By samsontam@me.com Building Technology 0 Comments

Visual Information Technology in Surveying and Engineering Industries – Part 1

Visual information is always the most direct way for human beings to understand and explore the world. In the past, human beings used drawings for recording history and details. All this visual information can help people nowadays to understand the information and imagine the visual world.

Image is one of the most important records in both surveying and engineering which used for monitoring the progress and review the findings throughout site inspection. More photo records which will help to indicate more details refer to the drawings. Therefore, a good practice of site inspection; photos taking is always a key factor which may affect the progress and follow up actions for all projects.

Importance of Visual Information

According to “YourStory”, humans are wired to respond to visuals more than just text. As visual content is easier to consume and digest.

  • Around 50-80 percent of the human brain is dedicated to visual processing such as vision, visual memory, colours, shapes, movement, patterns, spatial awareness, and image recollection. (Reports The Wiley Network)
  • Visuals with colour increase people’s willingness to read a piece of content by 80 percent. (Reports – Saurage Research)
  • If you hear a piece of information, you might remember only 10 percent of it. Adding a picture to that results in a rise of recall up to 65 percent. (Source – Brainrules.net)
  • Posts inclusive of images produce 650 percent higher engagement than text-only posts. (Source – Pinterest)
  • It takes only 150 milliseconds for us to a process and image, and then another 100 milliseconds for us to attach any meaning to it. (Reports – Canva)
  • People following directions with text and illustrations do 323 percent better than people following directions without illustrations. (Source – Pinterest)

Credit: https://yourstory.com/2018/04/scientific-reasons-visual-marketing?utm_pageloadtype=scroll

Credit: http://www.iscribblers.com/infographics/5-scientific-reasons-people-are-wired-to-respond-to-visual-marketing/

From Drawings to Photography

As visual information is so important for humans in learning process. Our ancient used drawings to record the history since stone age which helps us to understand the past.

Credit: https://vestnikkavkaza.net/upload2/2017-01-13/180b9ee15b8c4384cd6b36e2cd51c377.jpg

Panoramic drawings become more popular which gave people a great impression for easier understand the information that painter want to deliver. Famous panoramic drawings can be found worldwide, such as “Along The River During the Qingming Festival” (China), Barker’s London panorama of 1792, from the top of the Albion Mills (UK).

Credit: https://upload.wikimedia.org/wikipedia/commons/d/d9/Panorama_of_London_Barker.jpg

Credit: https://www.youtube.com/watch?v=mwMwDYEfMy0&feature=youtu.be

Drawing is a good source of visual information that can record the moment and reflect the details; however, drawings completion may lead a long time to complete and all details are from painters’ memory only.

Photo is another good source for recording and faster in the workflow. Photography technology and also computer software have been developed into a next-generation which help all stakeholders to study and learn deeply with site situation. Location, time, measurement information are also be able to capture by today’s technology.

In the past, film cameras are used for photo taking which will be limited due to cost and photography skills by the site staff. Most photos taking will be either whole shot and defects, not enough details can be shown in those photos.  Since photography technology has been improved a lot, the digital camera has taken the industry practice to the next generation. In the same situation with drawings, people always want to take more details in one shot in order to show more information and surrounding.

A panoramic view of the construction of the ESO Supernova Planetarium & Visitor Centre.

Credit: Architekten Bernhardt + Partner (www.bp-da.de)

With the aid of technology, split-screen panoramic photo comparison enables remote stakeholders to check and communicate with each other remotely in the same platform. Such technology can resolve conflicts and misunderstandings during the construction process. Those photo records can also be stored for facilities management to use for repair and maintenance purposes.

In the next chapter, we will go through more new technologies to show how the new cameras can help in site inspection and measurement.

