Mbfc project

Marina Bay Financial Centre
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Objective
The general objectives of this project is to give our client a detailed management
report of the Marina Bay Financial Centre.
This general objective can be broken down to four more specific objectives that
would together achieve the overall goal of the project as follows:
i. Providing an introduction of the subject property’s location, size, awards won
due to its sustainable development, developers, type of use and land tenure.
ii. Giving an estimated distance of the subject property from key amenities
around it and providing insightful comments on its accessibility.
iii. Evaluating a list of building materials used in basic areas.
iv. Providing an estimation of the size of these basic areas.
This reports aims to provide accurate information of MBFC while comparing it with
other famous sites in Singapore to weigh the advantages and disadvantages of the
building’s architecture.

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Chapter 1: Introduction
1.1 Location
1) Marina Bay is Singapore’s most ambitious and exciting urban development
that will support its substantial growth as a major business and financial in Asia,
being the centrepiece of Singapore’s urban transformation. This gives Marina Bay
a unique competitive advantage to tap on the synergy with the existing Central
Business District in Singapore since it is an extension of the city.
2) Marina Bay has the concept of the combined live-work-play which is a
sustainable approach that brings about greater convenience as a place with a
necklace of attractions and round-the-clock energy.
3) Good transportation infrastructure to provide connectivity for companies and
professional to support one another and exchange ideas.
4) A common service tunnel has been built to locate all utility services such as
electrical and telecommunication cables and water pipes in the same underground
network. This allow easier maintenance and upgrading with minimal disruptive
road excavations.
5) There is also the waterfront promenade with greenery designed as a well-shaded
environment for pedestrian. Water features are included to cool the ambient air
temperature. This makes MBFC a prime location for global investors and
corporations that are looking for premium offices to locate at. Hence the Marina
Bay Financial Centre is our chosen project as it guarantees high returns from
investing due to the functions of the building, location and the government policies
tied to it.
1.2 Size
The size 3.55-hectare Marina Bay Financial site includes three office towers worth of
workplace, two residential towers and a subterranean retail space of 160,000 square
feet.

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1.3 Developers
The Marina Bay Financial Centre is jointly developed by Cheung Kong
(Holdings)/Hutchison Whampoa, Hong Kong Land and Keppel Land Limited.
1) The Cheung Kong (Holdings) Limited specializes in private residential
properties in Singapore.
2) The Hong Kong Land group owns and manages prime commercial spaces in
Singapore’s Central Business District.
3) The Keppel Land Limited is one of the largest property companies by totally
assets on the Singapore Exchange and they are recognized for residential
developments, investment-grade commercial properties, and high standards
of corporate governance and transparency. Being the leading prime office
developer and landlord in Singapore, they focused on creaking live-work-play
environment which is what essentially the Marina Bay Financial Centre is
created for.
1.4 Type of use and Land Tenure
MBFC is a mixed development which comprises of office units and commercial
spaces. It has a 99-year lease which expires on 10th October 2104.
1.5 Sustainable Development
MBFC qualifies for inclusion in the Building Control Authority Green Mark scheme,
which promotes sustainability in the built environment.
The environmentally-smart building and design features include energy-saving
ventilation systems and lifts, extensive landscaping, sky terraces and gardens evenly
distributed throughout the building to spread the cooling load.
This building has earned various awards, such as:
1) 2008 – BCA Green Mark Gold Award for Phase 1 (Commercial Towers 1 & 2)
2) 2009 – BCA Green Mark Gold Plus Award for Phase 2 (Commercial Tower 3)
3) LEED (Leadership in Energy and Environmental Design) Gold certification for
its corporate interiors.

