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12 KiB
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). 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; building construction is currently an unpriced line in scale.