purlin and frame sizing).

**Open decision:** which elevations are acoustically governed. That depends
on the neighbour to be identified at the land survey. Until then, price the
mineral-wool rate but leave the area provisional.

### 1b. Raised floor and site fill

The dock-height question is now **decided**: the whole building floor is
raised rather than forming a recessed dock pit. This is a civil works item
and must be included.

| Item | Quantity |
|---|---|
| Compacted structural fill under the building platform | **1,711 m³** |
| Fill build-up | 1.0 m compacted fill + 200 mm slab = **FFL +1.2 m** |
| Reinforced concrete edge beam to retained faces | **56.1 m³**, ~85 m of retained edge |
| Battered faces | Two faces battered at **1V:2H** rather than retained (no edge beam) |

The loading face and the car-park elevation are retained by the edge beam;
the other two faces are battered. The dispatch room behind the docks runs as
a buffer climate zone, separated from the conditioned warehouse by
interlocked high-speed roll doors.

**Access at grade.** With FFL at +1.2 m the building needs its own access,
now modelled and to be included:

| Item | Spec |
|---|---|
| Vehicle ramp | **10.5 m run × 4.5 m wide at 1:10**, rising 1,050 mm from yard level to FFL, sited at the far end of the building — opposite the docks, so it does not conflict with dock operations. **~22.9 m³** concrete |
| Personnel steps | **3 flights**: main entrance on the car-park elevation, plus two fire exits — one at the opposite end of the same elevation, one at the dock end. Each **1.5 m wide, 6 risers at 175 mm, 5 treads at 280 mm, 1.2 m top landing**. **~2.3 m³** each |

Two things deliberately not in the model, to be priced anyway: **handrails**
to both sides of every flight and to the ramp, and **door thresholds**.

The ramp is 1:10, which suits forklifts and vans but is **not** an
accessible gradient. If a step-free staff entrance is required, that is a
separate 1:12 ramp with intermediate landings — flag it now if wanted.

Exit positions are provisional: they are placed for reasonable escape
distances on a 60 × 25 m footprint, but final numbers and locations follow
the fire strategy and the racking layout, neither of which is fixed.

## 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, **2.0 m** high block/precast on strip footing (~174 m³) |
| Main gate | **One** gate only: piers plus **bi-parting sliding leaves, 10.0 m clear opening** (2 × 5 m). The previously mooted second gate is deleted |
| Paving — heavy duty | **1,608 m²** rigid reinforced concrete for laden trucks: truck apron, dock face, internal circulation road, Phase 2 link |
| Paving — general | **2,779 m²** lighter hardstanding: car park, yard and margins |
| **Paving total** | **4,387 m²** — see note below |
| Car/scooter parking | Roofed canopies: **27.7 × 7.0 m (195 m², 10 cars)** + **13.7 × 5.5 m (76 m², 30 scooters)**, steel canopy carrying **~40 kWp** PV |
| Guard house | **12 m² (4 × 3 m)**, insulated/AC'd, with toilet; sited at the gate, north-west side |
| Tank foundations | Ring foundation for a **9 m dia × 4 m** fire water tank (**~250 m³, ~250 t full** — the geometry gives 254 m³ gross; if 200 m³ usable with freeboard is intended, the foundation still carries the full 250 t) sited in the **north-west corner of the plot**, with the **fire pump house adjacent to it**; plus a **5 m dia × 3 m** raw water tank. Tanks themselves are vendor-supplied bolted panels — foundations only |
| Fire main | Ring main runs from the north-west corner to the buildings — quote the **length**, not just "a ring main" |
| Drainage & sanitation | Site stormwater drainage, domestic septic/treatment for ~25 staff — **see note below** |

**On the paving quantity.** This is a deliberate increase: the site is now
paved continuously from the road frontage through to the Phase 2 building.
At 4,387 m² it is roughly 2.5× the 1,500–2,000 m² this sheet previously
carried, and it becomes one of the larger civil numbers in the package. Two
things follow:

- The two paving classes are quoted separately on purpose. Do **not** price
  the whole 4,387 m² at truck spec.
- Roughly the last third of the general paving is the Phase 2 approach,
  which will be dug up again for Phase 2 piling and foundations. **Option to
  price:** compacted sub-base only now, surfaced after Phase 2 completes.

**On drainage.** 4,387 m² of pavement is about 46 % of the 9,567 m² plot,
but the figure that matters for attenuation is the **total sealed area**:
adding the main building (1,500 m²), utility yard (178 m²), guard house
(12 m²) and parking canopies (271 m²) gives **6,348 m², or 66 % of the
plot**. Quote the contractor that number, not the paving one.
Runoff increases materially over the agricultural baseline, and
stormwater attenuation — quite possibly a detention pond — may be required
for the factory permit. Ask the contractor to state what they have assumed.

## 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, and it now applies to 4,387 m² of
  pavement and a 1,711 m³ fill platform as well as the building.
- **Tank proximity to the building**: the fire water tank sits about 4.5 m
  from the main building. Full, it is ~250 t on a 9 m ring foundation. On
  soft ground, ask whether they price a deeper tank foundation, ground
  improvement, or want the tank moved further off.
- **Panel core**: PIR general with mineral wool at compartment and acoustic
  walls (§1a) — separate rate per m², and any frame implications.
- **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
- Separate rates for **heavy-duty** and **general** paving
- A separate rate for **mineral-wool core** panel
- A lump figure for the rest of the site works
- The foundation/geotech assumption behind all of it

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).