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Chapter 2: Accessibility
Marina Bay Financial Centre is located in the heart of Central Business District area,
offering high accessibility to various places which suits its concept of Work, Live and
Play. The location provide great convenience as it is surrounded by many other
office buildings, residential areas and entertainment places.
2.1 Transportation
1. Approximately 350 m away from Marina Bay MRT Station Exit B which is
equivalent to 4 minute walk.
2. Estimated walking distance of 700 m from Raffles Place MRT Station Exit J, 9
minute walk.
3. Around 650 m to Bayfront MRT Station, 8 minute walk via Marina Bay Sands.
4. The upcoming Downtown MRT Station opening in 4th quarter of 2013 has an
underground link to Marina Bay Link Mall located under the Office Towers.
5. Bus Stop of Stop ID 03391 just in front of the Ground Plaza of Marina Bay
Financial Centre, offering services of Bus 97 and 97e.
6. Bus Stop located in front of Office Tower 3 of Stop ID 03531 provide services
from Bus 106 and 133.
7. 500 m to bus stops with Stop ID 03059 at One Raffles Quay and Stop ID 03031
opposite AIA Tower that have bus services that travel to areas where the
expatriates working at Marina Bay Financial Centre usually stay. The following
are the lists of Buses offering their services at these bus stops.
 Stop ID 03059: 10, 10e, 57, 70, 75, 100, 107, 128, 130, 131, 162, 167,
186, 196, and196e.
 Stop ID 03031: 10, 10e, 70, 75, 100, 107, 128, 130, 162, 196, 196e, 538,
539, 544, and 545.
8. ECP connects to the eastern part of Singapore, AYE to the western side and
CTE to the northern side.
9. Taxi stands available at all Office Towers (Tower 1, 2, and 3).
10. Around 20 minute drive from Changi Airport.

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2.2 School
1. Within 2 km of Cantonment Primary School.
2.3 Residential Areas
1. 50 m to Marina Bay Residences.
2. 200 m to The Sail and Marina Bay Suites, approximately 3 mins walk.
3. 250 m to Marina One Residences (under construction U/C), 500 m to Robinson
Suites (U/C) and V On Shenton (U/C).
4. Around 1 km to the Shenton Way district which comprises of many up and
coming condominiums such as ICON, Lumiere, EON Shenton (U/C), 76 Shenton
(U/C), Sky Suites @ Anson (U/C), Altez (U/C).
2.4 Food Market
1. Estimated walking distance of 400 m to Lau Pa Sat Festival Market, around 5
minute walk where local foods can be found. Therefore office workers are not
just restricted to dining at restaurants and can experience hawker centre in the
financial district area.
2.5 Entertainments
1. Marina Bay Link Mall located under Marina Bay Financial Centre Office Towers.
2. 10 minute walk to Marina Bay Sands with estimated distance of 800 m.
3. Approximately 2.6 km and 7 minute drive to Gardens by the Bay which is a major
tourist attraction.
Additional Comments
The location is very strategic as it suits the concept of Live-Work-Play. While there
may be a few bus stops that are located around the MBFC, the ones nearest to
tower 3 and ground plaza only offer two bus services. This is insufficient for the
convenience of the office workers and visitors. Hence, it would be better if there are
more bus services and higher bus frequencies provided to the office workers and
visitors in these bus stops. Therefore they would not need to travel farther to One
Raffles Quay bus stop to reach their desired destinations.

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Chapter 3: Building Finishes and Materials
This section will include the finishes used in the construction of the following areas:
Exterior, Office Spaces, Lobby, Ground Plaza, Car Park and Toilet.
3.1 Exterior Building
MBFC have a crystalline architectural
language to blend itself to the environment.
The crystal forms, clad in heavily tinted,
low-e glass with a high shading coefficient,
are intended to create a strong profile on
the Singapore skyline.
Their faceted surfaces break up the
massing of the individual buildings by
reflecting sunlight in different ways.
The towers are oriented to maximize views
of the marina.
The commercial towers have projecting
horizontal louvers to shade occupants from
Singapore’s tropical sun.
Windows are made vertical, to flush dirt
from the windows in times of rain or wind.
Windows are homogenous making
replacement of any damaged windows
cheaper and easier.