 

 

By John Lam Asset Enhancement • Building Law • Design • Uncategorized 0 Comments

Make Use of Verandah in High Rise Buildings for Fire Safety Aspect

The impact of Fire Safety Code in Hong Kong

The fire safety code has experienced a few rounds of reform. The most influential reform we opined was the code published in 1996 and also the code in 2011. While there are many honorable peers have shared the view to both code applicable in Hong Kong, GBE found one interesting HK-unique escape staircase arrangement which have been prevailing in 2 decades ago. This the verandah space intercepting between the apartment units and the requirement staircase (usually scissor-type)

 

Verandah Space being merged 

This verandah space was a space designed in half-open to the external air. The space is connecting between the staircase and the apartment unit through the fire-rated doors. Driven by congested space in Hong Kong, some verandah, in this case, has been enclosed by the window and merged to the apartment units. This was deemed to be against the fire safety code or approved plan.

 

GBP for showing the Typical location of the verandah in a domestic unit

The Provision of HK CAP 502

In 2007, the HONG KONG CAP 572 Fire Safety (Buildings) Ordinance has been put into enforcement. The “Purpose Of Ordinance” is cited in clause 2 of Cap 572 and We copied here as follows.

This ordinance is aimed to provide protection from the risk of fire of occupants, users, and visitors to certain kinds of composite buildings and domestic buildings.

The law further explains the requirements including fire service installation and equipment and fire safety construction for different kinds of buildings in its Schedule 1 , 2, and 3 correspondingly. The governing requirements stated clearly is to apply the Code 1996 as the “standard” to satisfy the intention of this Ordinance. Thus, the said “Verandah” enclosure or modification is likely in this radar.

 

What did Code in 1996 talk about the “Verandah”

In our view, there was no direct elaboration to the “veranda” being designed for the intercepting lobby between the required staircase and the unit. From the MOE code 1996 and FRC 1996, there was a few relevant paragraphs which came up eventually the “veranda” application as a protected lobby. Since the author was not the Code writer nor in an authoritative position to comment, this blog of write-up serves to trigger some interesting discussion.

 

The provision of the “Protection” lobby was written in clause 13.5 in MOE 1996 and the design of “Protection lobby” was explained in 11.3 FRC 1996. Nevertheless, the enclosing wall of the Protected lobby was further explained in clause 11.7. Honestly, it was a complex integration of different clauses at different code and could easily lead to various explanation outcomes. This undesirable situation such complex set of codes has been improved in lately 2011 code.

The interpretations of Protected Lobby stated in MOE 1996 Code

The design of “Required staircase and protected lobby” was explained in Clause 11.3 at FRC 1996 Code

The Clause 13.5 in MOE 1996 Code

Indeed, the old 1996 code has remarked very clearly in clause 13.5 MOE 1996 code that “such lobby shall be designed as a common area and an integral part of the staircase so that it could not be readily incorporated as part of any adjacent unit(s) of accommodation” The 1996 code did aware the issue of merging the protection lobby to the private unit. Nevertheless, the complex nature of the set of codes 1996 which led to different explanations may undermine the intention in clause 13.5.

Plan for demonstrating the Verandah between the required staircase and the apartment

Above is another example where the “Veranda” was inserted between the escape staircase and the apartment. Interestingly, the kitchen doors also opened to the verandah. It was believed that this layout configuration is hardly survivable in today’s Code.

By John Lam Asset Enhancement • Building Law • Building Technology • • 0 Comments

“Common Staircase” shared by adjoining lot in Hong Kong

The leftover structure coming from rapid Urban redevelopment in Hong Kong

In the urban development , the land was delineated by “Block” and was subsequently craved or partitioned in a different section and eventually further craved into different sub-section. It resulted a lot of common boundary to each piece of lands adjoining to each other.

 

The common boundary bought in the typical implication of “party wall” and “common staircase”. There was a blog written by GBE about “party wall”. The reader is welcome to comment. “Common staircase” is what this article goes deep.

 

The main staircase of the building became as “common” because it was commonly shared between two pieces of land. The common staircase was jointly owned for the enjoyment of the entire building. Since it was common to two adjoining pieces of land, it naturally positioned at the boundary line. It was not a must but naturally came up in the middle between two lots.

