RAJAH HUMABON: AN INTERNATIONAL HOTEL AND CONVENTION CENTRE

CHAPTER 4: PROJECT PROFILE AND ANALYSIS

CHAPTER 4: PROJECT PROFILE AND ANALYSIS

4.1 Project Background

This chapter will provide the details regarding the project and the clients. It will

show the clients that are suited for the development of the project. A

convention center that is located in Cebu City will further bolster its number of

foreign and local people traveling in the city. It is an ideal location since it has

an international airport that is close to the site and can therefore manage the

number of foreign visitors going to the convention.

The users of the convention will give them the needed information to

disseminate and that this is one of the main purposes of creating a convention

center in Cebu. The much needed convention center in Cebu will give the city

the leverage to attract more foreign and local events that will then help show

the prominence of Cebu as the next big thing.

4.2 Project Analysis

The project needs to have a viable client to make sure that the development

will be a successful one. It needs a client that has a lot of experience in

development department. The advantages of having a client that has a strong

background and marketing in Cebu City will give this project better feasibility.

Cebu City needs a convention center since it can be a worthwhile place to do

business at the same time a vacation for businessmen. The construction of a

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big convention center will put Cebu City on the map of not only tourists but

also businessmen.

4.3 Profile of the Client

AYALA LAND

Ayala Land, Inc. is the real estate arm of the Ayala Corporation, one of

the Philippines' biggest and well-established business conglomerates.

Established in 1834, Ayala Corporation consists of five major

subsidiaries and three affiliates that are leading players in the areas of

banking, insurance, automotive, real estate, telecommunications,

information technology and water utilities.

Its real estate interests are consolidated under its full-owned

subsidiary, Ayala Land, Inc. whose projects include:

 Development of prominent high-end and middle-market

residential subdivisions and condominiums;

 Construction of high rise commercial and residential buildings;

 Conversion of vast tracts of land into industrial business parks;

 Development and management of shopping centers;

 And Management of cinema, hotel and entertainment

operations.

Through its over eight decades of experience in real estate, Ayala

Land, Inc. has earned a reputation as the country's leading real estate
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developer. It is primarily credited for Makati City's metamorphosis from

grasslands back in the 1940's into the premiere business district it is

today. To this day, it is the preferred business location of the most

prestigious corporate, commercial and residential addresses, site of

many international hotel chains and home to exclusive high-end

residential areas developed by the Ayala group over the past 80 years.

Each and every product development undertaken by Ayala Land, Inc.

is a solid testimony to the quality of its work and its integrity. Its

successes as a real estate developer and a company as a whole have

been recognized internationally by various awards and accolades:

Behind Ayala Land's success is a continuing commitment to a time

tested approach to real estate development that has resulted in the

most trusted brand in Philippine property development. We aspire to

build best-in-class products and services; we move with scale, and

maintain a strict financial discipline throughout the company.

4.3.1 Mission and Vision

Our vision is to enhance our standing and reputation as the Philippines’

leading real estate developer, and to be a strong partner in nation

building. By developing integrated, master planned and sustainable

mixed-use communities in vibrant growth centers all over the country,

we strive to continually elevate the quality of life for all of our

customers.

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We shall be a responsible corporate citizen and act with integrity,

foresight and prudence. We shall empower our employees to deliver

products that exceed our customers’ expectations and build long-term

value for our shareholders.

4.3.2 History

As the real-estate arm of Ayala Corporation, one of the largest and

most respected business houses in the Philippines, we at Ayala Land

are proud of the 175-year old tradition of excellence the Ayala brand

has to offer.

Like our parent company, we are committed to innovating continuously

and to pioneering the future of land and property development in the

country.

For over 80 years since the establishment of a real-estate department

in Ayala Corporation, we have strived to maintain our position as the

premier developer in the Philippines.

Beginning in the 1940s, we transformed what was deemed a

marginally useful tract of agricultural land into the thriving, green, and

cosmopolitan Makati business and cultural district of today.

Using this breakthrough as our inspiration and benchmark, we pursue

our passion to develop sustainable properties and communities that will

continue to generate greater value over time.

By developing premier residential villages, commercial and residential

buildings, industrial business parks, and shopping and cultural

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enclaves at multiple price ranges, we inspire Filipinos all over the

country to achieve their dreams.

At the core of our brand today is the belief that all Filipinos, regardless

of their station in life, are entitled to a clean and sound environment

and a place they can proudly call their own.

We invite you to partner with us in our mission to enhance land and

protect the environment, build more homes and communities, and

inspire greater commercial progress and sustainable development in

years to come.