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3.2 Office Space
The floor plates in MBFC are around 21,000 square feet to over 45,000 square feet.
From the floor plan, we can know that the office space is in square shape. This is
the most ideal and desirable shape for office usage as compared to oval, triangle
and trapezium shapes. A square shape has the highest building efficiency as it has
highest net to gross ratio.
The floor area is approximately 1950 square feet.
Efficiency ratio:
The efficiency ratio of this building is not 100% because we need to take into
consideration the circulation space, safety regulations and flexibility for future
adaptability.
For example, the Gateway at Beach Road consists of two buildings that are
trapezium in shape. Both of them have sharp edges at the end of the building. The
average floor plates in the building are 11,000 square feet. However, some of the
sharp corners cannot be fully utilized.
3.2.1 Column-Free Space
Every floor in the building has large, regular column-free space.
The financial buildings are clear span steel frame buildings with the steel girders that
span from columns at the exterior wall. These steel buildings require no interior

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support columns which leaves the interior area open without any barrier and load-
bearing beams.
Advantages:
1) Regular column free space is thus obtained and tenants could easily rearrange
the floor plans according to their needs.
2) This can actually tenants as this maximizes the flexibility and efficiency of the
building.
3) Increase the profits of developer as more usable and rentable area is provided.
3.2.2 Floor-to-Ceiling Windows
With the installation of floor-to-ceiling windows, light could shine through, spectacular
views, sense of boundlessness and freedom are provided. These buildings are built
in the form of crystalline as these sculpt a dramatic skyline along the Marina Bay
Waterfront.
Energy efficient curtain-wall glass cladding system is used for the overall building.
3.2.3 Paint
The building is painted with low Volatile Organic Compounds (VOC) which will
benefit both human and environmental health. The cost of this low VOC paint is not
high compare to those normal paints.
3.3 Eco-friendly Features
3.3.1 Pneumatic Refuse Conveyance System
In this building, a Pneumatic Refuse Conveyance system is installed as a mechanized
method of refuse collection. The refuse materials are conveyed from the building through a
network of underground pipes to a central refuse collection point, called the refuse collection
centre. Advantages includes the reduction in congestion, noise and odour nuisance in the
area. This will result in manpower savings as there is no need for manual handling of refuse
materials. It is also more hygienic and pleasant. However the rubbish that is disposed in the
refuse chute has to fit strict size requirements to prevent the system from clogging up.

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3.3.2 Sky Garden, Rooftop Greenery, Planting Zones
Marina Bay is the Central Business District in Singapore, therefore it is highly
developed and also highly-built up with high-rise buildings. High density urban
environment often suffers certain trade-offs and disadvantages as the heat from the
sun is absorbed by the large area of building surfaces. Thus, 36% of the total area of
this building has been allocated to green spaces. There are planting zones between
two buildings, sky-gardens and rooftop to replace the greenery lost from the site area
taken up by the building and also to lessen this “urban heat island effect”.
3.3.3 District Cooling System
A district cooling system is in operation to serve the developments within the Marina
Bay area. It supplies chilled water throughout the day through a piping network for
air-conditioning of the building. This system is environmentally friendly as it operates
more efficiently than other commercial equipment used in local plants, resulting in
reduction of electricity consumption by 40-60%. It saves building space as there is
no need for individual buildings to install chillers, cooling towers, pumps and other
individual systems. This benefits the building owners as there is larger net rentable
space area. In addition, it reduces noise level, maintenance fees and CO2
emissions.

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3.3.4 Windows
The use of Double Glazed Low-Emissivity (Low-E) insulating glass as the windows
for MBFC reduces solar heat gain into the building’s internal air-conditioned spaces.
This further aids with the internal cooling system of the buildings and reduce
electricity consumption on air-conditioning products.
Awards
MBFC’s eco-friendly features made them won accolades for their achievements
towards environmental sustainability under the Building and Construction Authority’s
(BCA) Green Mark awards.
1. Phase 1 (commercial) of Marina Bay Financial Centre (MBFC) was awarded
the Green Mark Gold award
2. BCA Green Mark Gold Plus Award for Phase 2 (Commercial Tower 3)
Additional Comments
It would be better if solar roof panels are installed for MBFC to not only reduce solar
heat gain, but produce electricity for the buildings to make them more
environmentally sustainable. Indeed, solar panels are expensive, but they are cost
effective due to their long lifespan and warranty, reaping off more benefits in the long
run.