Redevelopment and remaining common staircase

With the re-development took place in one piece of land, the adjoining land where the original main building sitting on was necessitated to maintain the common staircase for access. This came up the situation alike to the “Party wall” where the common staircase needs to be retained and still occupy land and space on the land going to be redeveloped.

 

The first and immediate concern is obviously the common staircase is an enclosed space and fall into the definition of GFA. Nevertheless, this common staircase is nothing helpful and undesirable to new development. To cope with this, the above-extracted part plan has illustrated the example of how the PNAP ADM -2 resolves the GFA problem. In short , the entire footprint of the common staircase be deductible from the GFA calculation. According to PNAP ADM-2 from the Buildings Department, the existing common staircase for an old building can be excluded from site coverage and plot ratio calculation.

 

Case Study in two adjoining Urban buildings

Building “A” was redeveloped in 1992. The landlord was obligated to leave the common staircase un-touched and exempted its footprint from accountable GFA. Building “B” was subsequently redeveloped in 2008, but the redevelopment of Building B has demolished partly the “common staircase” sitting on the respective piece of land.

Ground Floor Plan of Building A (showing the Location of Common staircase with Building B)

 

 

GFA Calculation of Building A

 

Ground Floor Plan of Building B (showing the Location of Common staircase with Building A)

 

 

Site Area Calculation in Building B

Another example showing the common staircase issue

Building “C” was redeveloped in 2004, while Building D was redeveloped in 1994. Building “C” and Building “D” retained the common staircase after both redevelopments.

Ground Floor Plan of “Building C”

Ground Floor Plan of “Building D”

Funny interesting maintenance issue

The interesting things come up is that building A which developed earlier than Building B was containing the old “common staircase” . This old left-over common staircase in Building “A” was not GFA counted by the time of redevelopment. The owner of Building A is caught in dilemma. The site where building A sitting on has fully exploited its GFA potential by the time of its redevelopment in 1992. It is now found no surplus GFA be able to assign to this leftover physical ” common staircase” space in the hope to light up again the space utilisation, particularly valuable in highly urbanised city area. The landlord of building A is naturally no incentive to maintain nor convert this common staircase to other proper usage. The only value is the external wall of the left-over common staircase which was being poised for signage in Building “A” (as shown on the photo below. Obviously, the author is wondering the maintenance liability to the grandfather jointly owned structure , i.e Common staircase

 

By John Lam Asset Enhancement • Building Law • Uncategorized • • • • 0 Comments

Misery of Non-accountable GFA in Existing Building. The road from plain drawings to value-added

GFA is the core asset in real estate

GFA – Gross Floor Area is considered as the core valuable asset in real estate. One of the significant governing regulation to GFA stated in Buildings Ordinance is Building (Planning )Reg 23. The Reg 23 (3)(b) have listed in literal form the areas which can be subject to non-accountable GFA whereas the Reg 23(3)(a) has included all areas within the external of buildings as GFA countable.

The Ordinance allows some accountant GFA in 23(3)(a) becomes considered as non-accountable GFA through the power vested to Buildings Authority by section 42 of Buildings Ordinance and explained by the ADV – 02 (PNAP 30 in former version). Some GFA calculation cases are further complicated by the injection of sustainable development requirements stated in APP 151.

Existing Building GFA vs Regulation 23(a) 

In existing Building which was built in decade ago plus , the control to the non-accountable GFA was relied by Reg 23(3)(b) which generally covered the essential plants / duct / carpark etc. When the landlord wants to review/revamp the existing GFA hoping for unlocking the hidden potential, the latest requirements in 23(3)(a) mentioned before will kick in to the backdrop.

Some areas within the building which had been exempted from accountant GFA in the past may have to re-examine under Reg 23(3)(a) and is assessed in the ADV -02. The interesting but painful point is that some typically exempted in the past may now become accountable unless the modification is granted by BA. In some case, the modification is not straight-forward but under complex assessment such as BEAM requirement in APP 151. Obviously, the latest GFA requirements has blocked the unlock of some potential GFA.

