The Medina Report Final
May 30, 2016 | Author: asyrafmuhdd | Category: N/A
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD 5.1 MARKET PRICE ANALYSIS .............................................................................................................................. 19
TABLE OF CONTENT TABLE OF CONTENT ................................................................................................................................................... 1 LIST OF TABLES........................................................................................................................................................... 3 LIST OF FIGURES......................................................................................................................................................... 3 1.0 EXECUTIVE SUMMARY ........................................................................................................................................ 4 2.0 PROJECT BRIEF ..................................................................................................................................................... 8 2.1 INTRODUCTION ............................................................................................................................................... 8 2.2 SUMMARY ....................................................................................................................................................... 8 3.0 COMPANY PROFILE.............................................................................................................................................. 9 3.1 BACKGROUND ................................................................................................................................................. 9 3.1.1 OUR VISION ............................................................................................................................................... 9 3.1.2 OUR MISSION ............................................................................................................................................ 9 3.1.3 OUR VALUES .............................................................................................................................................. 9 3.2 MILESTONES .................................................................................................................................................... 9 3.3 AWARDS & ACHIVEMENTS............................................................................................................................ 10 3.4 BRANDS & LIST OF PROJECTS ........................................................................................................................ 10 4.0 ECONOMIC ANALYSIS ............................................................................................ Error! Bookmark not defined. 4.1 GENERAL ECONOMIC OVERVIEW OF KUALA LUMPUR .................................... Error! Bookmark not defined. 4.1.1 DEMOGRAPHIC OF KUALA LUMPUR ........................................................... Error! Bookmark not defined. 4.2 ECONOMIC OVERVIEW OF SETAPAK ................................................................ Error! Bookmark not defined. 4.3 REVIEW OF KUALA LUMPUR STRUCTURE PLAN 2020 ...................................... Error! Bookmark not defined. 4.4 EDUCATION IN MALAYSIA ............................................................................................................................. 14 4.5 ISLAMIC EDUCATION IN MALAYSIA .............................................................................................................. 15 4.6 ISLAMIC BUSINESS & SERVICES ..................................................................................................................... 16 4.7 EXPATRIATES IN MALAYSIA........................................................................................................................... 16 4.7.1 STATISTICS OF EXPATRIATES IN MALAYSIA ............................................................................................. 17 4.8 ECONOMIC JUSTIFICATION ........................................................................................................................... 17 4.8.1 DEMAND OF MODERN TAHFIZ SCHOOL ................................................................................................. 17 4.8.2 DEMAND FOR BUSINESS CENTRE ............................................................................................................ 17 4.8.3 DEMAND FOR A MOSQUE ....................................................................................................................... 18 5.0 MARKET ANALYSIS ............................................................................................................................................ 19 5.0 MARKET ANALYSIS ........................................................................................................................................ 19
5.1.1 Modern High End Education Centre ....................................................................................................... 20 5.1.2 Business Centre ....................................................................................................................................... 20 5.1.3 Convention Hall ....................................................................................................................................... 21 6.0 SITE ANALYSIS.................................................................................................................................................... 26 6.1
THE SETAPAK AREA ................................................................................................................................. 26
6.2
THE SUBJECT SITE’S ANALYSIS................................................................................................................. 26
6.3
GEOGRAPHICAL AND DEMOGRAPHICAL ASPECT ................................................................................... 27
6.3.1
Wind Direction and Sun Orientation................................................................................................ 27
6.3.2
Climate Aspect (Based on Kuala Lumpur case study) ...................................................................... 27
6.3.3
Topographical Aspect....................................................................................................................... 27
6.4
SWOT ANALYSIS ...................................................................................................................................... 28
6.5
SUMMARY ............................................................................................................................................... 28
7.0 DESIGN CONSIDERATIONS AND DEVELOPMENT.............................................................................................. 30 7.1 INTRODUCTION ............................................................................................................................................. 30 7.2 PROPOSED PROJECT SITE .............................................................................................................................. 30 7.3 DESIGN CONSIDERATIONS ............................................................................................................................ 30 7.3.1 LANDSCAPING ......................................................................................................................................... 30 7.3.2 Flexible Spaces ........................................................................................................................................ 30 7.3.3 Protective ................................................................................................................................................ 30 7.3.4 Open Spaces ............................................................................................................................................ 31 7.3.5 Administrative Office .............................................................................................................................. 31 7.4
DESIGN DEVELOPMENT ........................................................................................................................... 31
7.4.1
The Concept ..................................................................................................................................... 31
7.4.2
Precedent Study ............................................................................................................................... 31
7.4.3
The Master Plan ............................................................................................................................... 32
7.5 DESIGN GUIDELINES AND STANDARD .......................................................................................................... 34 7.6 SUMMARY ..................................................................................................................................................... 34 8.0 CONSTRUCTION & PROJECT PLANNING ........................................................................................................... 35 8.1
CONSTRUCTION (SPECIAL FEATURES)..................................................................................................... 35
8.1.1
Industrialized Building System (IBS) ................................................................................................. 35
8.1.1.1
Column ............................................................................................................................................. 35
8.1.1.2
Beam ................................................................................................................................................ 36 CALIPH HOLDINGS BERHAD
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD 8.1.1.3
Wall .................................................................................................................................................. 36
12.0 CONCLUSION ................................................................................................................................................... 53
8.1.2
Green Building Technology .............................................................................................................. 37
13.0 LIMITATIONS OF STUDY & DISCLAIMER ......................................................................................................... 54
8.2
Overall Project Scheduling ...................................................................................................................... 41
8.2.1
Introduction ..................................................................................................................................... 41
8.2.2
Assumption for Development .......................................................................................................... 41
8.2.3
Overall Work Program...................................................................................................................... 42
8.2.4
Summary from Work Program ......................................................................................................... 43
9.0 PROCUREMENT METHOD.................................................................................................................................. 44 9.1 INTRODUCTION ............................................................................................................................................. 44 9.2 SELECTION OF PROCUREMENT METHOD ..................................................................................................... 44 9.3 PARTICIPANTS IN BOT PROJECTS .................................................................................................................. 44 9.4 DELIVERY DUTIES AND RESPONSIBILITIES .................................................................................................... 45 9.5 COMMERCIAL TERMS .................................................................................................................................... 45 9.6 BENEFITS OF BOT ........................................................................................................................................... 45 9.7 SUMMARY ..................................................................................................................................................... 46 10.0 FINANCIAL ANALYSIS ....................................................................................................................................... 47 10.1 KEY ASSUMPTIONS OF THE PROPOSED DEVELOPMENT ............................................................................ 47 10.2
THE DEVELOPMENT ................................................................................................................................. 47
10.3 ESTIMATED COST OF DEVELOPMENT ......................................................................................................... 48 10.3.1 Gross Development Cost ....................................................................................................................... 48 10.4 DISCOUNTED CASH FLOW APPROACH........................................................................................................ 49 10.5 RESIDUAL APPROACH .................................................................................................................................. 49 10.6 PROFIT SHARING ......................................................................................................................................... 49 10.7 SUMMARY ................................................................................................................................................... 50 11.0 PROJECT IMPLEMENTATION STRATEGY ......................................................................................................... 51 11.1 TIME ............................................................................................................................................................. 51 11.2 QUALITY ....................................................................................................................................................... 51 11.3 COST ............................................................................................................................................................. 51 11.4 LABOUR ........................................................................................................................................................ 52 11.5 MACHINERY ................................................................................................................................................. 52 11.6 Materials ...................................................................................................................................................... 52 11.7 Conclusion.................................................................................................................................................... 52
CALIPH HOLDINGS BERHAD
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
LIST OF TABLES Table 3.1 Company Milestones
Figure 6.2 Topographical Aspect Figure 6.3 SWOT Analysis
Table 4.1 Population in Kuala Lumpur according to ethnicity
Figure 6.4 Subject Location
Table 4.2 Income share for Bumiputera in KL Table 4.3 Income share for KL population
Figure 6.5 Potential Neighbourhood
Table 4.4 Education in Malaysia
Figure 6.6 Accessibility
Table 4.5 List of available Tahfiz school in Malaysia
Figure 7.1: Mushrabiya screen as the building envelope
Table 4.6 Statistic of expatriates in Malaysia Figure 7.2: Courtyard in modern architetcure Table 5.1: Current supply & competitor analysis – Modern High End Education Centre Figure 7.3: Courtyard in Islamic architecture Table 5.2: Current supply & competitor analysis – Business centre Table 5.3: Current supply & competitor analysis – Convention hall Table 5.4: Current supply & competitor analysis – Hostel
Figure 7.1: Bank Muscat Headquarters Building Figure 7.5 Proposed Master Plan Figure 9.1 Participants in BOT
Table 5.5: The proposal of income for the Medina Table 6.1 Climate Aspect Table 7.1 Precedent Study Table 7.2 Development Component Table 10.1 Assumptions Table 10.2 Estimated prices and fees Table 10.3: Profit Sharing Table 10.4: Overall Summary of Proposed Development
LIST OF FIGURES Figure 4.1 Population in WP Kuala Lumpur, 2013 Figure 4.2 Population in Setapak, 2013 Figure 4.3: Development Strategy, Wangsa Maju – Maluri Figure 5.1: Mapping of modern high end education centre surrounding the Medina Figure 6.1 Subject site
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
1.0 EXECUTIVE SUMMARY 1.1 MOHD RIDZUAN AZMAN Matrix No: 2012607358
the proposal come out, it conclude that The Medina is expected to have a high success rate and bring benefits to MICPM and other stakeholders. The proposal profit sharing between MICPM and Caliph Holdings is 40% and 60%.
It is recommended to MICPM in considering The Medina proposal by Caliph Holdings that definitely The Medina is a unique development containing a modern Tahfiz school integrated with business centre located in the vicinity of Setapak, Kuala Lumpur. Proposal development carried out Caliph Holdings Berhad which is one of Malaysia’s leading company major in business activities encompass construction, property development, infrastructure concessions. Located in strategic location, easy accessible and surrounded by developed and good facilities neighborhood is bring up The Medina is
achieved the feasibility, marketability, best profits and benefits in term of profit maximization that any other development hardly achieved in certain area. The Medina will remain as the iconic and prestigious product of MICPM and Caliph Holdings portfolio. It is a pleasure to Caliph Holdings on this proposal opportunity and it is desire to develop The Medina as it is a path of the contribution to the Islamic brilliance.
new iconic Islamic development. As relevant to MICPM requirement, this proposal is to identify and understand the purpose of the Adopting the idea and inspiration from Muslim greatest city; Madinah Al-Munawwarah with the role of mosque as the attraction, potentially branding The Medina as one of Islamic development reference for the future.
study inclusive looking at analysis to site, economic, market, design, development obligation, financial module exercise in justify the feasibility and marketability of said development providing adopting all core values during the proposal been carried out.
The Medina develop with various special features like urban Islamic architecture touch, green building technology obligation, industrial building system (IBS) and fulfilled to the social obligation and economic of neighborhood.