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3.4 Lobby
3.4.1 Floor, Wall & Ceiling
Materials Advantages Disadvantages
Marble It has a grand
appearance and is
durable thus it does not
crack easily.
Marble is resistant to
scratch, hence giving an
everlasting appeal.
It is more expensive than
granite. Marble flooring
has a very low coefficient
of friction - it may present
a slipping hazard. Proper
maintenance of the
marble floor is needed to
ensure it last for years
since it is prone to stains.
Dry Wall
Ceiling
Easy to be installed due
to its lightweight. Fire
resistant and have
soundproof properties
prevent the transfer of
unwanted sound to
adjoining areas.
It is less suitable in high
moisture condition as it is
prone to damages due to
water.
It can promote the
growth of moulds and
fungi easily.

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LED lightings Energy efficient (Less
power consumption) as it
uses less power to
generate and thus
lowering the total electric
bills. LED light consumes
only 6-8 watts per bulb.
Long lifespan (Long
service life) as it can last
around 50,000 hours on
average.
Durable: LED light is
made of solid materials
and it doesn’t have
filament or a glass bulb,
hence it is more resistant
to damage.
LED light is expensive.
LED light is directional,
meaning that the light
does not radiate in all
directions, hence you will
have to install more LED
lights in order to cover all
corners, which incur
more cost.
3.4.2 Lightings
Additional Comments
It would be better if the fluorescent lightings are changed to LED lightings at shopping
areas because it does not only help to save more energy and cost, it is also more
environmentally friendly and helps to enhance the beauty of the shopping area.

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Type Advantages Disadvantages
24 hour CCTV It deters potential
criminal activities from
happening.
Monitors all main
entrances and exits of
the building.
Need to install many
cameras in order to have
effective perimeter cover.
Increase energy
consumption.
High maintenance cost
as it requires both
material and manpower.
3.4.3 Security System

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Type Advantages Disadvantages
Tenants’ Lift
-Capacity: 1050
kg
-Max: 15 pax
8 lifts in total that
have access to
different storeys.
-Small LCD
screen
displaying news,
events and
advertisement.
Tenants’ lifts are separated
from the public lifts for
security reason, so that
unauthorized personnel are
not able to access the
units.
The building provides lifts
accessing to different zone
of the building; such as the
low rise, midrise, and high
rise. This helps to reduce
the tenants’ waiting time
and solve the problem of
overcrowding during peak
hours
LCD screen installed inside
lift provide news, upcoming
events. Developer can also
earn through publishing
advertisement on the
screen.
The maintenance and
utility cost will be higher
with more lifts.
3.4.4 Lifts

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Tower Lift types Zone Number Load
Capacity
Speed
1 Passenger Lifts Low Rise:
from 1st, 3rd to 17th
Storey
8 1,900kg
(28 person)
5m/sec
High Rise:
1st, 18th to 33rd
Storey
8 1,900kg
(28 person)
6m/sec
Service Lifts All floors 2 2,450kg 3.5m/sec
Car park Lifts B2, B1 and 1st
Storey
2 900kg
(13 person)
1.5m/sec
2 Passenger Lifts Low Rise:
from 1st, 7th to
22nd Storey
8 2,040kg
(30 person)
5m/sec
Mid Rise:
1st, 23rd to 37th
Storey
8 2,040kg
(30 person)
6m/sec
High Rise:
1st, 39th to 50th
Storey
7 2,040kg
(30 person)
7m/sec
Service Lifts (Open
to public)
All floors 2 1,800kg 5m/sec
Car park Lifts B2, B1, 1st to 6th
Storey
2 1,100kg
(15 person)
1.5m/sec
3 Passenger Lifts 5 lift zones 35 - -
Service Lifts All Floors 2 - -
Car park Lifts Basement to 1st 3 - -

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Additional Comments
Maintenance of lift is usually done on weekends to examine and identify problems so
as to ensure that the lift will function properly and prevent them from breaking down
during peak hours. Moreover, with regular inspection, problems can be fixed earlier
and unnecessary repair cost can be avoided, and definitely will be much safer for the
passengers.
3.5 Ground Plaza
The ground plaza offers an unobstructed view of Marina Bay waterfront. The central
location of the ground plaza among the three commercial tower serves as a modern
oasis. The design of the ground plaza includes the waterfront facing, water features
and a lush tropical landscape. This environment is sublime for the bistro bars and
restaurants, which cater for the business meals and social drinks. The open concept
of dining area allows diners to have the ability to take pleasure and relish in the view
of the Bay at the alfresco restaurants.