Example showing the effect impact from tightening of GFA assessment

Assuming there is plant room , this plant room is assumed be acceptable by Reg 23(b). The implication of GFA will be manifest because the protected lobby going with the plant room will be exempted. To the contrary, If the said “plant room” is NOT in Reg 23(b), the GFA exemption will be at the stakes. The wall and associated protected lobby solely serving for plant rooms will be subject to the “non-mandatory features”. The area of wall and associated protected lobby will be barred by the overall cap of 10% in paragraph 4 APP 151 for non-mandatory features) . The capping 10% will effect some GFA from non accountable back to accountable.

Case by Case assessment 

Valuable assets in the urban areas are all GFA driven for the best maximization of property value. This is the key driving incentive to closely review and revamp from time to time to unlock the potential hidden GFA in the active asset management.

(Reader is advised to look also other strategies which have been shared in our other blog” of this website)

 

 

 

 

By Mike Mak Asset Enhancement 0 Comments

EV Parking vs Additional FSI

Demand for EV Charger facilities in existing (old) building carpark is definitely rising in the town. Many would focus on reliability of new power consumption, enhancement of infrastructure and how best to house those new facilities. In GBE, fire safety with respect to the additional fire load of EV charger facilities is also our key consideration on design and planning of project. Incorporation of smoke detection system, fire extinguisher, Direct Link connection and Fireman’s emergency switch, etc. are encouraged for the relevant project. Enhancement of client’s assets and upholding of high level of safety are one of our major deliverable to our clients.

By John Lam Asset Enhancement • Building Technology • Design 0 Comments

Part 2 : Coating materials for Aluminium cladding – Misery of “Self-cleaning”

Following with our part 1 discussion, we now share another hot topic about coating applied on the aluminium. “Self-cleaning” is indeed a merchants’ name . The behind sciences are varying from among different manufacturer. We have conducted some comparison among different materials being applied to the cladding surface.

Theory of “Self-cleaning”

Self-cleaning : Hydrophilic approach 

In short, there are a few theories behind the “self-cleaning” . One typical approach is to create the surface which reduce the water surface tension. When the water droplet lands on the surface, the water droplet has formed an wetting angle to the surface of cladding. The stronger the water tension, the more acute the wetting angle is. The below diagram explains the wetting angle and how it carries the dirt / stain / attachment on the surface. Different manufacturer has formulated different chemical materials to reduce the water tension and flatten the wetting angle. The water is to carry and flush away the dirt. The most typical chemical approach is to create the coating surface which offer better hydrophilic (hydrophilic is origin from latin word, the word philic means love).

 

 

Self-cleaning : Photo-catalytic Oxidation 

Another theory is by “Photo-catalytic Oxidation” . We are not Chemist and cannot cite the theory . Nevertheless, we found one extract from “Chemosphere 193( 2018-198-206)” ,  there explains the “photo-catalytic oxidation” with the below graphic. In short, it is the oxidation process to the VOCs by UV and Photon. This is again alleged by many peers as ” self – cleaning” , but obviously the theory is very different from “hydrophilic approach”

Self-cleaning : Hydrophilic approach

To the contrary of “Hydrophilic” , some manufacturer applied the opposite ; hydrophobic approach. The theory behind is to keep the strong water tension of the droplet and let the droplet to “PICK” the dirt away. From our very preliminary scanning , this technique was more relying on the water – repellent nature ,

Product in the market : – 

We have encountered different approaches in the market. All suggest their “self-cleaning” properties. We try to cite some examples to illustrate different theory behind . We are not in the position to comment each performance and indeed it is difficult to do comparison. We hope this articles can offer some ideas for future research

Kansai Paint : 

One of the product is made by Kasiai, we were given the understanding that the materials is silicon-based modified resin materials with their own additive untold to the public. This is to create the “Hydrophilic” by flush and deliver the dirt.

