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199 lines
12 KiB
Markdown
199 lines
12 KiB
Markdown
# Phase 1 Construction: Rough Pricing Request
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Spec sheet for asking a contractor for a budget-level price on the phase 1
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buildings and site works. Quantities come from the parametric model
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(`docs/cnx_vinyl_parametric.FCStd`) sited on the candidate Mueang Chi
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parcel; everything here is planning-stage, not construction documents. In
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Thailand this scope is typically quoted as a PEB (pre-engineered steel
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building) per m² plus civil works, and the sheet is structured that way.
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Context to give the contractor up front: the land is not yet purchased and
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zoning is unverified, so this is a budget number, not a bid.
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## 1. Main production building
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| Item | Spec |
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|---|---|
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| Type | Single-storey steel portal frame (PEB), no mezzanine, no crane |
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| Footprint | **60 × 25 m = 1,500 m²** |
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| Roof | Monopitch, **10° pitch**, roof plane **1,523 m²**, low eave **7.0 m**, high side **~11.4 m** (both above finished floor) |
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| 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 |
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| 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** |
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| 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** |
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| Floor | **200 mm** ground-bearing slab rated **30 kN/m² UDL**, provision for machine plinths, power-floated finish |
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| Finished floor level | **+1.2 m above surrounding ground** — see §1b |
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| 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 |
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| Interior | **Shell only — no internal fit-out** in this price (clean room, offices etc. priced later) |
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On the slab spec: 30 kN/m² (3 t/m²) is the standard industrial warehouse
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class, not a premium — it is what the presses and pallet racking need, and
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stepping up from a light-duty slab adds only on the order of 100–200 THB/m².
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The real cost variable is the ground underneath (see soil, below). A later
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value-engineering option is to zone the slab — 30 kN/m² under press hall and
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warehouse only, lighter under offices, but for rough pricing the whole
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floor is specified at 30 so the number is conservative.
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### 1a. Panel core: where PIR is not enough
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PIR is specified for the general envelope because it gives the best thermal
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performance per millimetre (λ ≈ 0.022 W/mK, so roughly U 0.28 W/m²K walls
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and 0.21 W/m²K roof), which is what the conditioned interior needs. Two
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places it should **not** be used, and the contractor should price
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**mineral-wool core** panels instead:
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- **Fire compartmentation.** A panel's reaction-to-fire class is not a fire
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resistance rating. Any wall required to compartment — production hall to
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warehouse, and anything separating the boiler hall — needs rated
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construction achieving **EI 60 or EI 120**, which in panel form means
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mineral wool, not PIR.
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- **Acoustics.** PIR performs poorly for sound, typically **Rw 25–30 dB**;
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it is a stiff closed-cell foam and behaves as a mass-spring-mass system
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with coincidence dips. Presses, compressors, chillers and the boiler are
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all significant sources and the site is agricultural land, so a neighbour
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complaint is a permitting risk. Mineral-wool core reaches roughly
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**Rw 32–40 dB**.
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Ask the contractor to price the general envelope in PIR and to quote
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mineral-wool core as a **separate rate per m²** for nominated compartment
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and acoustic walls, stating the panel thickness needed to hold the same
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U-value (mineral wool at λ ≈ 0.038 needs roughly 130 mm walls / 180 mm roof
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to match, and is heavier — it may affect purlin and frame sizing).
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**Open decision:** which elevations are acoustically governed. That depends
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on the neighbour to be identified at the land survey. Until then, price the
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mineral-wool rate but leave the area provisional.
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### 1b. Raised floor and site fill
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The dock-height question is now **decided**: the whole building floor is
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raised rather than forming a recessed dock pit. This is a civil works item
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and must be included.
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| Item | Quantity |
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|---|---|
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| Compacted structural fill under the building platform | **1,711 m³** |
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| Fill build-up | 1.0 m compacted fill + 200 mm slab = **FFL +1.2 m** |
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| Reinforced concrete edge beam to retained faces | **56.1 m³**, ~85 m of retained edge |
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| Battered faces | Two faces battered at **1V:2H** rather than retained (no edge beam) |
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The loading face and the car-park elevation are retained by the edge beam;
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the other two faces are battered. The dispatch room behind the docks runs as
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a buffer climate zone, separated from the conditioned warehouse by
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interlocked high-speed roll doors.
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**Access at grade.** With FFL at +1.2 m the building needs its own access,
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now modelled and to be included:
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| Item | Spec |
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|---|---|
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| 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 |
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| 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 |
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Two things deliberately not in the model, to be priced anyway: **handrails**
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to both sides of every flight and to the ramp, and **door thresholds**.
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The ramp is 1:10, which suits forklifts and vans but is **not** an
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accessible gradient. If a step-free staff entrance is required, that is a
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separate 1:12 ramp with intermediate landings — flag it now if wanted.
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Exit positions are provisional: they are placed for reasonable escape
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distances on a 60 × 25 m footprint, but final numbers and locations follow
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the fire strategy and the racking layout, neither of which is fixed.