1.2SYAZWAN MUHAIMIN MOHD RASDI Matrix No: 2012895276 The Medina is a development proposal incepted from an in-depth study with regards to the MICPM
The Medina is contractually develop through build-operate-transfer (BOT) procurement form that the
requirements, economic and market analysis, site, design and construction consideration as well as
best contractual approach. MICPM will joint venturewith Caliph Holdings and that MICPM act as
contractual and financial feasibility studies carried out by our team members throughout the semester
financier to this development, while Caliph Holdings lead the development through providing the
our studying ISP 1.
design team, design and getting approval, construction supervision and also undertake the concession period of 30 years. The Medina is going to be develop on the Foundation (Al-Bukhari) land as the principal at no cost. Upon the expiring of concession period, the development shall be fully owned by
The proposal satisfies the core business objective which is to yield satisfactory return on investment for both parties, MICPM and Us, Caliph Holdings. The designated profit sharing portrays ‘win-win’ situation in the join-venture.
the Foundation (Al-Bukhari) as the principal and recognizes the need of said development. For every new proposed development, a thorough understanding of the demand and supply is very The development of The Medina supported by several studies and analysis inclusive development
vital in determining the best business proposal that suits a particular project site. As for this proposal,
compliance, site, market, economic and financial module to justify it feasibility and marketability. As
we had earlier searched for the most suitable project site that will in future become another welcome CALIPH HOLDINGS BERHAD
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
addition to the country in a way that it is unique in nature, adopts new technology in construction and
For the contractual arrangement, as MICPM is providing the financing, Caliph Holdings will drive the
architecture and not forgetting the social obligation.
whole project development and manage the MICPM investment (BUILD, OPERATE) inclusive of
Having identified all that, we therefore proposed a land at Mukim Setapak sized 7.25acre for the development. The project is later expected to colour the KL skyline and become an iconic development in Malaysia.
providing the design team, construction supervision and operate a facility stated in the concession contract. Through this arrangement, Caliph Holdings is responsible for design, construction supervision and 30 years operation services.We will also retain the operating revenue risk and anysurplus operating revenue.
Through economic and market feasibility study, we found that there is demand for an urban Islamic development with main emphasis on modern Islamic education and business hub. That is due to the high intensity of Muslim population in the proposed project site and in KL in general. The study listed that the available high-end educations offered at the moment are only of British or American base.
Ultimately, it is very crucial to assess whether or not the project will give the expected profit. Here, the detail financial analysis comprising the cash flow analysis, development cost and return on investment are required.
Noticing the arising awareness among our people on the significant of Islamic base education, we thus
The development of this business proposal has taken a very long journey and demanded all of our
propose a modern Tahfiz school as the main component of The Medina. Complimenting it are a
commitments from day one. It is a progressive process as we learn through classes provided as well as
business centre and a mosque that will respectively contribute for the profitability and social aspect of
vide each and every one of our teammates. The sharing of knowledge and the struggles in making sure
the development.
that every component of this business proposal is realised are of many indirect learning experience
Apart from targeting the local, the project also aims to get participation from Muslim expatriates. The
gained.
study stipulates that the current number of Muslim expatriates in Malaysia is very high and this justifies
From this course, we learnt that a good development proposal has to undergo a very in-depth study on
the demand study. Apart from that, the offering of the business centre is very interesting as it helps the
how feasible the proposal is prior to its establishment. The feasibility studies comprise of economic &
economic improvement of the surrounding Muslim community.
market analysis, site & design, contractual and financial analysis. All this components are interrelated
To keep up and be in line with the surrounding development in Kuala Lumpur, The Medina has to be
and need to be understood in order to ensure a viable and successful development project.
given a very outstanding face. Choosing urban Islamic architecture as the design concept, The Medina is then coloured with modern architecture touch which integrated with signature of Islamic architecture such as ‘court yard’, Arabic calligraphy, dome and etc. Not only that, every element of the
1.3NURUL DALILA BT WAHI ANNUAR MATRIXNO: 2012404608
development is specially designed according to its function. For example, the gazebo surrounding the made pond which is meant for memorizing the Quran is designed to be sound proof with the help of The Medina is a project proposal presented to the MICPM for the purpose of building a joint water element in enhancing the memorizing process. venture between MICPM and our company, Caliph Holdings Berhad (CHB). As requested by the MICPM, Besides that, the current demand of having new technology incorporated in new developments has
CHB needs to come out with a complete project proposal which contains of the project brief, relevant
also caused The Medina to integrate the green technology and industrialized building system (IBS) in it.
feasibility studies, proposed site, design proposal and also the financial report for the project.
As it is essential nowadays to have a sustainable development, we proposed that The Medina will obtain ‘certified’ index classification for the Green Building Index (GBI). CALIPH HOLDINGS BERHAD
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
As to fulfil the request, CHB finally decided to propose a development of Urban Tahfiz School with the Business Centre and Mosque as the support components for the development. Initially the idea of the proposal has come out from a research done by our company stated that nowadays parents especially Bumiputera realize that Islamic education must be given to their children instead of standard academic education. In related to that matter, CHB carried out feasibility studies about the economic and market demand analysis to support the initial idea of the proposal. From the studies, CHB found that there is a quite high demand on Islamic education due to the
the Green Building Technology and also use the Intelligent Building System for the construction of the project. In term of procurement system, CHB proposed to use BOT procurement system. BOT means built-operate-transfer which outlined that MICPM will provide the fund for the project while CHB will drive the whole development and manage the investment from the MICPM. Also, this procurement system also said that at last the development will be handed over or transfer to the foundation. The reason of proposing this BOT procurement system is because of the advantages of the system itself
feasibility studies on Islamic Development in Malaysia shows that Muslim is the highest percentage of
such as the project will be completed within the time frame and follows the planned budget by MICPM
religion in Kuala Lumpur meanwhile there is only few numbers of Islamic or Tahfiz schools in Klang
as well as this system can reduce the burden for MICPM.
Valley. Therefore, CHB believes that the development of The Medina is totally relevant as it is proposed to be built at the place where there is no Islamic or Tahfiz school there yet. MICPM also requested to CHB to propose a site for the development. Therefore CHB proposed
In addition, for the financial purpose CHB has also come out with a financial report. The report shows that the profit sharing between CHB and MICPM is 60 percent and 40 percent while the payback period is forecast to be in about 8 years. The total construction cost is MYR 60.7 million. The total
a very strategic and highly potential site which is at Mukim Setapak, Kuala Lumpur. The reason why
construction period proposed by CBH for this project is 102 weeks and the project is aimed to be
CHB proposed the site is mainly because it is located at the urban area of Kuala Lumpur. The
completed in 2015.
advantages of having the site are close to the city centre of Kuala Lumpur which can give panoramic background to the development and also provide good access to the site as it is located along the DUKE Highway. Besides that, the site is also has high potential neighborhood which can help to support the function of the development especially to the Business Centre and the Mosque.
As the conclusion, with the help of the understanding of the lesson from ISP 1 subject we believe that the proposal of The Medina is definitely fulfil the requirements requested by MICPM. We also strongly believe that this project will give a win-win situation for the joint venture between MICPM and Caliph Holdings Berhad and creates excellence to both parties.
Furthermore, for design consideration CHB proposed to use Child-Friendly School approach for the development of the Tahfiz School. Based on the concept, CHB incorporate five considerations in designing the master plan of the development which are the landscape, open spaces, protection, flexible spaces and administrative building. Even though these are the consideration for the school
1.4 MOHD FAHRUL RAZI BIN SAIDU Matrix No: 2012287788
development but CHB tries to integrate the considerations to suit with the development of Business
The proposed mixed development of ‘The Medina’ consisting a business centre, a mosque and a
Centre and Mosque. Together with the approach, CHB also proposed to use fusion of modern and
modern tahfiz school is located at mukim Setapak Kuala Lumpur which is approximately 7 km from
Islamic architecture as the concept in designing the look of the buildings. This concept emphasizes the
Kuala Lumpur City Centre. The proposed site is easily accessed via Duke Highway, Jalan Semarak and
usage of pattern screen call mushrabiya screen which is decorated with Islamic patterns as the main
Jalan Batu via Jalan Ayer Hitam. In order to fulfil requirement by MICPM as funder of this project,
character. In order to make the development become more interesting, CHB also proposed to integrate
Caliph Holdings Berhad has come out with the brief proposal for the development of ‘The Medina” on a 7.25 acres of land of Lot 27153. CALIPH HOLDINGS BERHAD
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
The development is to be carried out under the Build-Operate-Transfer (B-O-T) contractual approach
This development is a mixed development containing a modern Tahfiz school together with business
where MICPM Sdn. Bhd. will join venture with Caliph Holdings Berhad as the main driver for the whole
centre located in the suburb of Setapak, Kuala Lumpur.
project development and also the one who manage MICPM investment including providing the design
The idea of this development that called The Medina is from named of Madinah Al-Munawwarah with
team, construction supervision and operate a facility stated in the concession contract. At the end of
the Islamic features and have the mosque to attract peoples and potential to develop more Tahfiz in
concession period which 30 years, the said development will be handed over to the foundation.
Malaysia.
The proposed development will adopt the concept of green building and industrialized building system (IBS) in its design and method of construction to increase demand and marketability of the proposed project as well as reducing the construction period without over breaking the durability and quality of the said development.
The development is to be carried out under the bult-transfer-operate (BOT) where MICPM Sdn. Bhd. will join venture with Caliph Holdings and MICPM as a financier of this development. The land for The Medina development is owned by Foundation (Al-Bukhari) and as the principal at no cost. This project
In order to proceed with the proposed development, several analysis and studies had been conducted
will be transfer to Foundation (Al-Bukhari) when the concession period which is 30 years is end and
by Caliph Holdings Berhad. This include site, market, economic and financial analysis. The purpose of
Foundation (Al-Bukhari) will fully owned The Medina.
the studies is to justify the marketable and feasibility of the development. Based on the studies carried out, it can be summarize that the propose development is marketable and profitable. The development
The proposed development will adopt the concept of green building IBS. Apart from that, it also will
is expected to have high success rate and will bring benefits to MICPM as the founder and public as the
apply the concept of cost optimization, value management and cost reduction. In order to proceed
stakeholders. The more important is, MICPM Sdn Bhd may indirectly contribute to the Islamic
with the proposed development, several analysis and studies had been carried out by Caliph Holdings
development in term of education, business and social in Malaysia.
Berhad. These include site, market, economic and financial analysis. The purpose of the studies is to justify the marketable and feasibility of the development. Based on the studies carried out, it can be
1.5 NURUL IZEAN ABDUL MOIS
summarize that the propose development is marketable and profitable. As the proposal come out, it
Matrix No: 2012203988
conclude that The Medina is expected to have a high success rate and bring benefits to MICPM and other stakeholders. If MICPM Sdn. Bhd. decides to undertake the project, it will definitely achieved
The proposed development ‘Urban Islamic Complex Consisting A Business Centre, A Mosque And Tahfiz School’ is located at Setapak, Kuala Lumpur. Setapak is a major suburb of Kuala Lumpur and is located
highest profits and attained benefits in term of profit maximization that any other development hardly achieved in certain area.
approximately thirteen kilometres away from Kuala Lumpur, on route to Ulu Klang. It can be accessed by DUKE Highway – Jalan Semarak, Jalan Ayer Keroh – Jalan Batu or Jalan Semarak. This location is generally good accessibility to surrounding neighbouring residential areas. The idea that Caliph Holding Berhad proposed this location is to have less distractions to the development of student’s learning because it is located away from major commercial development.
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
2.0 PROJECT BRIEF 2.1 INTRODUCTION Taking its name from the city of Madinah Al-Munawwarah; the destination of Prophet Muhammad Pbuh's hijra
2.2 SUMMARY Scope of work that will be carried out for the proposed development are as follow:
•
Modern Tahfiz School (with capacity of 720 students) comprising 1 block of academic building, 1 block of administration building, 2 blocks of hostel.
which led to the establishment of the first Islamic state, The Medinais designed tobea hub fordevelopment, andenhancement of Islam and its community by replicating the township model and the Islamic spirit of
•
Business Centre (with 50 units of retails and 1 convention hall attached to it).