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3.5.1 Bronze Sculptured Water buffaloes
The bronze sculptured water buffaloes placed at the Ground Plaza was sculpted by
a late British sculptor and animalier, Dame Elisabeth Frink (1930-1993). This pair of
water buffaloes represent strength, industriousness and endurance. It also pays
tribute to Singapore’s forefathers, reminding us that they were the one who had
laboured and endured many hardships to bring about a better life for themselves, the
future generations and us. Water buffaloes are representatives of early economy as
they were the main transport carriers and the workers of the field. The characteristics
of water buffaloes include diligence, gentleness, loyalty and perseverance. Hence by
placing the bronze sculptured water buffaloes at the centre of ground plaza would
symbolize that the prosperity of Singapore does not come by chance or luck but also
by hardwork and diligence of the workers.

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3.5.2 Granolithic Flooring
The granolithic flooring is made up of a mix of materials, such as cement and hard
wearing coarse size granitic or basaltic rocks. The advantages of these flooring is
that they provide exceedingly high wear resistance and they are free from
maintenance even under severe conditions. This is due to the low water-cement ratio
which provides the strength and toughness of the flooring. It can also absorb water
without affecting the cement mixture. This is beneficial as Singapore experiences
tropical climatic conditions such as high precipitations. However, this type of flooring
has the proneness towards sounds reflecting off the surface, leading to noise
problems.

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3.6 MBFC Car park
There are multiple levels of basement car park and each tower has an allocated
number of car park lots.
· Tower 1: 112 lots
· Mall: 247 lots
There are also specially allocated handicap lots for cars with handicapped
passengers.
· Tower 1: 2 lots
· Tower 2: 7 lots
· Mall: 2 lots
3.6.1 Ventilation
The car park uses a ductless car park mechanical ventilation system with carbon
monoxide (CO) sensors. As there are no ducts, it optimises the use of car park
space and optimises the head room for vehicles. There is also improved air quality
and more efficient operation. The installation is quicker and more flexible compared
to conventional methods.
3.6.2 Ceiling
The ceiling of the basement car park is covered by numerous pipelines. It would be
easier to conduct maintenance on these pipes, but if the pipes were to burst it would
create a lot of damage.
3.6.3 Flooring
The cement flooring of the car park is covered with Sikafloor-3 Quartz Top to
waterproof it, increase resistance to abrasion, reduce dusting, Improve resistance to
impact and increase resistance to oils and greases.
3.6.4 Parking System
Motorcycle and bicycle lots are available in the car park for office workers who
choose to ride to work. This helps to maximise the car park space to the fullest.

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Water absorption rate is
low (less than 0.5%)
compared to ceramics
which range from 2% to
13%, resulting it to be
more slippery &
dangerous when in
contact with water.
The whole car park is fitted with a Parking Guidance System (PGS) which includes a
sensor on top of each lot so that the current number of lots available can be
determined at all times. The benefits of this system include saving the time and
energy for client, reduce congestion in the car park and reduce pollution as car
circulate for shorter time.
The payment system for the car park is fully automated and cashless. All that is
needed is a Cash Card and an In-Vehicle Unit (IU).
3.7 Toilets
The toilets in Marina Bay Financial Centre Office Towers consist of male and female
toilet. Each toilet has one handicapped cubicle. There is one toilet in every floor. The
cleanliness is maintained almost every one hour.
3.7.1 Flooring
Homogeneous
Tiles
Cheaper compared to
granite, with the same
toughness as granite.
Makes the toilet looks
classy and modern.

