STUDI BANDING PROYEK SEJENIS
1. THE INTERLACE - SINGAPORE 1.1
Location
The Interlace is one of the largest and most ambitious residential developments in Singapore. It sits on an elevated 81,000 square metre, 99-year leasehold site bounded by Alexandra Road and Ayer Rajah Expressway.
The site completes a nine-kilometre long green belt that stretches between the Kent Ridge, Telok Blangah Hill and Mount Faber parks. With about 170,000 square metres of gross floor area, the development offers 1,040 apartment units of varying sizes with extensive outdoor spaces and landscaping.
1.2 Description Location Tenure Legal Description
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Developer Project Account Site Area Plot Ratio Expected TOP Date Expected Legal Completion Date Car Park Lots
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Maintenance Fees (estimated)
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Consultants Lead Designer Local Architect Main Contractor Quantity Surveyors
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Office for Metropolitan Architecture (OMA) RSP Architects, Planners and Engineers Pte (Ltd) Davis, Langdon & Seah Singapore Pte Ltd Landscape Architect : ICN Design
Product Details Type of Development Total No. of Units Project Description
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Condominium 1,040 residential units + 8 retail shops Proposed Condominium Housing Development comprising 23 blocks of 6/12/18/24-storey apartments (Total 1,040 units) with commercial use at 1st storey and ancillary facilities at Alexandra Road/ Depot Road.
Picture:map of interlace
Alexandra Road/ Depot Road 99 years wef 11 Feb 2009 Lots 2443T, 3875V & 1531A MK 01 at Alexandra Road / Depot Road Ankerite Pte Ltd (ROC: 199701357H) (DBS Bank for Project A/C No: 003-700075-2 of Ankerite Pte Ltd) 80,761.8 sqm (est. 869,320 sqft) 2.1 31 March 2015 31 March 2018 1,132 (inclusive of 10 handicap lots) and 76 strata lots (2 lots per garden house) $3.48 per share value (before GST) Type A (2 bedroom) - $248 to $289 Type B (3 bedroom) - $289 to $494 Type C (3 + study/family) - $289 to $578 Type D (4 bedroom) - $331 to $620 Type E – Multi Generation - $331 to $578 Type F (PH) - $415 to $662 Type G (3 bedroom Garden House) - $415 to $456 Type H (4 bedroom Garden House) - $456 to $495
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Unit Mix
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Unit Description 2 bedroom 2 bedroom with PES 3 bedroom 3 bedroom with PES/ Private Roof Garden 3 + Family/Study 3 + Family/Study with PES/ Private Roof Garden 4 bedroom 4 bedroom with PES/ Private Roof Garden 4 bedroom – Multi Generation 4 bedroom – Multi Generation with PES/ Private Roof Garden Penthouse 3 bedroom Garden House 4 bedroom Garden House Total: 1,040 units
Areas given below are estimates only.
isolated, vertical towers – and features 31 super blocks, each six stories tall, stacked in a hexagonal arrangement around eight large-scale courtyards.
Area Range (sqm) 75 - 125 146 - 149 117 - 177 196 - 352
Area Range (sqft) 807 – 1,346 1,572 – 1,604 1,259 – 1,905 2,110 – 3,789
C C(P) / C(R) D D(P) / D(R)
148 - 211 261 - 488
1,593 – 2,271 2,809 – 5,253
83 – 107 119 – 166
180 - 234 287 - 529
1,938 – 2,519 3,089 – 5,694
95 – 107 119 – 178
E
185 - 241
1,991 – 2,594
95 – 107
E(P) / E(R)
262 - 495
2,820 – 5,328
119 – 166
F G H
293 - 586 267 - 314 313 - 361
3,154 – 6,308 2,874 – 3,380 3,369 – 3886
119 – 190 119 – 131 131 – 142
Type A A(P) B B(P) / B(R)
Share Value 71 - 83 71 - 83 83 – 95 95 – 142
These interlocking blocks resemble a ‘vertical village’ with cascading sky gardens and roof terraces, with extensive amenities and facilities being interwoven into lush vegetation. With such expansive greenery and landscaping, the project is at home on the nine-kilometre long green belt that stretches along Kent Ridge, Telok Blangah Hill and Mount Faber parks. Based on a series of environmental studies, the units, facilities, vegetation and water bodies are strategically positioned to maximise shading and reduce urban heat gain, thereby providing a cooling and naturally ventilated environment.