Madinah Al-Munawwarah itself.
•
A mosque with capacity of 1000.
Madinah in Arabic means ' city / town '. It was chosen in accordance with this development which integrates
Mission of development
three main components namely Masjid Al- Firdaus, Al - Bukhari Tahfiz School and The Rayyan Business Centre. The development of The Medina symbolizes that Islam is a syumul (complete) religionthatencompasses all The Islamic complex combines the role of the mosque during the time of Prophet Muhammad Pbuh and adapts
aspects of life in this world and in the hereafter.
it to current demands. Among them are; Modern urban touch on The Medina Islamic complex portrays developer's commitment to present Islam as a Mosque as center of worship
religion that is relevant to modernization.
• Mosque asda’wah/ missionary center • Mosque ascenter of knowledge / academic
Location
• Mosque as economic development centre
In line with the ideas and objectives of its construction, Setapak , Kuala Lumpur has been chosen as the project
• Mosque as centre of muamalat / human interaction
locationinorder to facilitate this development in reaching its targetmarketwhich is urban Muslim community.
• Mosque as center for social and recreational activities • Mosque ascommunity information center The proposed development will adopt the green building concept, used low or zero energy and apply the IBS along with the touch of urban Islamic architecture as the design concept in fulfilling its social obligation.
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
3.0 COMPANY PROFILE
3.2 MILESTONES
3.1 BACKGROUND
YEAR
MILESTONES
1993
Company was founded.
2000
Successfully completed first major infrastructure project – Turf Club, Sungai Besi, Malaysia (worth 400mill).
2001
Awarded a turnkey project to build a matriculation college in Labuan, Sabah (worth RM 200mill).
2003
Listed and quoted on the Second Board of Bursa Malaysia Securities.
2005
Ventured into property development.
Caliph Holdings is one of Malaysia’s leading company major in business activities encompass construction, property development, infrastructure concessions. Caliph Holdings’s phenomenal growth over the past two decades has been the result of its unwavering focus on its core competencies, diversification into strategically related businesses and selective expansion into new markets. At Caliph Holdings, we work with communities, clients and our colleagues to create positive legacies - from funding and managing projects and properties, right though to designing, developing and constructing state of the art precincts, buildings and infrastructure.
3.1.1 OUR VISION To be the leading Malaysian organization, recognized for the delivery of world-class services in each of our core businesses. We will strive to be an organization differentiated globally for its dedication to the delivery of the resources for growth in the interest of our country, employees, stakeholders, and the various communities within the industry.
Successfully completed in design, construct and complete the office buildings and external works at Lot 2G3 & L (worth RM 408mill).
Won its first local highway design and build turnkey project Guthrie Corridor Expressway (GCE) is a 25 km Jelutong-North-South Klang Valley Expressway (NKVE) to Kuang Interchange along North South Expressway (NSE)
Inspiring and strive for excellence in areas of our expertise.
Road Engineering Association of Malaysia – Road Engineering Excellence Award 2007.
3.1.2 OUR MISSION •
We deliver quality products and services
•
We develop, train and reward passionate and committed employees.
Undertake 2 subcontracts of the mixed development at The Curve, Mutiara Damansara, which consist of : Ba (worth RM 108mill).
•
We leverage on technology and innovation for greater efficiency and productivity.
Achieved ISO 9002 : 1994 Certification.
•
We deliver sustainable return to our shareholders.
•
We contribute to the betterment of the community.
•
We actively participate in the nation’s social and economic objectives.
3.1.3 OUR VALUES •
COLLABORATION
: Be one team
•
AGGRESSIVE
: Driven the company’s vision and mission
2006
2009
Completely develop the development BBT_ONE The Towers, Klang, comprising 2-block of Office Towers, The Pre level of basement carpark. (GDV worth RM 1.0bil).
2012
Completely main subcontracts of Permai Psychiatric Hospital, Johor (worth RM 400mill).
2013
20 years Anniversary Celebration.
Table 3.1 Company Milestones •
LEADERSHIP
: Lead with commitment, integrity and competence
•
INTEGRITY & INNOVATION
: Be true to our world and be challenging in our approach
•
PEOPLE
: People are our Client and greatest asset
•
HARMONISE
: Towards most best company CALIPH HOLDINGS BERHAD
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD Projects:
3.3 AWARDS & ACHIVEMENTS 2009 – Contractor of The Year MalaysiaConstructionIndustryExcellenceAwards(MCIEA) Construction Industry Development Board Malaysia (CIDB)
2007 – Road Engineering Excellence Award Principal Contractor of Guthrie Corridor Expressway Road Engineering Association of Malaysia
2005 – Builder of The Year MalaysiaConstructionIndustryExcellenceAwards(MCIEA) Construction Industry Development Board Malaysia (CIDB)
•
Infrastructure project – Turf Club, Sungai Besi, Malaysia (worth 400mill).
•
Design, construct and complete the office buildings and external works at Lot 2G3 & Lot 2G4, Precinct 2, Putrajaya by Putrajaya Holdings Sdn. Bhd (worth RM 408mill).
•
Design and build turnkey project Guthrie Corridor Expressway (GCE) (worth RM 386mill).
•
Mixed development at The Curve, Mutiara Damansara, which consist of : Basement, Road Tunnel, Buildings and External Infrastructure (worth RM 108mill).
•
Development of BBT_ONE The Towers, Klang, comprising 2-block of Office Towers, The Première Hotel, 4-storey retail offices at The Boulevard and a 2-level of basement carpark. (GDV worth RM 1.0bil).
•
Permai Psychiatric Hospital, Johor (worth RM 400mill).
2013 – 2014 Best Residential Renovation/ Redevelopment Malaysia (Datum Regalia) Virgin Atlantic Asia Pacific Property Awards
3.4 BRANDS & LIST OF PROJECTS Brands: Mix-Commercial Development
DATUM REGALIA JV partner
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
4.0 ECONOMIC ANALYSIS 4.1 GENERAL ECONOMIC OVERVIEW OF KUALA LUMPUR
services sector to the Malaysian economy has been growing over the past decade, with the financial services sector's share of Gross Domestic Product (GDP) growing from an average of 9.9 per cent of GDP between 2000 and 2005 to an average of 10.9 per cent over the period 2006 to 2009. Despite
Malaysia's economic transformation to a high value-added, high-income economy depends on a more
these developments, it has been acknowledged that this sector is still facing critical challenges,
diversified, efficient, competitive, and stable financial system.
including a lack of scale, a lack of liquidity and diversity in the capital markets, low levels of financial literacy and competition from regional financial centres such as Singapore, Hong Kong, and
The good news is that the country is moving in the right direction. Our capital city Kuala Lumpur's
increasingly, Indonesia. However, Malaysia has big ambitions for its financial services sector. Malaysia
financial maturity was ranked 10th out of 120 countries in The Economist Intelligence Unit (EIU)'s Hot
wants to grow the sector to a scale needed to serve the needs of businesses and consumers in a high-
Spots Benchmarking Global City Competitiveness report released in January last year. The city's
income economy, and to increase its depth and regional and global market shares in select niches.
financial maturity is ranked as second only to Singapore's in Asean. It is even deemed to be comparable with that of major cities like Paris, Washington and Boston; three cities that are ranked in the list of the
4.1.1 DEMOGRAPHIC OF KUALA LUMPUR
Top-10 performing cities in the Hot Spots report. This is a commendable performance by all counts. The Hot Spots report is an EIU research programme commissioned by Citigroup, which ranks the competitiveness of 120 of the world's major cities. The index was devised and constructed by an EIU research team. In-depth interviews were conducted with 10 city experts, mayors and corporate executives, to get their insights on city competitiveness. It is clear that from its humble beginnings as a tin-mining town, Kuala Lumpur has grown to become one of the most dynamic financial centres in this region. Today, Kuala Lumpur has developed and expanded into Greater Kuala Lumpur. Greater Kuala Lumpur, encompassing an area spanning 1,735.6 sq miles with a current population of about six million, is one of the identified 12 National Key Economic Areas (NKEAs) that is slated to propel the country's economic growth forward. It currently contributes about 263 billion ringgit to the nation's Gross National Income (GNI), which translates into 20 per cent of the national population contributing 30 per cent of the nation's GNI; underlining the area's importance as an engine of national growth. While there is great potential for Greater Kuala
Table 4.1 Population in Kuala Lumpur according to ethnicity
Lumpur to act as an even bigger driver of Malaysia's economic growth, much still needs to be done in order to unlock its potential particularly in the area of financial services. It has been acknowledged that a capital city's financial maturity and progress depends on the strength of the country's overall financial services industry. In this context, the importance of the financial CALIPH HOLDINGS BERHAD
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
Income share for The Setapak area has generally been a “tiring” but bustling commercial and residential area which had not seen any major development for decades until the last few years when a number of modern condominiums, shop offices and retail centres have been developed. Many of the buildings are remnants of the 1960s which fail to meet the needs and standards of contemporary businesses, retailers and consumers and having suffered ageing, outdated and inadequate commercial properties for decades, Setapak is more than ready for a new wave of modern “lifestyle” development.
4. 2 ECONOMIC OVERVIEW OF SETAPAK
Setapak is growing into a thriving modern community and becoming more popular with developers, homebuyers and business owners. The area is gaining a more upmarket feel following the completion
Setapak is considered to be a suburb of Kuala Lumpur city and is in close proximity to the KLCC area of the city (the subject site is approximately 7 km from the Petronas Twin Towers). It has an approximate
of new developments, but has further opportunity to become more upmarket due to its close proximity to the DUKE Highway and the city centre.
population of 300,000 generally within the middle and middle-upper income groups. Festival City Mall, anchored by Parkson opened in August 2011 to tap into the growing population in the area. The mall reportedly has a catchment population of over 400,000 within a ten minute drive. CALIPH HOLDINGS BERHAD
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Festival City Mall, anchored by Parkson opened in August 2011 to tap into the growing population in
Education and health services are becoming increasingly important economic activities and are being
the area. The mall reportedly has a catchment population of over 400,000 within a ten minute drive.
promoted aggressively as major commercial services for the local and export markets. To promote the development of educational and health services, more and improved facilities need to be provided.
A number of well-known developers are and have been active in Setapak including Platinum Victory Development Sdn Bhd and Mah sing. Setapak's location within the KL urban landscape suggests it will register greater urbanisation and
Development areas under strategic zone Urban renewal / redevelopment areas
property prices will inevitably appreciate and due to the location of the subject site on the border of
The strategic zone involves Mukim Setapak. Major development in the zone shall be focused on
Setapak and the city centre, a mixed use “lifestle”, destination development with the right concept,
completion of the development programme.
pricing and demand is expected to be a catalyst for the area.
4.3 REVIEW OF KUALA LUMPUR STRUCTURE PLAN 2020 Objective In order to create an economic framework for the City which will enable it to achieve its vision to be A World-Class City, the government aims to: • enhance the City’s global and regional economic role as a leading centre of the Knowledge-Based Economy; • attain a strong and well diversified economic base; • integrate with and complement the activities within the Multimedia Super Corridor; and • attain an optimum population size and distribution.
Kuala Lumpur as A major meetings, incentives, conventions and exhibitions centre Business and conference tourism has expanded in recent years and is becoming a very important component of the industry. As a strategy in developing the tourism sector, more state-ofthe-art Meetings, Incentives, Conventions and Exhibitions Centre (MICE) facilities will be provided. In addition, there shall be concerted efforts among the government and non-governmental organisations to organise and host international MICE events in Kuala Lumpur.
