CHAPTER 3: TERMS OF REFERENCE

3.1. REVIEW OF RELATED LITERATURE

3.1.1. Blah blah Skin System

3.1.2. Achieving a sustainable future in the building industry

A. Resource Conservation
Resource conservation means achieving more with less. It is the management of the
human use of natural resources to provide the maximum benefit to current generations while
maintaining capacity to meet the needs of future generations. It is observed that certain
resources are becoming extremely rare and the use of remaining stocks should be treated
cautiously.
Bold statements about the need for radical improvements in the use of materials and
energy resources have achieved recognition in policy circles. The building industry is a
major consumer of natural resources, and therefore many of the initiatives pursued in order
to create ecology sustaining buildings are focusing on increasing the efficiency of resource
use. Methods for minimizing material wastage during building construction process and
providing opportunities for recycling and reuse of building material also contribute to
improving resource consumption efficiency. Calls to be resource efficient have been born
from concern for increasing depletion of non-renewable natural resources. Since the nonrenewable resources that play major role in a construction project are energy, water,
material and land, the conservation of these non-renewable resources has vital importance
for a sustainable future. Resource conservation yields specific design strategies and
methods:

RESOURCE CONSERVATION
STRATEGIES

ENERGY
CONSERVATION

B.

Cost

Efficiency

their
costs.

In

MATERIAL
CONSERVATION

1.
Choice
of
materials
and
construction methods
2. Insulating building
envelope
3. Design for energy
efficient
deconstruction and
recycling
4. Design for low
energy
intensive
transportation
5. Developing energy
efficient
technological
process
6. Use of passive
energy design

WATER
CONSERVATION

1. Design for Waste

2. Specify durable
material
3. Specify natural and
local material
4. Design for Pollution
prevention
5. Specify non-toxic
material

LAND
CONSERVATION
METHODS
1.
Using 1. Adaptive
water
reuse of
efficient
plumbing
existing building
fixtures
2.
Locate
2. Design for
dual
construction
project
plumbing
close
to
existing
3. Collecting
rain
infrastructure
water
3. Development of
4.
Employ
re- lands for
non-arable
circulating systems
construction
5. Designing lowdemand landscaping
6. Pressure reduction

Construction clients are demanding assurance of

buildings long-term economic performance and
addition, the construction project supply chain of

developers, suppliers, manufacturers, design and construction teams are under increasing
pressure from clients to minimize total project cost and consider how much a building will
cost over its life cycle and how successfully it will continue to meet occupiers requirements.
Buildings represent a large and long-lasting investment in financial terms as well as in other
resources. Improvements of cost effectiveness of buildings is consequently of common
interest for the owner, the user and society.
The concept of sustainability as applied to the construction of buildings is intended to
promote the utmost efficiency and to reduce financial costs. There is considerable evidence
to suggest that many organizations, in both the private and public sectors, make decisions
about building related investment based on estimates of the initial construction cost, with
little or no consideration for costs relating to operation and maintenance throughout the life
of the building. Design decisions require choice of construction structure, building materials
and building installations which are often accompanied by errors in investment through an

inadequate economic control of decisions. Sharply rising energy costs have highlighted the
opportunity for overall savings in the life of a building that can be achieved by investing in
more energy efficient solutions initially. Savings on other operating and maintenance costs
can also be considered, e.g., using building finishes that do not need frequent re-painting. A
buildings economic operation should be considered throughout the construction stage and
also in terms of its maintenance and conservation throughout its useful life. In order to
ensure that these objectives are achieved, the concept of life-cycle costing analysis (LCCA)
will play significant roles in the economics of a building project. Life cycle cost analysis
(LCCA) is an economic assessment approach that is able to predict the costs of a building
from its operation, maintenance, and replacement until the end of its life-time.
The effective implementation of life-cycle costing involves utilizing a thoughtful,
comprehensive design along with construction practices with selected environmental
considerations. Life cycle cost (LCC) is therefore an important tool for achieving cost
efficiency in construction projects. Three principal life cycles cost to be considered at the
outset of a construction project:

INITIAL COST

1. Design for regular cleaning,

maintenance, and repair.
1. Use locally sourced
2. Ensure availability of skills
materials
required and labor supply.
2. Employ cost saving
3.
Choose
minimumtechnology that can be
maintenance
materials
managed locallyCOST EFFICIENCY
4.
Ensure
service
life
3. Utilize modular design
requirements of materials and
and
standardized
STRATEGIES
components
components
fromCOST
COST IN USE 5. Protecting materials
RECOVERY
4. Use less expensive
destructive
elements
such
as
building materials and
1. Recycling
potential and
METHODS
sun,
temperature
variations,
rain
reduce time required to
ease of demolition
or wind, or migration
of
assemble materials on
2. Adaptive
reuse of an
moisture-laden
air
through
3
site.
existing project
defects in the envelope. 3.
5. Use readily available
Reusing
building
6. Provide easy to understand
materials
materials or components
access control for occupants.
6. Use recycled and

C. Design for Human Adaptation

One of the main purposes of a sustainable building is to provide healthy and comfortable
environments for human activities. A building must accommodate the activities it is built for
and provide floor-space, room volume, shelter, light and amenities for working, living,
learning, curing, processing etc. Furthermore, the building must supply a healthy and
comfortable indoor climate to the people using it. In meeting these basic requirements, the
building should not cause harm to its occupants or the environment and must, for example,
be structurally stable and fire safe. Sustainable development requires that the building does
not cause unnecessary load or risk to the environment, for example in the form of energy
use. To promote and enhance human adaptation the following two design methods should
be considered:

DESIGN FOR HUMAN ADAPTATION

STRATEGIES
Protecting Human health
and comfort

Protecting Physical
Resources
METHODS

1. Thermal comfort
2. Acoustic comfort
3. Daylighting
4. Natural ventilation
5. Functionality
6. Aesthetics

1. Design for Fire

Protection
2. Resist Natural
Hazards
3. Design for crime
prevention

Article Source: Design of a Sustainable Building: A Conceptual Framework for Implementing

Sustainability in the Building Sector by Peter O. Akadiri, Ezekiel A. Chinyio, and Paul O.
Olomolaiye

3.1.3.

3.2.1 LOCAL CASE STUDY

M Place South Triangle (SMDC)
[Link] Summary
Developer: SM Development Corp.
Architectural Firm: ASYA Design Partner
M Place South Triangle is a high-rise four-

tower

mixed-use residential condominium featuring 28

floors, with unit sizes ranging from 16 to 40
square meters. M Place is built to cater to the
Figure 1: M Place South Triangle
young market who wants a place of their own Source: [Link]
to complement their rising careers and start their path toward independent living. Being at the
heart of South Triangle, M Place residents have the advantage of easy access to the most
sought after dining places, bars & entertainment centers in Timog, as well as a host of health &
wellness centers in the metro.
[Link] Architecture
Location: Panay Avenue, South Triangle, Quezon City

Amenities:

Chillscape Garden Lounge

Swimming Pool
Jogging Path
Children's Playground
Kid's Pool

Features:

Ground Floor
Second Floor
3rd, 5th - 28th Floor

Plans

Lounge and 5-star Main Lobby

Gazebo
Trellis
Benches
Wood Deck

- Lobby Drop Off & Commercial Area

- Amenities Area
- Residential Area

TOWER A

AMENITIES

TOWER D
OF M PLACE SOUTH TRIANGLE
SITE DEVELOPMENT PLAN

Figure 2: SDP of M Place South Triangle

Source: M Place South Triangle Website

TOWER B

TOWER C

Units Plans

Figure 3: M Place Unit 01

Figure 4: M Place Unit 02
Source: M Place South Triangle
Source: M Place South Triangle
Website
Website

Figure 5: M Place Unit - 03,Figure

06, 086: M Place Unit - 05, 07, 09
Source: M Place South Triangle
Source: M Place South Triangle
Website
Website

[Link]. Findings and Analysis

Orientation of breathing space contributes to the success of development as it is
necessary to have a place where people can go relax and breathe natural clean air.
Since the land is so scarce, developers need to think of ways to put a wide open space
where they dont waste every meters of land. They maximized the use of open space by
putting it on the center and dividing the building into four equal parts. The spaces
between the towers will make the air to flow freely and accommodate more windows for
the residents. All units have adjacent windows for ventilation and natural lighting. The
podium have a wide variety of stalls and retails shops for the residents and they have
grocery shop. They also put roads inside of the building for the circulation of both

vehicular and pedestrian alike.