1.3 Design Concept
The Interlace has stood out with its iconic design that complements the surroundings as well as its innovative concept of spaces and community, and emphasis on sustainability and universal design. The 1,040unit development breaks away from the conventional typology of high-rise housing in Singapore – clusters of
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1.4 Floor Plan
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1.5 Respond to Urban Context (Accessibility)
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1.6 Providing Open space for public
Gardens are located over the rooftops, while staircases are positioned at the overlaps between blocks. Other communal features include a lotus pond, a waterfall, an open-air theatre and a rock garden. The Interlace generates a space of collective experience within the city and reunites the desire for individual privacy with a sense of togetherness and living in a community. Social interaction is integrated with the natural environment in a synthesis of tropical nature and habitable urban space. The notion of community life within a contemporary village is emphasized throughout the project by an extensive network of communal gardens and spaces. A variety of public amenities are interwoven into the landscape, offering numerous opportunities for social interaction and shared activities integrated with the natural environment.
A Central Square, Theatre Plaza, and Water Park occupy the more public and central courtyards and contain numerous shared amenity areas such as a clubhouse, function and games rooms; theatre, karaoke, gyms, and reading rooms; and a 50m lap pool and sun deck, family and children’s pools. Surrounding courtyards such as The Hills and Bamboo Garden provide shaded outdoor play and picnic areas with lower blocks around its perimeter. The Waterfall, Lotus Pond, and Rainforest Spa complete the eight main courtyards and offer residents further choices and areas in a more contemplative environment with additional swimming pools, spa gardens, and outdoor dining. Multiple barbeque areas, tennis and multi-courts, organic garden, pet zone, and ‘the rock’ line the perimeter of the project and offer a wide selection of communal activities for residents. A continuous loop around the site provides a 1km running track and connects the ‘internal’ courtyards to the activities around the edge of the site. The character of a vertical village embedded in a rich landscape of activities and nature is evident throughout the project. Elevated roof terraces and sky gardens extend outdoor space on multiple levels with views above the tree line to the surrounding courtyards, parks, sea, and city. The diversity of the various offerings and atmospheres of natural environment encourage social interaction with the freedom of choice for different gradients of privacy and sharing, contributing to the overall sense of community.
1.7 Facilities, Furnishing, and Equipments 1. Furnishing and Finishes: Living/Dining, Foyer, Passageway, Yard, Utility, Pantry Store, Pantry, Household Shelter (HS) Family, Study -
Bedrooms, Internal Staircase
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Bathrooms, Powder Room,
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Store (ST)
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Floor Homogeneous/ Ceramic tiles with matching tile skirting
Floor Homogeneous/ Ceramic tiles with matching tile skirting and/or timber parquet with timber skirting Floor Timber parquet with timber skirting and/or laminated flooring with matching skirting Wall Kitchen, WC Homogeneous tiles/ Ceramic tiles Floor Homogeneous tiles/ Ceramic tiles Floor Same finishing as area outside Store
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Balcony, Balcony/Terrace,
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Private Roof Garden Courtyard, External Staircase Private Enclosed Space (PES)
Planter (PL) Other Provisions
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Floor Terrace Homogeneous tiles/ Ceramic tiles with matching tile skirting - Floor Homogeneous tiles/ Ceramic tiles/ Pebble wash/ Timber deck - Floor Homogeneous tiles/ Ceramic tiles - Floor Homogeneous tiles/ Ceramic tiles with matching tile skirting and/or part turfing - Floor Cement screed with waterproofing (a) Kitchen Cabinets Kitchen cabinets complete with solid surface worktop, single bowl stainless steel kitchen sink and mixer tap, gas hob, electric hood and microwave for Type A & E (1bdrm/studio). Kitchen cabinets complete with solid surface worktop, one and a quarter bowl stainless steel kitchen sink and mixer tap, gas hob, electric hood and oven for Type B, C, D, E, F, G, H. (b) Wardrobes provided for all Bedrooms. (c) Hot water supply to all Bathrooms and Kitchen except Powder Room, Pantry, Yard, WC. (d) Town gas supply to Kitchen (e) Single/Multi-split air-conditioning system Wall mounted fan coil unit for Living/Dining, Family, Study and all Bedrooms (Type A, B, C, D, E, G, H) Concealed ducted fan coil unit for Living/Dining, Family and all Bedrooms (Type F) (f) Private Enclosed Space (PES), Balcony, Balcony/Terrace, Terrace, Planter (PL), Yard and Private Roof Garden - Metal railing and/or RC parapet wall and/or brickwall (g) Security System Audio intercom in all apartment units. Card access control system at lift car and pedestrian gate. Transponder system to car park barrier. (h) Data outlet points c/w Category 6 or other appropriate cabling in Living/Dining, Family, Study and all Bedrooms.