Kuala Lumpur as A regional educational and health centre CALIPH HOLDINGS BERHAD
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4.4 EDUCATION IN MALAYSIA Education in Malaysia is overseen by one government ministries. The Ministry of Education (Kementerian Pendidikan) handles matters pertaining to pre-school, primary school, secondary school, post-secondary school and tertiary education. Although education is the responsibility of the federal government, each state has an Education Department to coordinate educational matters in its territory. The main legislation governing education is the Education Act of 1996. Education may be obtained from the multilingual public school system, which provide free education for all Malaysians, or private schools, or through homeschooling. By law, primary education is compulsory. As in many Asia-Pacific countries such as the Republic of Korea, Singapore and Japan, standardised tests are a common feature. Currently, there are 37 private universities, 20 private university colleges, seven foreign university branch campuses and 414 private colleges in Malaysia.
Education in Malaysia
Ministry of Education Figure 4.3: Development Strategy, Wangsa Maju – Maluri Review The intention to enhance Kuala Lumpur and areas under the strategic zone such as Setapak in term of
Minister Education
of Tan SriMuhyiddin Yassin
National education budget (2014)
economy and education is very much correlated with the proposal of The Medina. Not only that The Medina offers an Islamic base education centre (Tahfiz School) that fulfil the demand in the market, it
Budget
RM54.6 billion (USD17 billion)
also offers economic enhancement through the business centre. General details
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Primary languages
Malay, English, Mandarin, Tamil
Another type of schools available in Malaysia is the Islamic religious schools or sekolah agama rakyat (SAR). The schools teach Muslim students subjects related to Islam such as early Islamic history, Arabic language and Fiqh. It is not compulsory though some states such as Johor make it mandatory for all
System type
National
Established
1956
Muslim children aged six to twelve to attend the schools as a complement to the mandatory primary education. In the final year, students will sit an examination for graduation. Most SAR are funded by respective states and managed by states' religious authority.
Literacy (2009) Previously, former Prime Minister Tun Dr. Mahathir Mohammad suggested to the government that the Total
95% (all 15 years and above)
SARs should be closed down and integrated into the national schools. However, his proposal was met with resistance and later, the matter was left to die quietly.
Male
95% total, 98% 15-24 years
Female
95% total, 98% 15-24 years
Such schools still exist in Malaysia, but are generally no longer the only part of a child's education in urban areas. Students in rural parts of the country do still attend these schools. Some of the academic results published by these schools are accepted by mainline universities by taking Malaysia High
Enrollment
Certificate of Religious Study(Sijil Tinggi Agama Malaysia)abbreviated as(STAM), and many of these Total
5,407,865 with 405,716 teachers (ratio 13:1), incl. 163,746 pre-school
Primary
2,899,228 (survival rate to last primary grade, Grade 6 is 99%)
and
Secondary
2,344,891 (66% male & 72% female students move up to Secondary 1 from Primary 6)
4.5 1 TAHFIZ SCHOOL IN MALAYSIA
students continue their education in locations such as Pakistan or Egypt. Some parents also opt to send their children for religious classes after secular classes. Sunday schools after
school
classes
at
the
mosque
are
various
options
available.
Besides the ordinary Islamic religious school, there is also Tahfiz base school that focuses on Quranic Table 4.4 Education in Malaysia
4.5 ISLAMIC EDUCATION IN MALAYSIA
base education.
No. State
A system of Islamic religious schools exists in Malaysia. Primary schools are called Sekolah Rendah Agama (SRA), while secondary schools are called Sekolah Menengah Agama (SMA).
1. 2.
Selangor Kelantan
Number of Number of Total school under private tahfiz ministry of school education 2 120 122 1 60 61 CALIPH HOLDINGS BERHAD
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3. Perak 4. Kedah 5. Pulau Pinang 6. Johor 7. Pahang 8. Melaka 9. Negeri Sembilan 10. Terengganu 11. Sabah 12. Kuala Lumpur 13. Perlis 14. Sarawak Total
1 1 1 1 1 1 1 1 1 1 1 0 14
20 15 8 7 7 5 3 3 3 2 1 0 254
21 16 9 8 8 6 4 4 4 3 2 0 278
4.7 EXPATRIATES IN MALAYSIA Malaysia is a top destination for both career advancement and great qualityof life, but expats move on quickly and struggle to integrate with locals.Malaysia ranks highly in the Expat Experience tables at 5th place, underlined by 72% of expats reporting a better quality of life. Three quarters (72%) also said they have a more interesting life since moving, and 39% of expats stated that they have a better social life. Other aspects that make Malaysia a top expat destination include the standard of accommodation. More than two thirds (69%) claimed they have better housing and 31% owned a private swimming pool when they didn’t before.
Life in Malaysia is easier in a number of ways – expats particularly report the ease of organising schools Table 4.5 List of available Tahfiz school in Malaysia
(39%), finance (78%), accommodation (75%) and healthcare (69%), with almost all interviewed (92%) complimenting Malaysia for the ease of local travel. Moreover, 42% enjoy more domestic help than
Data takenfromJabatan Pembangunan Al-Quran JPAQFebruary 2011
4.6 ISLAMIC BUSINESS & SERVICES
previously, 44% have more luxurious holidays, and over two thirds (67%) of expats associate Malaysia with pleasant climate and scenery, and as a culturally interesting place to live (69%) with all the sights and sounds that make the country unique.
Demand for Islamic financial services is growing both regionally and globally, and Malaysia has been
Malaysia is a top destination for career-driven expats. 61% move there for job opportunities and are
well placed to take advantage of this. It is Islamic finance that provides Malaysia with its advantage
most likely to be working in banking, insurance or financial services (79%). The majority of expats in
over neighboring financial centers, and those mapping out the country’s future business model would
Malaysia (83%) found that the financial status of their household improved. However, the country is
be wise to play to their strengths.
seen as a temporary base with three quarters (75%) considering another expat posting after Malaysia.
According to its central bank, Malaysia’s Islamic banking assets total US$168.4 billion, a quarter of its banking system. This in turn accounts for over 10% of the world’s total Islamic banking assets.
Despite these positives, Malaysia is still a difficult place in which to integrate ranking 11th out of 30 in for ‘Integration’. Just over half (56%) of expats reported integrating into the local community, which
The country’s Islamic financial sector is characterized by a robust and sharia-compliant regulatory
consequently makes the expat community much stronger – with two thirds (67%) choosing to make
system. It has a strong sukuk (Islamic bond) market - over 60% of the global total - making Malaysia one
friends with other expats instead. Part of the difficulty with integration seems to be the language, with
of the world’s leading Islamic capital marketplaces. This attracts institutions from across the globe and
half (50%) describing it as difficult and only a third (39%) attempting to learn it in the first place.
an associated pool of liquid cash.
(60%) of expats socialise principally with other expats, while fewer than one in ten (7%) seek out the company of locals over other expats.
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4.8 ECONOMIC JUSTIFICATION
4.8.1 DEMAND OF MODERN TAHFIZ SCHOOL
The Expat Explorer Survey 2012
4.7.1 STATISTICS OF EXPATRIATES IN MALAYSIA Expatriates Country
•
Few at the moment
•
Due to the arising awareness among parents on the significance of Islamic/tahfiz knowledge
•
Most schools that offer tahfiz education are of traditional and small scale.
•
To cater the need of elite Muslim community in Malaysia
•
To serve as academic institution for Muslim expatriate’s children
From the study, we conclude that the main target market for the urban Islamic development – The
Percentage
Number
India
28.2
9,196
Medina is justified. The income share also satisfies the requirement for high end education offered by
Japan
14.8
4,826
the modern Tahfiz scool.
China
15.1
4,924
UK
8.6
2,804
Singapore
6.7
2,185
Iran
6
1,957
Yemen
4.2
1,370
Iraq
3
978
Indonesia
2.7
880
Saudi Arabia
2.5
815
Korea
2.1
685
Bangladesh
1.9
620
•
Religion (Islam) & society defender community / NGO
Sudan
1.7
554
•
Muslim restaurants
Pakistan
1
326
Libya
1
326
•
Producer & supplier of Halal food
Others
0.5
163
•
Seller of worshipping equipment
•
Seller of books/Islamic books
•
Garments
•
Services that are syari’ah compliance – Islamic banking, takaful etc.
Apart from that, the second main target market for the Tahfiz scool is the Muslim expatriates’ children. The data shown also proves that the target market is justified.
4.8.2 DEMAND FOR BUSINESS CENTRE As for the business centre, the retails can be rented by many sorts of party ranging from individual to an
Sum
100
32,609
Source: Asian & Pacific Malaysian Journal, Vol 17, Nos 3-4, 2008
organization with Islamic oriented service/ business. Among them are:
Table 4.6 Statistic of expatriates in Malaysia CALIPH HOLDINGS BERHAD
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Foundation: 1) Al-Bukhary Foundation Malaysia. 2) Al-Quds Faoudation Malaysia. 3) Yayasan Dakwah Islamiah Malaysia. 4) Yayasan Pembangunan Ekonomi Islam Malaysia.
There is actually a demand for developing an economic and social centre for the Muslim where unity among the community is easily formed thus facilitating the economic development of Islam indirectly.
4.8.3 DEMAND FOR A MOSQUE There is currently only 1 masjid for performing Friday prayer at Mukim Setapak which is Masjid Jameul Ehsan, Jalan Setapak. The mosque with the capacity of 2500 people is located 3.3km away from the proposed new mosque At the same time, there are 2 surau that are organizing Friday prayer located within the vicinity of Setapak area: Surau Muhajirin, Taman Setapak Jaya Surau An-Nur, Pejabat Agama Markas 12, Briged Kem Wardieburn, Setapak The 130,000 population of Muslim in Setapak and the use of the 2 surau as place for performing Friday prayer shows that there is demand for another mosque in Mukim Setapak.
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5.0 MARKET ANALYSIS 5.0 MARKET ANALYSIS Market Feasibility Analysis is crucial for any new development to kick off. This is the medium where thorough analysis is conducted particularly on the supply analysis, demand analysis and price analysis.
5.1 MARKET PRICE ANALYSIS It is essential to look on how the location around Setapak influences the price for development of the Medina. This will give more accurate picture for to design and complete the financial feasibility study of this development. Figure 5.1: Mapping of modern high end education centre surrounding the Medina The market anaysis encompass surrounding the development up to 20km radius cover up to Setapak Jaya, Wangsa Maju, Danau Kota, Titiwangsa, Setiawangsa and Jalan Ampang.
The analysis covered for the academic and business area.
Legend A
: The Medina
B
: International Islamic School
C
: Sri Utama School
D
: Adni Islamic School
E
: Baseerah International School
F
: Garden International School
G
: Sayfol International School
H
: The International School of Kuala Lumpur
I
: The International School of Park City
J
: Mont' Kiara International School
K
: Help International School
L
: Mutiara Private School
M
:
Fairview
International
CALIPH HOLDINGS BERHAD
School
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5.1.1 Modern High End Education Centre
Table 5.1: Current supply & competitor analysis – Modern High End Education Centre
5.1.2 Business Centre
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Table 5.2: Current supply & competitor analysis – Business centre
5.1.3 Convention Hall
Table 5.3: Current supply & competitor analysis – Convention hall 5.1.4 Hostel
Table 5.4: Current supply & competitor analysis – Hostel
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Overall, the rate for academic fee and rental price rate for various development components to the Medina surrounding area are acceptable and according to the market price. Even though the Medina is competing with other competitor. The price is moderately affordable compared to other places around Klang Valley such as Bangsar, Petaling Jaya and Damansara. Nonetheless, the situation will completely change when the development of the Medina take place beyond than proposal.