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3.7.1 Flooring
Carpets Creates friction to
prevent slipping from
slippery tiles
Adds additional cost and
extra maintenance to
clean the carpet
regularly.
Red Glazed
Tempered Glass
More durable compared
to normal glass. Unlike
normal glasses,
tempered glasses will
shatter evenly and
crumble into small
pieces. Larger shards of
glass will not crack off
and fly through the air
when broken and will
not impose any danger.
It is more costly than
regular glass. It also
need to be cleaned
regularly as fingerprints
and water spots can be
obviously seen.

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3.7.2 Wall
Mirrors Allow people to see their
own reflection,
particularly useful for
people to maintain their
tidiness. It also makes
the entire toilet looks
bigger due to the
reflections.
It needs regular
maintenance because
the toilet will easily look
dirty with splashes of
water in the mirror.
Cost of lengthy mirror is
higher.
Dry Wall Gypsum is easy to be
installed due to its
lightweight. It is fire
resistant and provide
soundproof properties,
preventing the transfer
of unwanted sound to
adjoining areas. It is
very stable and durable.
Also, it is very cheap
and readily available.
It is less suitable to be
used in high-moisture
areas such as toilet
because it is prone to
damages by being in
contact with water.
3.7.3 Ceiling

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Compact
Fluorescent
Lamp
It is cheaper than LED
in terms of initial cost.
While LED may be the
best lighting to use,
compact fluorescent
lamp is still superior
compared to
incandescent light bulbs
which has shorter life
span of 1,200 hours and
more power use of 60
watts, resulting in an
even higher operating
cost than using compact
fluorescent lamp.
It has 8,000 hours
lifespan which is lower
compared to LED that
has 50,000 hours
lifespan. It also uses
more power and
generates more heat. It
is sensitive to humidity
and it will not turn on
instantly when switched
on due to the need of it
to warm up unlike in
LED.
3.7.4 Lightings
Motion sensor
light
This installation has the
benefit of energy
saving, which bring an
estimated savings of
$30,000 per year on
power consumption.
Besides, the cost of the
motion sensor light is
also very low.
Unwanted shutoff will
occur when the sensor
cannot detect someone’s
movement even if he is
inside the toilet

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Auto-sensor
Water Tap
Disperse water using a
sensor. It saves water
up to 70%, reducing in
operating cost when
paying utility bill.
Offers better hygiene
level since water is
dispensed using infrared
sensor thus no direct
contact between user
and tap.
Initial cost for auto-
sensor tap is higher than
manual-activated tap as
it is more expensive to
buy. Hands must also be
placed near the sensor
before water can be
dispensed so, sensor
must be placed in the
correct position.
3.7.5 Taps
Additional Comments
The toilets in Marina Bay Financial Centre Office Towers have demonstrated a
good example of barrier free accessibility, in particular for handicapped people
with its special cubicle available for the disabled. It has larger space and consists
of metal handles that can be used as supports for the disabled.
However, it is recommended that the toilets in Marina Bay Financial Centre Office
Towers use motion sensor lights that can help to save up to 60% of energy.

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Chapter 4: Measurements
4.1 Building Exterior
 Tower 1 : 33 storeys
Floor Area approximately 2,000 sq metres.
Height around 90 metres.
Floor Area approximately 2,500 sq metres.
Floor Area approximately 3,000 sq metres
4.2 Office Spaces
 Tower 1: Floor Area approximately 2,000 sq metres.
Floor-to-Ceiling Height around 2.7 metres.
4.3 Lobby
Floor-to-Ceiling Height around 8 metres.
 Lifts: Length 2 m.
Width 1.8 m.
Height 2.3 m.
4.4 Ground Plaza
 Approximately 3,000 sq metres
4.5 Car Park
 Each car park lot is approximately 14 sq metres
 Total car park space is approximately 55,000 sq metres
4.6 Toilet
 Normal Cubicle : Length 1.2 m, Width 80 cm, Door Width 65 cm
 Handicapped Cubicle : Length 1.2 m, Width 1 m, Door Width 1m
 Height : 2.5 m

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%20May08.pdf

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