 

 

Hydrotech from TOTO

Hydrotect is the tradename by TOTO. We extract their self-allegation from their official website. In short, they claimed their coating technique is photocatalytic which is to OXIDE the VOCs in the air. Their website further suggests this “Hydrotect” can offer the hydrophilic surface to flush the dirt

XX Sheet film paper 

A manufacturer , named to be untold here, claimed that there film sheeting offer the self-cleaning. We cannot identify their theory online. Nevertheless, we did a quick water spray test on the surface. We noticed that the water droplet kept intact on the surface and did not appear wetting pattern which is for flushing the surface.  From the picture below, the water – droplet keeps visually keeps the sharp and the droplet drip pattern is in the form of line.

 

 

By Candy Yip Building Law • Building Technology • Design • Real Estate • 0 Comments

Fire Safety in Commercial Premises

Fire safety can be regarded as one of the primary considerations in building designs. The terms of fire safety cover a wide range of building concepts, ordinances, and regulations under the law. When we consider the fire safety works in banks, the concept of Fire Safety (Commercial Premises) Ordinance should not be omitted. The introduction of FS(CP)O is one of the ordinances which aims to provide better protection to the occupants and visitors on certain kinds of commercial premises.

Prescribed commercial premises and specified commercial buildings are under the scope of the ordinance.  For the captioned the premise, they are required to update that fire safety construction including means of escape, means of access, fire-resisting construction under the Code of Practice for the Provision of Means of Escape in Case of Fire 1996, Code of Practice for Fire Resisting Construction 1996, Code of Practice for the Provision of Means of Access for Firefighting and Rescue 1995 respectively. Also, the premises required to update fire services installation following Codes of Practice for Minimum Fire Service Installations and Equipment and Inspection, Testing, and Maintenance of Installations and Equipment 1994 when the total floor area exceeds 230 square meters.

As a building professional to cope with the above issue, a desktop study needs to be conducted first. It is essential to calculate the number/width of the exit door and exit route following the purposed usage of the premises. The comparison of the recorded plan and Fire Safety (Commercial Premises) Ordinance may draw attention to the fire safety deficiencies. The site visit is followed to identify the deficiencies. fire services system always associates with water supplies and electricity. For the aged building, some non-emergency services like electricity will be located in the exit route. However, those non-emergency services did not enclose by FRR materials. It may post a potential fire hazard. Insufficient width of the MOE route, insufficient number of exit routes to the required staircase, presence of the fire shutter in the exit route, absence of exit sign, absence of the exit door, etc are the common scenario for the aged commercial premises to deal with the ordinance. The reasons for the above deficiency can be caused by certain reasons including the change in use, the absence of the fire safety ordinance during the construction period, and unauthorized building works by the owners.

By samsontam@me.com Asset Enhancement 0 Comments

Condensation Issue in Building – Part 1

Unwanted condensation can cause the building damage and also affect human health. In Hong Kong, condensation is a common problem which almost every single owner has to deal with. Temperature difference and high humidity are the main causes lead to condensation occurs.

Condensation is created when warm moist air begins to cool down and the moisture is released. This moisture then settles on cold surfaces making them damp. This can happen quickly when warm moisture in the air connects with cold air or surfaces, such as having a shower and the steam from the shower hits the cold window or mirror making it wet to touch, this is condensation.

Source: https://www.falkirk.gov.uk/services/homes-property/council-housing/repairs-maintenance/docs/condensation/Condensation%20in%20your%20home.pdf?v=201910291603#:~:text=Condensation%20is%20created%20when%20warm,and%20the%20moisture%20is%20released.&text=This%20can%20happen%20quickly%20when,to%20touch%2C%20this%20is%20condensation.