[Link]. Recommendation/Application to Present Study
They used open space as the center of the development, they can also put some
green space on the roof deck as it is sometimes being ignored by the residents/people
and also to maximize space usage. The variety of units is not enough to accommodate
some family with larger number, therefore their market is only exclusive to one person
per unit. We can apply the usage of open space at the center of the building in the
present study. Applying this could save some space that might be used for additional unit

or two.
3.2.2 LOCAL CASE STUDY
SM Breeze Residences (SMDC)

7
Figure 5: SM Breeze Residences
Source: SM Breeze Website

Developer: SM Development Corp.

Architectural Firm: ASYA Design

Partner
[Link] Summary
SM Breeze Residences is a 40
storey

residential

condominium

strategically located at the heart of the

metropolis. With a land area of 6,000
sqm, Breeze residences provides up to
2,067 units and the benefit of having
everything within your reach. It offers complete amenities that include swimming pools,

grand lobbies, a lounge area, clubhouse and so much more.

[Link] Architecture
Location: Roxas Boulevard, Pasay, Metro Manila
Amenities:

Swimming pools
Grand Playground
Lounge area

Features:

1st to 7th Floor

8th to 37th Floor
38th Floor
39th Floor

Plans
Building plans

8th floor: Amenity Area and some

Clubhouse with function rooms

Landscaped parks

- Lobby Drop Off & Commercial Area ( 7 floors)

- Residential Area
- Lower Penthouse Floor
- Upper Penthouse Floor

9th to 37th Floor: Residential Units

Residential Units

8
Figure 6 Amenities Floor
Source: SM Breeze Website

Figure 7 Residential Floor

Source: SM Breeze Website

38th Floor (Lower Penthouse)

39th Floor (Upper Penthouse)

Unit Plans

Figure 8 Lower and Upper

Penthouse
Source: SM Breeze Website

10

Figure 9 Unit Plans

Source: SM Breeze Website

[Link].

Findings

and Analysis

The building is gridded in a T-shaped manner where every unit is facing each
other and the other side of it having a window. This T-shaped grid can enhance air
circulation and easy way-finding strategy so people wont be lost that is common in a
large scale development. Amenities are divided into two different halves giving more
variety to the residents. Also, this amenity comes with green spaces to breathe. They
used more floors for commercial purposes to accommodate more stalls and different
restaurants and services. Since there is more variety of shops to choose from people
wont go far away just to buy something, the more opportunity the development gets.

[Link]. Recommendation/Application to Present Study

Utilities is one of the considerations to make a structure/building, it can make the
building cost more or less. Proper placement of utilities can avoid the additional costs of
materials used. Placing two different pools can be a costly way to give a variety when
you can give it clustering two pools in one spot. The location of pools is affected by the
form of the building itself since they cannot waste any space given that every space
costs money. They can achieve it by making the form of the build L-shaped rather than a
T-shaped building to cluster the amenities in one side. Though we can use the grid used
in the building for better way-finding and ventilation.

3.2.3 FOREIGN CASE STUDY

11

Toranomon Hills (Mori Building Co. Ltd.)

[Link] Summary

Developer: Mori Building Co. Ltd.

Architectural Firm:

Tony Chi & Associates

Toranomon Hills (Loop Road No.2 ShimbashiToranomon Redevelopment Project Zone III) is a multiuse high-rise tower underneath which the 14km Loop

Figure 10: Toranomon Hills

Road No.2 is being constructed, as part of a truly

innovative integrated project that connects central Tokyo and the bay area. The
construction of Loop Road No.2, between Toranomon and Shimbashi, has been a long
time coming. It was originally adopted as part of city planning in 1946.

