grabowski
9d5d695855
The parametric model (docs/cnx_vinyl_parametric.FCStd) is now tracked. It is the spreadsheet-driven Arch/BIM rebuild that supersedes the hard-coded massing in factory_building_rough.FCStd, which is kept because the current renders still come from it. Site works. The two gates are consolidated into a single 10.0 m bi-parting opening, with the wall plugged where the second one stood. The guard house sits beside it clear of the entry corridor, and was raised out of the ground - it had been modelled sunk half a storey. The fire water tank moved to the north-west corner of the plot, taking utility-yard clearance from 5.6 m to 18.6 m; the fire pump house follows it. The site is now paved continuously from the frontage through to phase 2: 4,387 m², split 1,608 heavy-duty and 2,779 general so the two can be priced apart. Phase 1 envelope. The walls stopped flat at 8.2 m while the roof rose to 12.6 m, leaving the entire high-side wall and both gable triangles open - about 366 m². Walls now follow the roof underside exactly. The rebuild also starts the sandwich panel on top of the masonry dado, clearing a 31.9 m³ overlap that had been double-counting 425 m² of envelope. A vehicle ramp (10.5 m at 1:10) and three stair flights are added, since with FFL at +1.2 m the building had no means of access at grade. Phase 2. Built from the design already documented in scale.md: 45 x 38 m, two-bay sawtooth at 10.35/7.0 m with a 3.35 m glazed riser, bays falling ESE. A three-storey office cube - canteen, office, office plus sleeping - stands at the yard end of the west tooth, 1.65 m proud of the ridge. Its walls and the hall walls are Arch Walls, and the yard glazing is Arch Windows, so both carry IFC types and cut their own openings. RFQ updated against the model throughout, with a new section on where mineral-wool core is required instead of PIR, for compartmentation and for acoustics.
11 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 (~200 m³, ~250 t full) 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 seals about 46 % of the 9,567 m² plot. 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.