Table 5.5: The proposal of income
for
the
Medina •
Combination of National/British/Tahfiz syllabus.
•
Affordable school fee.
5.2 Target Market
•
Provide hostel for accommodation.
The target market for Tahfiz school is mainly open to children that their parent is the expatriate,
•
Easy access.
ambassador, Muslim foreigners, local corporate/private or any affordable Muslim parents that want
•
Develop with water island that may enhance in learning process and environment.
advance their children to modern Islamic Tahfiz school environment.
•
The first Tahfiz school with IBS components and GBI certification.
The target market for business centre is mainly for Muslim corporate/private, retailers, foundations etc
Weakness
that want to open, expand or venture their business operation close to the school compound and
•
New school which then no proven academic track record.
vicinity of Setapak.
•
It may take longer duration to get the retailer as it option and limit to Muslim businessman or businesswomen or corporate or organization.
5.4 SWOT Analysis Opportunities Strength
•
To create new Islamic education icon for the surrounding area.
•
•
Attract the urban and elite Islamic students.
The first Tahfiz school incorporated with business centre.
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•
Open for academic vacancies.
•
The students potentially been promoted to advance education level.
•
Attract the business activities.
•
Enhance the infrastructure.
•
Compete with other business or commercial centre surrounding the Setapak.
Threat •
Local parents may option for national Islamic school like “Islamic public school” which are lower fee and academic entrance requirements.
5.5 Marketing Action Plan
5.5.1 Collaboration Caliph Holding is looking for any NGOs’, foundations or individuals to work together to a common purpose to achieve business benefit especially for the business centre. Collaboration relies on openness and knowledge sharing but also some level of focus and accountability on the part of the business organization.
Caliph Holdings is recommended selected students from the Foundation (the Pricipal) to be the student in the Medina tahfiz school as recognize the Foundation name and their cooperation in providing the land for development.
5.5.3 Web-portal or media social The Medina also been advertised in official website; www.themedina.com.my that divided in two categories; academic and business information. This website is a
main
medium to keep in touch with our customers. For this development, the potential parent or business body will obtain all information regarding the school and business information. CALIPH HOLDINGS BERHAD
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
Marketing and advertising via internet, potentially broad the target market not only in local Malaysian but may also attract worldwide. The advertisement in the website will be throughout the development
5.5.5 Brochure
period until all retail units are fully sold. Then the school programme, calendar, event, etc will be
Caliph Holdings is promoting the medium brochure theme with a quality of colours and photos since
review, update and continued by appointed school operator.
the target market group is affordable parents or business body. The distribution this brochure also selected and limited.
5.5.2 Billboard, Hoarding and Education or Property Exhibition
Hoarding, billboard, exhibition
Other alternative in the advertisement of the Medina, is promoted by using billboard. The billboard is built in the Medina compound area. This billboard is facing main entrance and DUKE highway. Billboard is one of the effective and efficient ways to advertise and promote the Medina. This billboard, may open to public for their advertisement purposes which then may generate income to the Medina. However the Islamic concept is remain in the advertisement. During the development and construction stage, the advertisement of Medina is published surrounding the site hoarding as preliminary promotion to the Medina.
At the same time, Caliph Holdings may join the education or property exhibition in promoting the Medina. 5.5.4 Newspaper and Magazine The Medina also to be advertised in the main medium published newspaper or magazine at a high quality of photos and full coloured printed.
5.6 Conclusion Overall, the market feasibility study that comprises of market supply analysis, price analysis and market demand analysis illustrates the real situation with regards to the similar sector in Kuala Lumpur as well as in Setapak surrounding area.
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Market supply analysis demonstrates that a small nos of private tahfiz school in Kuala Lumpur where it seems that the supply is still entering the market despite economic uncertainty globally.
From the perspective of market demand analysis, a higher income of parent make them affordable to go for private education centre such as the Medina where the expartriate may pottentially the main target market for the Medina.
In terms of price analysis, it is clear that competitor to the Medina surrounding is relatively competitive. This provides huge opportunities to the Medina to compete and affordable to welcome the students and business body to join the Medina.
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Setapak's location within the KL urban landscape suggests it will register greater urbanisation
6.0 SITE ANALYSIS
and property prices will inevitably appreciate and due to the location of the subject site on the border of Setapak and the city centre, a mixed use “lifestyle”, destination development with the
6.1
THE SETAPAK AREA
right concept, pricing and demand is expected to be a catalyst for the area.
Setapak is considered to be suburb of Kuala Lumpur, and is in close proximity to the KLCC area
Due to the rapid development and high marketability in Setapak, combining with the attraction
of the city (the proposed subject site is approximately 7 km from the Petronas Twin Towers)
of the surrounding area, we believe that it will exaggerate the needed for modern Islamic
formerly a tin-mining and rubber growing area. In Malay ‘tapak’ means ‘step’ so ‘Setapak’
school, business centre for Muslim entrepreneurs and a mosque as community centre for all
means ‘one step’ probably referring to the close proximity to city centre, Kuala Lumpur.
Muslim or Malay community sited around Setapak area.
The earliest inhabitants of Setapak were the aborigines, and the Minangkabaus. On 12 April 1884 Frank Swettenham, the Resident of Selangor pleaded for the re-appointment of Batu
6.2
THE SUBJECT SITE’S ANALYSIS
Tapak as the headman of the aborigines living in that area, and hence the name Setapak, in honour of the headman. The mukim of Setapak is situated in the north-eastern part of Kuala Lumpur and has an area of 62 square miles (160 km2). The northern limit of Setapak is Gunung Bunga Buah; its northeastern limit is Gunung Bidai; to the east is Bukit Dinding and to the south-east is the Rifle range. The Gombak River with its source in Gunung Bunga Buah, is the main river flowing through the mukim. Setapak consists of Gombak, Hot spring New Village and a number of other villages. Lately, Setapak has an approximate population of 293,280 consisting Malay as the biggest races represent 159,610 or 54% from the total population, followed by Chinese by 28%, Indian 10% and others represent by 8% of the total population in mukim Setapak. The Setapak area has generally been a “tiring” but bustling commercial and residential area which had not seen any major development for decades until the last few years when a number of modern condominiums, shop offices and retail centres have been developed.
Figure 6.1 Subject site
Setapak is growing into a thriving modern community and becoming more popular with developers, homebuyers and business owners. The area is gaining a more upmarket feel following the completion of new developments, but has further opportunity to become more upmarket due to its close proximity to the DUKE Highway and the city centre.
Propose to develop 7.25 acres of Lot 27153 land at Mukim Setapak for purposes of mix development consisting of a business centre, a mosque and a tahfiz school. The subject site is located at Lot 27153, Jalan Semarak, Mukim Setapak, Wilayah Persekutuan Kuala Lumpur (3’11’00.31’’N, 101’43’22.08”E) CALIPH HOLDINGS BERHAD
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Elevation from sea level is 52m. Proposed site is approximately 7 km from Petronas Twin Tower
6.3
GEOGRAPHICAL AND DEMOGRAPHICAL ASPECT
Table 6.1 Climate Aspect
6.3.3 Topographical Aspect
6.3.1 Wind Direction and Sun Orientation
Site consists of flat terrace area Type of soil is sand with laterite due to surrounding area is hilly and ex-mining area
Winds are generally light and variable
The subject area is fully occupied by tertiary vegetation which less than 6 meter height
2 monsoon winds in Malaysia: i.
Southwest Monsoon (May to September)
ii.
Northeast Monsoon (November to March)
Sun orientation consideration is to ensure the buildings work with the passage of sun across the sky The function of wind direction and sun orientation is to optimise the proposed building design
6.3.2 Climate Aspect (Based on Kuala Lumpur case study) Malaysia or more specific Kuala Lumpur has tropical wet climate based on (Koppen-Geiger) which is consider as no dry or cold season
The above topographic map of Kuala Lumpur and the surrounding area has beenderived from satellite
Constantly moist No
Elements
1
Average
Descriptions
Figure 6.2 Topographical Aspect
temperature 27 degree celsius
(degree celsius 2
Average precipitation (mm)
2366 mm
3
Average sunlight (hours/day
06:06 hours/day
4
Average
daylight 12:00 hours/day
(hours/day) CALIPH HOLDINGS BERHAD
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6.4
SWOT ANALYSIS
Figure 6.4 Subject Location 2. Potential neighbourhood
Figure 6.3 SWOT Analysis
6.5
i.
Situated within a predominantly residential area
ii.
Surrounded with existing facilities
SUMMARY
From the SWOT analysis, we proposed to highlight 3 major advantage of the proposed subject location which is: 1. Strategic Location i. Located within close proximity to KL city centre Relevant for an urban concept of Private Tahfiz School ii. The development can be planned to capitalise on KL city skyline views Panoramic background for the proposed development iii. There are numerous ‘undeveloped’ land plots in the surrounding area Good for future extension/development
Figure 6.5 Potential Neighbourhood CALIPH HOLDINGS BERHAD
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3. Good accessibility i.
Good accessibility, visibility and prominent from the Duke Highway
ii.
Generally good accessibility to surrounding neighbouring residential areas
iii.
Located away from major commercial development which is less distractions to the development of student’s learning
Figure 6.6 Accessibility
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7.0 DESIGN CONSIDERATIONS AND DEVELOPMENT 7.1 INTRODUCTION
west boundary. The Site is touched by accessible motorable road on the south side. The development is planned to accommodate components as below: i.
The Tahfiz school
ii.
The Business Centre
iii.
Mosque
In general, a school is just a school and many people may have in their mind that a Tahfiz School is also as same as other schools. Hence, in order to make the development of The Medina is not like an ordinary school we proposed to used a concept called ‘Child-friendly School’ for this development. Child-friendly schools are not architectural phantoms from a strange place. They are schools with attributes typically associated with good schools in many countries. However, they have additional elements that complement and reinforce the principles and practices of the child-friendly approach to
7.3 DESIGN CONSIDERATIONS As the Tahfiz School is the main focus in the development of The Medina, the design considerations for this proposal are more about the considering in developing a school. However, some of them might
education. In this regards, the objectives of developing a child-friendly school are as follow:
also suitable for the development of other component in The Medina project.
•
Attarct students
7.3.1 LANDSCAPING
•
Improve learning achievement
School grounds form an integrated, holistic unity with school buildings and their users, but in
•
Provide safe, inclusive and welcoming environment for students
conventional school planning they are often neglected. Trees are vital for filtering sun, dust and noise and for beautifying the school. Indigenous trees, shrubs and flowers should be planted in the school
•
Provide enabling learning environment including accomodating students with physical
compound along with edible plants meant to teach children food production and conservation. Trees
and mental learning
also have a softening and calming effect on the learning environment and its users. Planning the school
•
Cultivate harmony between the school and the community
•
Harmonize buildings, school ground and environment as students interact with them
landscaping is a good way to involve children in the realization of a child-friendly school. 7.3.2 Flexible Spaces
The basic planning and design requirements that make a good school are the foundation on which
Flexible spaces increase child participation in class and allow teachers to provide a more dynamic
further elemnets can be added to turn them into child-friendly school. Therefore, the development of
environment for learning and teaching. Such spaces provide opportunities for group activities, areas for
The Medina which is focused on the Tahfiz School is going to integrate the nature of the child-friendly
manual projects and easy access to open spaces. Individual classrooms or other facilities that create
school with the nature of Tahfiz School in Malaysia.
outdoor space between structures give students a chance to be in open areas when in transit between
7.2 PROPOSED PROJECT SITE
classes. Classrooms should be accessible for all children; ramps and wide doorways should be provided for less mobile children.