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## 2. Detached utility yard
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Simple industrial enclosures beside the main building.
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| Building | Area | Height |
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|---|---|---|
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| Boiler hall | 66 m² | 6.0 m |
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| Biomass fuel store | 42 m² | 5.0 m |
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| Chiller room | 60 m² | 5.0 m |
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| Cooling tower pad (concrete pad only) | 10 m² | - |
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The 14 m flue stack comes with the boiler — excluded here. The boiler hall
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envelope should be non-combustible (mineral-wool panels or masonry), not
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PIR.
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## 3. Site works
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| Item | Quantity |
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| Perimeter wall | **~444 m** boundary, **2.0 m** high block/precast on strip footing (~174 m³) |
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| 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 |
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| Paving — heavy duty | **1,608 m²** rigid reinforced concrete for laden trucks: truck apron, dock face, internal circulation road, Phase 2 link |
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| Paving — general | **2,779 m²** lighter hardstanding: car park, yard and margins |
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| **Paving total** | **4,387 m²** — see note below |
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| 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 |
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| Guard house | **12 m² (4 × 3 m)**, insulated/AC'd, with toilet; sited at the gate, north-west side |
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| 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 |
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| Fire main | Ring main runs from the north-west corner to the buildings — quote the **length**, not just "a ring main" |
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| Drainage & sanitation | Site stormwater drainage, domestic septic/treatment for ~25 staff — **see note below** |
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**On the paving quantity.** This is a deliberate increase: the site is now
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paved continuously from the road frontage through to the Phase 2 building.
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At 4,387 m² it is roughly 2.5× the 1,500–2,000 m² this sheet previously
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carried, and it becomes one of the larger civil numbers in the package. Two
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things follow:
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- The two paving classes are quoted separately on purpose. Do **not** price
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the whole 4,387 m² at truck spec.
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- Roughly the last third of the general paving is the Phase 2 approach,
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which will be dug up again for Phase 2 piling and foundations. **Option to
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price:** compacted sub-base only now, surfaced after Phase 2 completes.
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**On drainage.** 4,387 m² of pavement is about 46 % of the 9,567 m² plot,
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but the figure that matters for attenuation is the **total sealed area**:
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adding the main building (1,500 m²), utility yard (178 m²), guard house
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(12 m²) and parking canopies (271 m²) gives **6,348 m², or 66 % of the
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plot**. Quote the contractor that number, not the paving one.
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Runoff increases materially over the agricultural baseline, and
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stormwater attenuation — quite possibly a detention pond — may be required
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for the factory permit. Ask the contractor to state what they have assumed.
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## 4. Exclusions
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State these so the number is clean: process machinery, PV system, HVAC
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plant, chiller/boiler/tanks themselves, sprinkler system, internal fit-out,
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transformer (PEA), and land works beyond normal grading.
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## 5. Questions the contractor will ask
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- **Soil conditions**: unknown — the plot is agricultural land in Mueang
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Chi, Lamphun, likely soft former paddy. A soil boring test (~30–50k THB)
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comes before any real number. For rough pricing, ask them to assume
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soft-to-medium Lamphun valley soil and to **state the foundation
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assumption they price** (footings vs driven piles; a piled slab can add
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several hundred to 1,000+ THB/m²). The soil, not the slab spec, is the
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main price risk in the whole package, and it now applies to 4,387 m² of
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pavement and a 1,711 m³ fill platform as well as the building.
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- **Tank proximity to the building**: the fire water tank sits about 4.5 m
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from the main building. Full, it is ~250 t on a 9 m ring foundation. On
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soft ground, ask whether they price a deeper tank foundation, ground
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improvement, or want the tank moved further off.
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- **Panel core**: PIR general with mineral wool at compartment and acoustic
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walls (§1a) — separate rate per m², and any frame implications.
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- **Sprinklers**: OH2 sprinkler system, ring main, and hydrants are planned
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but not designed (see [facility security](../facility-security.md)). Ask
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whether they price it or use a specialist sub — quoted separately either
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way.
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- **Racking height** in the warehouse zone: undecided; drives the fire
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design, not the shell, but they may ask.
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- **Permits**: ask whether the price includes permit drawings by a licensed
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engineer for the building permit and Ror.Ngor. 4 factory license — rough
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shell prices usually don't.
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## 6. What to ask for back
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- **THB/m² rough range for the PEB shell** at the insulated-panel spec
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above — not the bare-shed spec
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- Separate rates for **heavy-duty** and **general** paving
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- A separate rate for **mineral-wool core** panel
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- A lump figure for the rest of the site works
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- The foundation/geotech assumption behind all of it
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That is enough to sanity-check against the ~24–42M THB Thai-sourced
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utilities baseline in the [utilities CSV](utilities-investment.csv);
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building construction is currently an unpriced line in
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[scale](../scale.md).
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