2. Recreational Facilities : a) Tennis Courts b) Multi-purpose court c) Play Zone d) Outdoor Exercise Station e) Gardening Zone f) Clubhouse on 1st storey g) Lotus Pond h) BBQ Promenade i) Pet Zone j) Jogging Track k) Party Pavilion l) Landscape Courtyards a. Central Square b. Water Park - Lap Pool (50m) - Kids Pool - Family Pool - Jacuzzi Pool c. Play Hills d. Spa Valley e. Theatre Plaza f. Bamboo Garden g. Lotus Pond h. Waterfall Terrace - Reflective Pool - Party Pool (m) Sky Terraces
1.8 Services 1. Parking All traffic and parking is accommodated in a single layer below the landscaped ground level. A large number of open-air voids allow light and air to the semi-sunken parking deck, creating areas of lush vegetation and trees below ground and connecting these spaces visually and through planting to the courtyards above. 2. Site Access The primary pedestrian route through the project leads residents from the main entrance through and to the courtyards as primary points of orientation and identification – you live in a courtyard, a space, rather than a building or an object. Pedestrian circulation is grouped and bundled according to the density of residents around each courtyard in a central ‘connector’. A system of secondary footpaths brings residents from the connector to the private front doors of their homes.
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1.9 Structure & construction system T.Y. Lin International Pte Ltd (TYLI) worked together with the contractor, Woh Hup (Private) Limited (WH), on this Design & Build project, in order to develop the winning concept. The process encompassed the consideration of both design and construction methodologies for the long span transfer structure. The Interlace consists of 31 superblocks accommodating a total of 1,040 units. Design and construction of the long span transfer Structure The architectural concept demanded the design of a long span transfer structure that would support the six-storey block across two main cores at the ends of each block. The highest block was constructed at 60 m above ground, with a total of 20 transfer deck structures laid out as shown in picture. The challenge was to design a suitable transfer structure and devise an appropriate construction method to facilitate the construction of the superblocks at height. The development of the optimum construction methodology and the design of the deck and the main cores were heavily inter-related. Thus, the influence of the design on the construction methodology and vice-versa were identified early and taken into consideration during the design development Lateral stability The 23 vertical main cores form the main backbone of the buildings for direct load transfer to the foundation piles and provide the lateral stability. Owing to the layout of the interconnected buildings, the overall stability under wind and notional load is good, with a maximum building drift of 1/1100, which is well above the maximum limit of 1/500 Mega frame design One of the challenges arising from the unique interlocking building arrangement is the multi-directional stresses and deformation that are not common in normal buildings. Under the loadings from the elevated six-storey blocks, the main cores are subjected to forces in different directions at each super level stack
Structural modelling Rigorous and comprehensive structural analysis was carried out, to study and capture overall building behaviour arising from the complex nature of the building layouts and the magnitude of the project. This included staged construction analysis, as shown in picture below, which is not commonly performed on a typical building, as well as: o Global analysis to obtain the interlocking force and moment envelope in mega columns. o Local analysis for the design of transfer decks.
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Method of construction of transfer deck
Construction of the transfer deck at height was a challenge, especially at the highest stack where the soffit of the block is almost 60 m above the ground level. Considerable thought went into the selection of the construction methodology. Finally, a ‘balanced cantilever’ methodology, commonly used for construction of bridges was adopted for this heavy transfer deck structure. This method helped to reduce the construction load on the structural steel shoring as each segment of the box girder was cast in stages. Redundancy was built into the casting sequence so that after each stage of casting, the transfer deck was self-supporting. Subsequent stages were cast to the point where the deck meets in the centre,
(a) 7th storey: Stage 1 of transfer deck casting
7th storey plan.
(b) 7th storey: Stage 2 of transfer deck casting
Staged construction
(c) 7th storey: Stage 3 of transfer deck casting (d) Typical storey casting 3D Global SAP2000 model - staged construction analysis.