The Medina is proposed to be constructed in an area of approximately 7.25 acre of land, located at Mukim Setapak, Kuala Lumpur. The site is a flat land, having sparse vegetation and existing lake on the
7.3.3 Protective
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Depending on location and context, the enclosure and boundaries of schools can vary in form and function. The goal is to find a balance where a fence can provide protection to the child from outside elements such as traffic, animals can define boundaries to keep children within the school and can also serve to section off an area for gardening and orchards. 7.3.4 Open Spaces
Figure 7.1: Mushrabiya screen as the building envelope
Furthermore, this concept also emphasizes the usage of the courtyard or also known as Sehan. In Islamic architecture, Sehan is an enclosed area, often a space open to the sky. It may be filled with garden or water
Easy access to open spaces from classrooms allows children to be in close contact with their environment and to engage in physical activities. Open spaces can be designed as play yards for sports,
features such as pond. The function of Sehan in Islamic architecture is to provide a private open area especially for the females as they cannot expose their aurah to the public. In modern era, the function of Sehan or
school gardens and orchards, decks or verandas for outdoor learning activities, open performance
courtyard might be expand to be more useful because nowadays people treat courtyard as a recreation area, for
spaces, wide corridors and courtyards, trellises, canopies, shaded pavilions, niches, alcoves, play lofts
example as a swimming pool area.
and enclosed backyards. In typical child-friendly schools, the community would be allowed to use some of these spaces after school hours for town meetings, local gatherings and other events. 7.3.5 Administrative Office Separate space for faculty/administrative personnel gives privacy to students and teachers and maximizes the use of classroom space, enabling staff to work separately from students. Proximity between classrooms and administrative offices is recommended to monitor students’ activities and create ‘safety through transparency’. 7.4.2
7.4
DESIGN DEVELOPMENT Figure 7.2: Courtyard in modern architetcure
7.4.1 The Concept
Figure 3: Courtyard in Islamic architecture
Precedent Study In the development of The Medina, Caliph Holdings Berhad proposed to use fusion of modern & Islamic architecture for the whole development. This concept emphasis the modernization of traditional Islamic architecture such as the pattern screen for the building envelope or also known as the mushrabiya screen.
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Name of Building Location Architect Concept
Bank Muscat Headquarters Building Oman Atkins Fusion of modern & Islamic architecture • the building is low rise and arranged in L and U • shapes to create shaded courtyards, one of which is home to a Moroccan-style garden, and another forms the main entrance • the exterior is modern with traditional Omani and Arabic themes • While glass is used widely, some windows are part-obscured by patterned screens and some of the facade features terracotta tiles • also reflecting Arabic style, water features and greenery are prevalent
Figure 7.2: Bank Muscat Headquarters Building
7.4.3 The Master Plan i. The Tahfiz School
Purpose
Sustainable Initiatives
•
this project is designed to serve as a central hub for Bank Muscat • the headquarters will eventually be home to 2,000 employees • was designed to provide a functional and attractive building firmly • rooted in the Omani context • security measures were also paramount, given that the building is a fully operational bank as well as a workplace 1 .External mushrabiya screens (Geometric Floral Pattern) • decorative & functional • high performance glass • reduction of glazing 2. Anti-sun green low E-coated glass 3. Long span overhang for shading devices
The school is planned around a central water body and courtyards offer a cool reprieve from indoor spaces.Closed-knit community interwoven with crossing bridges to allow interaction between buildings especially in the school compound. Water body located at the central area of the master plan to soften the landscape zones with as much as natural features. Administration Building is located adjacent to the Business Complex to act as a arch in the middle of the site. These two related buildings are proposed to be build with attractive architecture elements to make it dominant and stand out from other buildings. Meanwhile, Hostel is located a slightly far from the entrance as to give privacy to the building. Hostel consists of two towers to accomodated male and female students seperately. It is also completed
with
facilities for
the student’s
purposes
such
Dining Hall, Table 7.1 Precedent Study
Room, Shop
other
as
Recreation Convenience
and
others.
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Furthermore, Caliph Holdings Berhad also proposed to include a sky bridge to connect the hostel building with the academic building. The purpose of this sky bridge is to provide direct linkage to students to make them easy to go to class. Other than that, numbers of gazebo are proposed to be build at the courtyard area as if they are floating in the manmade lake. The gazebos are provided as the area for hafazan or memorize the Quran and it seems to be a very suitable space for them.
ii. The Business Centre and Mosque
The initial purpose of the Business Centre is to support the operation cost for the Tahfiz School. In related to that, it consists of shops and a convention hall for multipurpose usage. The Business Centre building is located outside the school’s compaund as it is open for public and for the purpose od safety and security for the Tahfiz School. However, Caliph Holdings Berhad proposed to link the building with the Administrative Building in the school’s compound via a sky bridge from the level of the convention hall. On the other hand, in the Islamic tradition the Mosque serves as a 'Community Centre’, bringing people together both socially and academically. The mosque also functions as a gathering point at the centre of community life. The Prayer hall elevated 1.5 meters higher than the road level enhancing privacy for the user inside the prayer hall. Carparks are also provided in the mosque compound and also serves the Business Centre as it is open for public.
Figure 7.5 Proposed Master Plan Image 3: Proposed Master plan
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
Area
Site area :
Plinth Area :
Percentage
7.6 SUMMARY
(%)
The proposed master plan would conceptualize the idea of construction a tahfiz school and business
7.25
acre
centre with mosque with an approach of fusion of modern and Islamic architecture. This is to embrace
29,339.48
m²
modernist virtues of form following function; local materiality utilization and synchronizing the relation
4.35
acre
17,603.69
m²
60.00
of child-friendly school and social and community parameters as well as structural architecture and technological consideration. By taking The Bank Muscat Headquarters Building assist in producing a more reliable, practical and buildable development plan within reasonable construction cost and
Development Component : 1. Administrative Building
2,004.40
m²
5.55
2. Academic Building
6,030.18
m²
16.70
3. Facilities
5,159.79
m²
14.29
4. Others
7,638.87
m²
21.16
5. Complex
12,650.00
m²
35.03
6. Carpark
500.00
m²
1.38
7. Landscape & Green Area
2,124.58
m²
5.88
Total GFA :
36,107.82
m²
100.00
duration. Furthermore, adaptation towards considerations of the child-friendly school and consideration on the concept of fusion of modern and Islamic architecture together with green technology and sustainability factors will make the development of The Medina stands out from other development in the respected area.
Table 7.2 Development Component 7.5 DESIGN GUIDELINES AND STANDARD For the practice in producing the proposal for The Medina, the design of each elements and components are based on the standard of Malaysian Economic Planning Unit or EPU. It is a written standard for the development of buildings in Malaysia. The Standard of Procedures or S.O.A has been attached as the Appendix in this report for the reference.
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8.0 CONSTRUCTION & PROJECT PLANNING
High-quality products and minimum waste due to work environment in factory is easier to control.
8.1
CONSTRUCTION (SPECIAL FEATURES)
of complete assembly element or prop system for on-site casting process.
Caliph Holdings Berhad will proposed Industrialized Building System (IBS) and Green Building as one of the technological component in its construction method. The adaptation of Industrialized Building
Elimination of conventional timber props and obvious decrease of supporting through the use
Stronger and safer work platform produced through compel assembly element.
Faster completion due to the introduction of prefabricated components to replace on-site
System and Green Building technology will make the duration of construction shorter and more advance in term of marketability and demand. This two method covers all the main building in the
fabrication.
proposed project including business centre building, mosque building and the more important is modern tahfiz building.
and prefabricated construction materials.
The design of the main building was meant to provide the pleasing combination of technologically and environmentally for study, interacting and socialising for community. We have choose Industrialize
Safer, cleaner and more organized site due to the reduction of construction waste, site workers
Cheaper total construction cost as the result of all benefits gained from the above factors.
Building System (IBS) as a construction method and some green features in order to protect environment and high quality control for the proposed project. IBS components forms consists of column panel, beam panel and wall panel. They are constructed according to a certain size from the construction drawing and every building involved different size of
8.1.1 Industrialized Building System (IBS)
panels. All the lifting works shall be done by using crane.
IBS is a construction technique where components are manufactured in a controlled environment (on or off site), transported, positioned and assembled into a structure with minimal additional site works."
8.1.1.1
Column
(CIDB, 2003). Column panels are constructed according to the size in the construction drawing. Prior to column The term IBS is defined as innovative process of building construction using the concept of mass –
panels’ erection, the workers should remark the columns area at the ground slab. It is important so that
production of industrialized systems, produced at the factory or onsite within controlled environment,
the column panels can be installed easily above the ground slab. These column panels will have
it includes the logistic and installation aspect of it, done in proper coordination with systematic
construction joint both at the top and bottom of the panels
planning and integration. The main benefits that are gained from the utilization of the system are as the followings:
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
8.1.1.3
8.1.1.2
Beam
Wall
Wall panels are constructed according to the size in the construction drawing. After the building frame is constructed, the wall panels transported from the factory can directly installed between the column and beam panels. After installation, the structure joint need to be carried out.
Beam panels are constructed according to the size in the construction drawing. After it transported to the site, the installation can be simultaneously with the column panels and no shoring works need to be done. The first floor beams can be connected to the column panels and this will minimise the construction period. After all connection has been made, the construction joint can be started. Roof beams also will adapt the Industrialized Building System (IBS) method of construction where the roof beam panels are constructed at the factory and installed at the site.
8.1.1.4 Steel Frame Cladding
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
With our modern Islamic design, the introduction of steel frame for cladding is coincides with the
Green buildings make efficient use of the resources, have significant operation savings and increases workplace productivity
Islamic concept for each of the building. Cladding is a protective layer of materials that separates a building's structure and interior from exterior elements, such as weather and sound. The exterior
Building green sends their right message about a company or organization-that it is well run, responsible and commitment to the future
cladding is often not one material but an assembly of materials, and each material has its own importance in blocking exterior conditions. Cladding will increase the aesthetical value for each of our
8.1.2.2 Benefits gained from the green building technology utilization
building.
Client:
Improve marketability and enhance the value of the property
Operational cost savings
Capital cost savings
Tax benefits for Green Building-encourage energy-efficient buildings
Occupants:
Lower maintenance costs and better performance Improved occupants productivity
Lower utility demands in green Buildings – lower demand on electricity, gas, and water utilities
Healthier indoor environment for occupants in Green Building
8.1.2 Green Building Technology 8.1.2.1 Why Green Building?
Green buildings are designed to save energy and resources, recycle materials and minimize the emission of toxic substances throughout its life cycle Green buildings harmonies with the local climate, tradition culture and the surrounding environment Green buildings are able to sustain and improve the quality of human life whilst maintaining the capacity of the ecosystem at local and global levels. CALIPH HOLDINGS BERHAD
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD 8.1.2.3 Green Building Concept
100% UV rays 5
8.1.2.3.1 No 1
Application in All Buildings Component Lighting
Technological devices Used LED fitting and Smart lights have photo sensors that read how much natural light is in the building and dim electric lights when there is substantial natural light (Lobby, management office and common area).
2
Façade/ Cladding
Constructed from glass elements which deliver high levels of transparency and fully integrated sun shading and light reflection systems
3
Roof
Create to collect and harvest the rainwater that falls on the designed roof.