Information from Hong Kong Observatory

March and April are milder although there are occasional spells of high humidity. Fog and drizzle can be particularly troublesome on high ground which is exposed to the southeast, and air traffic and ferry services are occasionally disrupted because of reduced visibility. May to August are hot and humid with occasional showers and thunderstorms, particularly during the mornings. Afternoon temperatures often exceed 31 Degree C whereas at night, temperatures generally remain around 26 Degree C with high humidity. There is usually a fine dry spell in July which may possibly last for one to two weeks, or for even longer in some years.

Source: https://www.hko.gov.hk/en/cis/climahk.htm

 

On average, May is the most humid.

On average, December is the least humid month.

The average annual percentage of humidity is: 77.0%

Source: https://weather-and-climate.com/average-monthly-Humidity-perc,Hong-Kong,Hong-Kong

Due to such high temperature and high humidity environment in Hong Kong, condensation will be easily occurs if lack of consideration in daily operation and usage of room. GBE has deal with many condensation cases caused by lack of communication in design stage and also in wrong material selection. With an detailed study and planning before design stage which can help in material selection and insulation. Also, the heat source from outside the unit or building will be needed to consider through out the design process.

Negative pressure in building which may cause a big effect of condensation as the hot air from outside collide with the cold air within the building. Many people deal with condensation problem with balancing the temperature and humidity difference between indoor air with outdoor air by ventilation. However, such measure is not practical when outside air is in high humidity which the ventilation system is not sufficient for get away the moisture within the area as the high humidity air will get through the window to indoor by negative pressure.

Source: https://basc.pnnl.gov/sites/default/files/images/HVAC515_whlbldgvent4_DS_1-10-13.jpg

The above image show that the exhaust-only ventilation only system may cause negative pressure which can easily made the outdoor air to the building or unit. In below example, a cold storage with 24 hours A/C control store room which was found with condensation problem with hot air getting through from outdoor air by negative pressure. The owner has installed a few dehumidifiers which were not sufficient to get rid of the moisture as the hot air from outdoor is non-stoppable. In such case, the high cost in electricity usage and also high maintenance cost may affect the owner in daily operation. GBE has studied and apply the insulation to stop the hot air to get in from the electrical cable duct and also can save the cost for running the dehumidifiers and prevent the rusting effect at the electrical cable duct. 

By John Lam Asset Enhancement • Building Technology • Uncategorized • • 0 Comments

Part 1 : Coating materials for Aluminium cladding – Non-Combustibility

From natural anodisation technique to PVF2 coating technique , the aluminium finishing coating has undergone a lot of revolutionary advancement. In recent years, there came with the discussion about “Self-cleaning” of the aluminium coating surface. This is about the coating materials which gives effect to flush its’ surface every time in raining. “Self-cleaning” is indeed a merchants’ name . The behind sciences are varying from among different manufacturer.I have conducted some comparison among some cladding’s surfaces being applied to different “treatment” allegedly claim the self-cleaning properties.  In my small research , some coatings are sheet- applied on the surface of anodised aluminium cladding. Unfortunately, my research (limited online data searching) cannot conclude sheeting-applied one was made up compilable to the Section E clause 10.1 of FS code or as per the BS476 -part 4. Well, many peers have messed up the concept of BS476 – PART 6 / PART 7 which is about spread of fire to BS476 – part 4 which is non-combustibility .

 

There are some testing to confirm “non-combustibility”. The FS code of Hong Kong does a job to cite a reference table E1 to facilitate the conversion between BS and European standard . There are many building in Hong Kong are cladded with aluminium-panel externally , but the lack of attention is paid to its “non-combustibility” requirement. Example like “self-cleaning” sheet lining or coating or spray-paint applied materials and even the fire – ratardard which are applied on external architectural features. The add-on materials on top of the aluminium are sometimes commercially attractive in term of ease of application and its price but to the sacrifice of fire safety.

Fire accident in Grefell Tower, London

Photo : Wing On building in Sheung Wan was reported to have cladded with non-combustible cladding. Source from ejinsight on the pulse ( http://www.ejinsight.com)

In my next blog , I shall explain in details the “self-cleaning” being applied in aluminium cladding.