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1.10
Economic Cost
The highly efficient system of compact cores, minimal circulation, and maximized floor area allowed the project to be realized on a budget for reasonably priced private housing, within the competitive context of Singapore’s market. The Urban Habitat Award recognizes The Interlace’s significant contributions to the urban realm; its exemplary integration with its surrounding environment; and its ability to add to the social sustainability of its immediate and wider context, environmentally, socially, and culturally. 1.11
Despite The Interlace's unique architecture, which was a challenge to construct, the project was two months ahead of schedule and the construction of its structure was completed three months ahead of the initial plan. The fast construction speed was made possible by a slew of productivity improvements adopted by the project team.
Mechanical & electrical system
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Sustainability considerations A series of site specific environmental studies were carried out and evaluated (wind, solar and daylight analysis) to determine intelligent strategies for the building envelope and landscape design. Early and comprehensive incorporation of low-impact passive energy strategies allowed the project to be given the Green Mark GoldPlus Award by Singapore’s Building and Construction Authority. All apartments receive generous amounts of daylight throughout the day while the unique massing of the project provides a sufficient level of self-shading in the courtyards which helps maintain comfortable outdoor spaces year-round and continuous usage of the courtyards and their communal functions. Water bodies have been strategically placed within well-defined wind corridors. This allows evaporative cooling to happen along wind paths, reducing local air temperatures and improving the thermal comfort of outdoor recreation spaces in strategic micro-climate zones. Extensive balconies and protruding terraces form a cascading vertical landscape across the facades and further connect the green roofs and shared public terraces between the building volumes. Overall, the project appears not only surrounded by the tropical vegetation but embedded within it. 1.13
Climate factor Located at the tip of the Malay Peninsula, Singapore (which consists of one main island and 63 smaller ones) lies about 1 north of the equator. The weather year-round is hot and wet. OMA says that the design of the complex responds 'carefully' to this tropical climate and that the project features energy-saving technologies. With 4.68 million people as of 2007, Singapore is the world's second most densely populated independent nation after Monaco. But just as one can feel lonely in a crowd, residents in this ultra-urban environment may lack opportunities for socializing. OMA's design enables its residents to enjoy communal outdoor spaces, increasing people's chances of interaction. According to OMA's Scheeren, "This project directly addresses concerns of shared space and community in a contemporary society." 1.14
Local factors on green architecture issues The design capitalizes on the generous size of the site and further maximizes the presence of nature by introducing extensive roof gardens, landscaped sky terraces and cascading balconies, and minimizing aboveground vehicular circulation, such that there will be large green areas within the development. The Interlace incorporates sustainability features through careful environmental analysis of sun, wind, and micro-climate conditions on site and the integration of low-impact passive energy strategies. 1.15
Construction method & strategy
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Productive Methods Adopted by Woh Hup for The Interlace Heavy-duty shoring system Seven prefabricated heavy-duty scaffolding staging sets were rotated within the site to keep pace with the construction cycle of each building block. Each component of the shoring system is of the “wedge and click” type for easy and safe installation. The estimated productivity improvement is about 115% compared to the conventional scaffolding system.
Precast construction Woh Hup used precast construction including civil defence shelter doorframes, staircases, planter boxes and double slabs. The estimated productivity improvement from these precast activities is about 80% compared to cast-in-situ construction.
Productive formworks Various productive formworks such as horizontal tableform, condek formwork and vertical steel formwork were adopted to reduce the construction cycle time. The estimated productivity improvement is about 80% compared to conventional timber formwork.
Innovative cast-in groove lines Innovative cast-in groove lines were used to form the hexagonal patterns at the transfer decks soffits, to reduce double work. This resulted in an estimated productivity improvement of about 200%
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Landscape
The Interlace landscaping takes up eight-hectares, with the arrangement of the buildings maximizing the presence of the surrounding tropical floral by introducing extensive roof gardens, landscaped sky terraces, cascading balconies and lush green areas. By stacking the apartment blocks, the design generates a multiplication of horizontal surfaces populated by extensive roof gardens and landscaped terraces that in aggregate provide 112% green area – more than the size of the inbuilt site.
The continuous landscape is also projected vertically, from the planting of green areas in open-air basement voids, through balconies and rooftop gardens. The private balconies give apartments large outdoor space and personal planting areas. Cascading gardens spill over the facades of the building drawing a visual connection between the elevated green refuges and expansive tropical landscape on the ground. Complex is also embedded within tropical flora, letting nature expand. Sky gardens provide panoramic views across The Interlace site and throughout the complex.
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Water bodies have been strategically placed within defined wind corridors, which allow evaporative cooling to happen along wind paths, reducing local air temperatures and improving the thermal comfort of outdoor recreation spaces in strategic micro-climate zones.
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