8.1.2.3.2 No 1
Water harvesting system
Application in Mosque (Special) Component Lighting
Innovative CHEEL system. Condensate water harvested from the management office air conditioner, a heat pump drawing heat from the airconditioner compressor and providing energy for hot water to the common toilets and cool air piped into the evaporative waterfall at lift lobby to lower the temperature of the double volume lounge and lift lobby for additional indoor thermal comfort for the residents
Technological devices Used LED fitting and Smart lights have photo sensors that read how much natural light is in the building and dim electric lights when there is substantial natural light (Lobby, management office and common area).
2
Frame
Used structural steel frame
3
Rain water harvesting system
Irrigation for green landscaping use water used in ablution and rain falls.
8.1.2.4 Green Building Index Certification
Green Building Index (GBI) is developed by Pertubuhan Arkitek Malaysia (PAM) and the Association of 4
Heat and sound
Uses thick, sound-proof laminated Low-E glass panels that cut off heat, sound and
Consulting Engineers Malaysia (ACEM). It is a profession driven initiative to lead the property towards becoming more environment-friendly CALIPH HOLDINGS BERHAD
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
The rating system gives opportunity for developers and building owners to design and construct green buildings that can provide energy and water savings, a healthier indoor environment, better connectivity to public transport and the adoption of recycling and greenery for their projects.
8.1.2.4.1 Criteria Buildings Rated
8.1.2.5 Summary
The development of the propose site is not fully adopting the IBS approach but every building is built How GBI are AwardedGBI Malaysia are awarded by Platinum, Gold, Silver or Certified depend on the score achieved. For this project, we proposed to achieved ‘Certified’ status
using the IBS materials and green features such as frame structure, wall and beam construction, laminated low-E glass for windows, rain water harvesting system and others. The conventional approach is still being adopted and it is impossible to produce a fully development using IBS and green technology. The integration of conventional and non-conventional methods can reduce the environmental impact. The materials used can be integrated with conventional methods and materials to produce better performance. The installation of IBS components are using the crane thus reducing the application of scaffolding but still being used for other conventional purposes.
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
The construction period is slightly faster because the prefabricated components are only installed once it arrived at the site by using the crane and not involving general workers. Thus, this can reduce the labor cost. Since the development is using the IBS and green technology, it can directly reduce the cost of labor, materials and storage. The green features selection such as rainwater harvesting can help to reduce the uses of clean water supply where this rainwater harvesting can used for gardening purposes for instance. Because the selection of materials is consist of IBS, the suppliers and manufacturers mostly are located in Kuala Lumpur and Selangor. It is exactly near from the proposed site. The transportation from the manufacturers is by the trucks or trailers is used to transport the materials to the site. The transportation will be in bulk to reduce the cost but not exceeding the capacity allowed to ensure the quality and safety of the materials are guaranteed before the installation begins.
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
1. Specification
8.2
Overall Project Scheduling The design plan and specification meet the client's need and requirement, zero error and follow the statutory requirement and standards.
8.2.1 Introduction Also called as Project Planning which is a restraint for stating how to complete a project within a certain timeframe.
2. Budget
The purpose of project planning is to define each major task, estimate the time and resources required, and provide a framework for management review and control. The total project will be starting on 1st week of January 2014 and the project supposed to
The budget is acceptable and client ca afford to pay the project and contractor can build and complete the project on time with a reasonable profits
complete on 3rd week of December 2015. The construction period will be starting on 3rd week of August 2014 and is expected to
3. Schedule
commence along 72 weeks period. Once completed, the operational stage will fully organized by Caliph Holdings Berhad for 30 years period before concession period ended. After 30 years period, the proposed project will be fully handed over to Yayasan as per agreement and the land owner of the project
The schedule is practical and contractor can finish the project according to client’s requirements. The whole project includes construction of a business centre, construction of a mosque and construction of a modern tahfiz school.
The proposed project consisting a business centre, a mosque and a modern tahfiz school where all of these component will be handed over to Yayasan to operate.
8.2.2 Assumption for Development
The objective for the development process is to build, complete and operate the project accordance to the specification, within budget and on schedule. To achieve of project planning, there are three assumptions:
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
8.2.3 Overall Work Program
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
8.2.4 Summary from Work Program
STAGES
DURATION
1. Client & Consultant (Design Development)
11 Weeks
2. Submission And Approval
24 Weeks
I.
Development Order
24 Weeks
II.
C&S Submission
18 Weeks
III.
M&E Submission
18 Weeks
IV.
Archi. Submission
18 Weeks
3. Construction
72 Weeks
4. Total Construction Period
107 Weeks
5. Period of Concession
30 Years
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9.0 PROCUREMENT METHOD 9.1 INTRODUCTION
In the BOT approach, Caliph Holdings as consultant or concessionaire retains a concession for a fixed period for MICPM from Foundation (called Principal), for the development and operation of said facility. The development consists of the financing, design and construction of the facility, managing
Procurement is a term which describes the contractual network of relationships which are formed and maintaining the facility adequately, and making it sufficiently profitable. Caliph Holdings secures between MICPM, Caliph Holdings, Foundation, Consultants and Construction companies, to enable a return of investment of MICPM by operating the facility and, during the concession period, Caliph building project to be realized. Holdings acts as owner. At the end of the concession period, the Caliph Holdings on behalf of MICPM may transfers the ownership of the facility free of liens to the principal at no cost. It is also serve as mechanism which provides a solution to the question: "how do this project to contractually build?" A key characteristics of this BOT that MICPM is providing the financing. Caliph Holdings will drive the whole project development and manage the MICPM investment (BUILD, OPERATE) inclusive of sourcing The procurement process start by devising a project strategy. The strategy entails weighing up the the development land with the Foundation, providing the design team, construction supervision and benefits, risks and budget constraints of a project to determine what the most appropriate operate a facility stated in the concession contract. procurement method is, and what contractual arrangements will be required. Then, the said development is handed over (TRANSFER) to the Foundation upon termination of Understanding risk is essential, as although each procurement method follows a well-established set of concession period. Proposal of concession period for the development of The Medina is 30 years. rules and procedures, there are risks associated with choosing any particular route.
MICPM concerns focus on time, cost and quality (or performance) in relation to all aspect of the
9.3 PARTICIPANTS IN BOT PROJECTS
development approval, design, construction and operation of the building.
9.2 SELECTION OF PROCUREMENT METHOD Caliph Holdings is proposed to have the Build, Operate and Transfer (BOT) as the procurement form for development of The Medina.
Build Operate and Transfer (BOT) is a major startup business venture where private organizations
MICPM (Financier)
undertake development and operation of a facility. The termination of the services occurs at the return of the ownership of the facility to the right owner a fixed concession period up to 40 years. This proposal that the next ownership of The Medina is Foundation.
Figure 9.1 Participants in BOT
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
Principal
The financial agreements are private between the Caliph Holdings and MICPM. The agreement contains
In a BOT project, the principal is a Foundation that recognizes the need for facility but is unable to
the ratio of debt to equity and a detailed plan for the distribution of the expected revenues during
financially support the project.
operation.
Consultant & Concessionaire
Construction contract
After the identification of the need for the facility, Caliph Holdings act as MICPM consultant will be
The contract between Caliph Holdings and the future contractor is usually a fixed price contract or a
granted a concession. Caliph Holdings takes the responsibility of developing (designing, constructing
design-build contract.
supervision), maintaining and operating the facility, on behalf of the principal. Operation contract Financier
The operation contract is signed between Caliph Holdings and future operator. All contracts are strictly
Financing is supplied by MICPM.
related to each other and eventually shape the design, construction and operation of the facility and describe responsibilities and risks. It is, therefore, crucial to obtain transparent contracting where all
Concession contract
risk and responsibility-bearing parties’ obligations are clearly defined. An open information structure
The concession contract is signed between the Foundation, Caliph Holdings and MICPM. This contract
and well defined contract management with agreed risk division will limit misunderstandings.
runs from the initial design stage through the final transfer, and includes the allocation of risks. The main issues addressed within the concession contract are:
9.4 DELIVERY DUTIES AND RESPONSIBILITIES
1)
The length of the concession period.
Caliph Holdings is responsible for design, construction supervision and 30 years operation services.
2)
The starting date and the transfer date.
Caliph Holdings is also retains the operating revenue risk and any surplus operating revenue.
3)
The structure of the project company.
4)
The financial scheme.
5)
The financial guarantees.
6)
The financial ceiling of development costs.
7)
The financial ceiling of usage costs.
8)
The construction process.
9)
The completion time of the construction.
9.5 COMMERCIAL TERMS The allocation of capital outstanding and profit distribution between MICPM and Caliph Holdings is 40% and 60%.
9.6 BENEFITS OF BOT BOT projects are considered applicable to this development. Among the benefits of BOT implemented
Financial agreements
in this development are: 1)
Completing the development within time frame and planned budget of MICPM.
2)
The project design can be tailored to the development concept, construction equipment and materials that will be used as MICPM requirements. 45
THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
3)
Transfer of technology and know-how.
4)
Reduce the risk burden to MICPM.
5)
More efficient since the design, construction and operation is in a control of Caliph Holdings.
6)
Secure profits and benefits to all parties involved; MICPM, Caliph and Foundation.
9.7 SUMMARY The main function of the procurement is for risk allocation to each party. The BOT is used as procurement based which that Caliph Holdings will drive the whole project development and manage the MICPM investment (BUILD, OPERATE) since MICPM is providing the financing inclusive of providing the design team, construction supervision and operate a facility stated in the concession contract. The said development is handed over (TRANSFER) to the Foundation upon termination of concession period of 30 years.
The allocation of capital outstanding and profit distribution between MICPM and Caliph Holdings is 40% and 60%. This proposal to use the BOT contract approach since it is the best contract approach that bundled together and transferred to Foundation and fully owned the Medina.
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
30% Capital Injection
10.0 FINANCIAL ANALYSIS
RM
22,190,844.41
For the purpose of this study, a broad financial analysis had been carried out based on the concept plan provided. This is to study and analyse the viability of the proposed development. The evaluations were carried out based on the following method:
Year Percentage
3 Construction Programme
2014 65%
a) Residual Valuation Method
2015 35%
b) Discounted Cash Flow Method
TOTAL 100% Table 10.1 Assumptions
The evaluations are prepared based on the Gross Development Value (GDV) and Gross Development Cost (GDC) of the proposed development during the development period of three and the half years (3.5 years). It is stressed that all financial figure indicated in the report are preliminary and estimated cost. Thus, it need to be adjusted accordingly when detail information regarding the development are
10.2 THE DEVELOPMENT The development is expected to be carrying out within 3 and half years of development process. So, the financial availability will also be based on the period of development. The prices that will be using
made available.
in the financial feasibility are:
10.1 KEY ASSUMPTIONS OF THE PROPOSED DEVELOPMENT The financial analysis of the proposed development was done by taking into considerations the following assumptions:
Concession Period/Repayment
NO 1
Year
30
Period 1
FEES/ RENTAL
Primary Students Admission Fees (1st year only)
30,000.00
Students
14,000.00 / year
Hostels
1,000.00 / month
Construction Start Date
Year
1 (2014)
Construction Period
Year
1.5 (18 Months)
Handover Date
Year
2
Admission Fees (yearly)
7,000.00
Lease Start Date
Year
2
Students
17,000.00 / year
Hostels
1,200.00 / month
2
3 2
DESCRIPTION
Financing During Construction 70% Bridging Loan
RM
51,778,636.95
Secondary Students
Other Cafeteria
3,000.00 / month
Shops
6,000.00 / month 47
THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
Multipurpose hall
24,000.00 / month
Advertising
72,000.00 / year Table 10.2 Estimated prices and fees
10.3 ESTIMATED COST OF DEVELOPMENT
•
The site preparation cost is incurred by the developer. Site preparation cost includes soil investigation, site clearance, cutting and filling, leveling, demolish and debris removal from the site and terracing.