[Link] Architecture

Location: 23 Toranomon 1 cho-me Minatoku, Tokyo

Amenities:

Room Service
Laundry Service
Housekeeping Service
Catering services by some of the

Residents-only Benefits Services

(spa, restaurant and bar, etc.)

Bilingual Late-night Emergency
Support services

hotel chefs

Features:

1st to 3rd floor

4th to 5th floor
6th to 35th floor
36th to 46th floor
47th to 52nd floor

Plans:
Function Halls

Commercial Space
Function Halls
Office Space
Residential Space
Hotel Services

12

Figure 10: Function Hall

Figure
11: Function Hall 5th
4th Floor
Floor
Source: Toranomon Hills
Source: Toranomon Hills

Tweed
Studio
1 Bath
27 SQ. M.

Office Space

Figure 12: Typical Office Floor

Source: Toranomon Hills

Accessibility:
A tunnel under
the

building

is

made for access through it. Also transits is walkable 4-8mins. away from the building.
Figure 13: Tunnel Section and Road
plan
Source: Toranomon Hills

13

[Link]. Findings and Analysis

They used the road and used it as their advantage to have a full access around
their building. Also these roads are connected thru public transports such as train
stations and other amenities. Their made several lobbies with high ceiling height for
aesthetic and for ventilation purposes.

[Link]. Recommendation/Application to Present Study

They placed the hotel at the peak floor, hotels or offices often placed below the
residential area to restrict people to access the residential area. This would preserve the
privacy of the residents of the tower. They also planned the office floors as an open plan

office that would probably lessen the variety of units of the building.
3.2.4 FOREIGN CASE STUDY

14
Figure 14 The Bravern
Source: Graphite Design Group
Website

The Bravern (Schnitzer NW)

[Link] Summary
Developer: Schnitzer NW
Architectural Firm:
Graphite

Design

Group
Micheal Medina Sr.
A model of urban mixed-use, The
Bravern features two office towers, two
residential towers and a shared podium
comprising 300,000 SF of upscale retail. A
gracious yet vibrant setting defines the
pedestrian

shopping

experience,

with

outdoor rooms gathered around a signature

auto court. Retail offerings include luxury

tenants as Nieman Marcus, Louis Vuitton and Jimmy Choo.

[Link] Architecture
Location: Bellevue, Washington
Amenities:

Plaza and Garden

Fitness & Spa

Resto
Clubroom

Features:

447 Residential Units

9,800 Sq. M. Retail

24,600 Sq. M. Office

3,200 Parking Stalls

15

Residential Tower

1st to 3rd Floor

4th to 24th Floor
25th to 30th Floor

Office Tower

1st to 3rd Floor

4th to 26th Floor

Plans:

- Lobby Drop Off & Commercial Area (4 floors)

- Residential Area (City Homes)
- Residential Area (Estate Homes)

- Lobby Drop Off & Commercial Area

- Offices

4th Floor Plan

Typical 5th to 7th Floor Plan

Typical 8th to 24th Floor Plan

Typical 25th to 30th Floor Plan

Figure 15 Floor Plans

Source: Graphite Design Group
Website

[Link]. Findings and Analysis

They planned the building to have variety of spaces as it progresses upward. 4 th
floor have open plan units and some 2BR/2T&B units which is near there amenities
area. As it progress upward like 8 th to 24th floor they enlarged the space as it hit the

upper floors. On 25th to 30th, only 6 units is present which is the largest units available
since it was on the top floor. Also, their utilities is on the center for easy maintenance.

[Link]. Recommendation/Application to Present Study

Their amenity area can be much larger if they didnt mix units with the amenities
on the 4th floor. Units on the 4th floor would have a nuisance if some event would happen
in the amenities area. We could use that concept of reducing units as it sprawl upward, it
would give the project a variety of units and also gives the separation of buying
capability of the people that reside.

Cisney
1
Bedroom
1 Bath