•
10.3.1 Gross Development Cost
Site Preparation Cost
Infrastructure Cost
The infrastructure cost include the cost for the construction of road and carpark, drainage, sewerage and water reticulation system, upgrading of existing main excess.
The calculation of the Gross Development Cost (GDC) of the proposed development taking into considerations the construction of The Medina. Several allowance of percentage was added to ensure the rate use form cost data is applicable to the current proposed project. Allowance includes:
•
Landscaping & Turfing
Landscaping and turfing cost for this development is based on acre. The rate used is RM 10,000 per a) 20% increase in materials price for the use of Industrialized Building System (IBS) components acre. b) 15% for the implementation of green technology such to at least get a GBI certified (Refer Appendix A, B, C and D)
•
Building Construction Cost
This is the cost incurred for the construction of the buildings. The building costs are based on current construction material cost. The estimated building construction costs are extracted from current Apart from that, based on the observations, enquiries and discussion with contractors, developers, and
market situation and based on the cost data. According to the data provided by KPK Surveyors (a well-
valuers on the prevailing construction and similar infrastructure cost, we have estimated the total cost
known quantity surveying consultant firm in Kuala Lumpur), current rate for institutional building is RM
of development also include the following items.
1,350 per square and the rate provided is for the west region of Malaysia.
Contribution to Authorities
•
Professional Fees
These are estimated cost to contribute to the relevant authorities. The authorities include Drainage and Irragation Department (JPS), Tenaga Nasional Berhad (TNB), Indah Water Konsortium (IWK) and others.
The professionals involved in this proposed project are architects, Quantity Surveyors, Civil and
Estimation was done based on the percentage required by the authorities itself or price range per unit
Structural Engineers, Town Planner and others. The costs allowed for our proposed project are 11% of
or acre.
construction cost plus 5% service tax.
•
Site Preliminaries Cost
Preliminary cost is the cost that paid by the developer for feasibility study on the land, consultant fees, the applications, forms and others. 48
THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
•
Management & Legal Fees
10.4 DISCOUNTED CASH FLOW APPROACH In order to achieve the internal rate of return of the proposed development, we also adopted the
For project management and supervision fees, the cost is calculated as 1% from the construction cost.
Discounted Cash Flow Method where the assumptions made as follows:
Whereas for legal fees, the cost is calculated as 2% from the gross development value or expected sales income.
The development period is assumed to be fully completed within the period of 1.5 years. (Calculation for Cash Flow is attached in Appendix J)
•
Advertisement & Marketing Fees From the cash flow calculations, the payback period for the proposed development also being
The cost is calculated as 1.5% from the gross development value or expected sales income. This cost is
calculated. It is expected that the development will be able to achieve back their capital during the
for the purposed of advertising and marketing of the proposed development.
tenth month of year seven (7).
•
Financing Cost
(Calculation for Payback Period is attached in Appendix L)
Financing cost is the cost incurred in half of infrastructure and construction cost of the project for the period of development. Bridging loan is taken to cover the period of the construction with the interest
10.5 RESIDUAL APPROACH
rate taken is 7%. The total bridging loan is 70% of the total development cost. The residual method is based on the unit price concept that has been paid for such development •
Contingencies
depending on the availability of the land to gains profit. In other words, the price unit of the development is determine by the profit that being acquired from such business.
It is a sum set aside for unforeseen variation in development expenditure due to delay, cost inflation (Calculation for Residual Method is attached in Appendix E) and other risk. There is possibility that some additional cost maybe incurred during the development period. For the proposed development, contingencies were allowed 5% from the total of building construction cost, infrastructure cost and preliminaries cost.
10.6 PROFIT SHARING Based on the residual calculation, the total profit for the proposed development is RM 157,630,197.20. For the purpose of this development, we propose the profit sharing to be 60% and 40% between MICPM Sdn. Bhd. and Caliph Holding Berhad. Development Profit
%
RM 157, 630,197.20
MICPM SDN BHD
40
RM 63,052,078.88
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
CALIPH Holdings Berhad
60
RM 94,578,118.32
Table 10.3 : Profit Sharing
10.7 SUMMARY The following is a summary of results obtained from the two methods used.
Table 10.4: Overall Summary of Proposed Development From the table shown, it can be seen that the proposed development is viable and profitable. Analysis has shown that the proposed development have a high success rate with developer’s profit based on GDV is 12% and based on GDC is 25%. With the concession period of thirty (30) years, having the payback of the capital on the seventh year can be considered as appropriate. From the development, 40% of the profit owns by MICPM Sdn. Bhd. while Caliph Holding Be
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
11.2 QUALITY
11.0 PROJECT IMPLEMENTATION STRATEGY Project strategy is the process of getting an initiative from start until end within scope, budget and time. Project strategy is about execution. It’s the science and art of getting things done and project strategy is considered a strategic competency.
The Medina focuses more on green technology. Green technology is still considered as a new element in Malaysia and thus making it quite difficult to measure the quality standard. Quality is an important concern for all business organizations. Quality is the mean of combination between material properties, the method of installation and the ability of workmanship at site that shows how the work can be done and to be measured by client to judge the works if that works is satisfactory or not. Quality
The development of the Medina consists of many elements which may require proper planning and strategy in order to ensure the project runs smoothly without any interruptions. It is prominent to ensure the project implemented strategies in terms of time, quality and cost, labour, machinery and material control.
of workmanship or aesthetics is largely beyond the inspector’s responsibility. However, inspection by the owner’s representative is intended to include concern not only for the structural integrity and safety of the structure, but also for the quality of workmanship, selection of materials being used, aesthetic values and similar matters involving compliance with the provisions of the contract plans and specifications. Similar to time, quality of work should be in a reasonable or higher standard within the
11.1 TIME Time is one of the key considerations when evaluating which type of contract to be selected. During the
limited budget. A proper guidelines and inspection is be enforced to ensure the good quality of work to satisfy client and the end user.
actual construction, changes are likely to delay the project and lead to inordinate cost increases. The Medina’s development is involved concession period up to 30 years. Therefore, it is important that the time planned is not changed during the project. The time control is essential to manage time for the development and construction work.
11.3 COST Cost control is the activity which compares cost performance against the cost plan, adjusting one or the other dynamically by reference to the changing circumstances in the time, quality and overall perception of the project. These are the basic tenets of systems theory, applied to objectives, control
A project that is implemented at high speed is potentially a high risk and therefore needs to be
and feedback.
carefully managed so as to promote the smooth interlocking of the working practices and organizations. Proper flow of information transfer and the incorporation of effective quality control systems are needed. A good and proper time management of work should be outlined in master work program and other means of time table. It is essential to determine the time to complete the project within the budgeted cost and standard quality of work.
Basically, the cash flow and cost controls are related to the bar chart of a project which can generate the S-Curve which shows the flow and how the controlling of cost or money used within a project. The cost involved in the construction of a project can be broken down into two major categories; direct and indirect. Direct costs are associated with the physical construction of the project and include such things as the purchasing of building materials, equipment and machinery operations, labour and manpower.
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THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
Factors should be concerned in controlling cost of the project are the required standard of
11.7 Conclusion
workmanship and materials specified, the complexity of work, any imposed constraints such as limited
While time, quality, cost, labor, machinery and materials are crucial components in order to ensure the
access or restricted working hours and onerous contract conditions imposed on the contractor.
project implementation will be carried out properly, it is also needs the touch of good project manager
Overruns in particular cost categories signal the possibility of problems and give an indication of exactly
and team members. For the Medina’s construction projects, coordination and team work play
what problems are being encountered. So it is essential to well plan the cost control to avoid cost
important roles in ensuring smooth project implementation. Hence, project implementation strategy
overrun and also the delay of the project. The Medina project is a big and complex project with a
that will drive the development of The Medina will be detailed out once the proposal of this
thorough cash flow prepared before the commencement of the project. If the cash flow is followed
development is approved.
carefully throughout the project, overruns may be evaded.
11.4 LABOUR Labour is the most essential element in construction project management. Labour should be well managed in terms of division of work. Poor management of labour will cause a negative effect not only in terms of money but could also be in moral problems. Labour should be provided by money intensive, courses and training, certain benefits for them to retain the development project.
11.5 MACHINERY Plant and machinery is the main item in a project to run construction works. Usage of the machinery depends on the type of works. The plant and machinery should always be in good condition. Although the cost of machinery is high, the usage of machinery guarantees the smooth flow of construction works. Indirectly, the cost of labor may be decreased.
11.6 Materials Materials usage should follow the specifications required. In addition, a good quality of materials also will contribute to good workmanship. Furthermore, good quality materials are more durable and last longer. The responsible party has the duty to see that the product furnished is in compliance with the construction drawings and specifications.
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As a conclusion, the developer is advised to undertake and proceed with the proposal according to the development composition that has been suggested in this report.
12.0 CONCLUSION The development proposal of The Medina on the project site at Setapak, Kuala Lumpur is the most reliable new project to be ventured into. It is because the feasibility studies carried out by emphasizing on the location, market, economics and financial aspects; have proven that the proposal is viable and will breed maximum return on investment.
Since our study is based on concrete data and information, the reflection of profitability is clearly seen without any wall of doubt. It will benefit both parties; MICPM and Caliph Holdings in a way that it leads to a ‘win-win’ situation.
Not only that the proposal will succeed in bringing profit to the developer, it will also contribute significantly in improving the economy and social of the surrounding Muslim community. Besides, the success of this development proposal will indirectly enhance the name of Islam as it will appear to become an iconic development in Malaysia.
Should MICPM disregard this project, the developer will lose the opportunity to the other rival developers that oversee the potential. 53
THE MEDINA – URBAN ISLAMIC DEVELOPMENT A BUSINESS PROPOSAL BY CALIPH HOLDINGS BERHAD
Clients to review this report, its findings and recommendations as deemed necessary as market condition changes. VII.
It must be recognized that real estate market and building industry fluctuate with market forces. The results of this study are based on the information available as at the date of this report and the assumptions stated in this report.
VIII.
This report is for the use only of the party to whom it is addressed ie. CALIPH HOLDINGS BERHAD and is for corporate management purposes and no other purposes. Under no circumstances will responsibility be accepted to any third party who may use or rely on the whole or any part of the contents of this report. Any third party wishing to use this report should obtain prior written approval from HEADQUARTER OF CALIPH HOLDINGS BERHAD.
13.0 LIMITATIONS OF STUDY & DISCLAIMER Limitations of the study executed include the followings: I.
Assumptions and deductions made for certain variables are based on the prevailing market data;
II.
The proposed development only serves as a preliminary concept which warrants further investigations and discussions before its final implementation.
III.
The development layouts proposed are deemed to be the most appropriate development at the time of inspection. However, the client is not bound to follow the concept proposed.
IV.
No proper site level survey by the licensed land surveyor has been carried out to study the topography of the subject property.
V.
No proper advice on the geology engineering aspects ie. on soil condition has been sought.
VI.
Due to the ever-increasing dynamicity of the national and global economic climate, assumptions, conclusions and recommendations made in this report are of specific use to the Clients intended under the current economic and market conditions. We would advise the
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