4.3.3 Sustainability Philosophy

ALI values sustainability and it has already become part of the

company’s philosophy. Here at Ayala Land, sustainability means

building communities that not only meet the diverse needs of existing

customers. ALI build communities that thrive for generations and offer

environmentally sensitive products and designs. ALI is committed to

uplifting of the lives of people in and around them through its

sustainable practices and developments.

4.3.4 Projects in Cebu

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4.3.2.1 Amara

4.3.2.2 Asiatown IT Park

4.3.2.3 Ayala Heights Cebu

4.3.2.4 Cebu Business Park:

- Ayala Center Cebu

- Ayala Life FGU Cebu

- Park Tower 1 and 2

- Cebu City Mariott Hotel

- City Sports Club Cebu

4.4 Legal Framework

NATIONAL BUILDING CODE OF THE PHILIPPINES

Republic Act No. 6541

Chapter 5.01 - LIGHT AND VENTILATION

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SECTION 5.01.03: Percentage of Site Occupancy 

  

a) The maximum site occupancy shall be governed by the use,

type of construction, and height of the building, and the use, area,

nature and location of the site, subject to the provisions of local zoning

requirements and in accordance with rules and regulations set forth by

the Secretary. 

  

SECTION 5.01.04: Minimum Size of Courts and Their Least

Dimensions 

  

(a) The minimum size of courts and their least dimensions shall be

dependent upon the use, type of construction, and height of the

building subject to the requirements set forth by the

Secretary: Provided, That in no case shall be the minimum horizontal

dimension of courts be less than 2.00 meters (6 feet, 7 inches). 

  

(b) All inner courts shall be connected to a street or yard, either by

a passageway with a minimum width of 1.20 meters (4 feet) or by a

door through a room or rooms. 

  

SECTION 5.01.05: Ceiling Heights 

  

(a) Habitable rooms, bathrooms, toilet rooms, storage rooms, and

utility rooms shall have a ceiling height of not less than 2.40 meters (8

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feet), measured from the floor to the ceiling:Provided, That for buildings

of more than one story, the minimum ceiling height of the first story

shall be 2.70 meters (9 feet) and 2.40 meters (8 feet) for the second

story, and succeeding stories. Garages shall have an unobstructed

headroom clearance of not less than 2.10 meters (7 feet) above the

finished floor. 

  

SECTION 5.01.06: Minimum Size of Rooms and Their Least

Dimensions 

  

(a) The minimum sizes of rooms and their least horizontal

dimensions shall be as follows: 6:00 square (65 square feet)

with at least nominal dimension of 2.00 meters (6 feet 7 inches)

for rooms for human habitation; 3.00 square meters (32 square

feet) with a least horizontal dimension of 1.50 meters (5 feet) for

kitchens; and 1.20 square meters (12 square feet) with a least

horizontal dimension of 0.90 meter (3 feet) for bathrooms. 

SECTION 5.01.07: Minimum Air Space Requirements in Determining the

Size of Rooms 

  

(a) The following minimum air spaces shall be provided: 

  

(1) For school rooms: 3.00 meters (106 cubic feet) with 1.00

square meters (10.7 square feet) of floor area per person. 

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(2) For workshops, factories, and offices: 10.00 cubic meters

(354 cubic feet) or air space per person at daytime and 14.00

cubic meters (494 cubic feet) of air space per person at night

time. 

  

(3) For habitable rooms: 14.00 cubic meters (494 cubic feet) of

air space per adult person and 7.00 cubic meters (247 cubic

feet) of air space per child under 10 years of age. 

  

SECTION 5.01.08: Window Openings 

  

(a) Every room intended for any use, not otherwise provided with air-

conditioning or mechanical ventilation system as herein provided in this Code,

shall be provided with a window or windows whose total area of openings

shall be at least 1/10th the floor area of the room, and such shall open directly

to a court, yard, public way or alley, or water course. 

  

SECTION 5.01.09: Mezzanine Floor 

  

(a) A Mezzanine floor is a partial, intermediate floor in any story or room of a

building having an area not more than one-half of the area of the room or

space in which it is constructed. 

  

(b) A mezzanine floor shall be constructed with a clear ceiling height of not

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less than 1.90 meters (6 feet, 4 inches) above and below. 

  

SECTION 5.01.10: Vent Shafts 

  

(a) Size. Vent shafts shall have a cross-sectional area of not less than 1/10th

of a square meter for every meter of height of shafts (1 square foot per 10

feet) but not less than 1.00 square meter (10.7 square feet) in any case. No

such shaft shall be less than 60 centimeters (2 feet) in its least dimension. 

  

(b) Skylights. Unless open to the outer air at the top for its full area, such shaft

shall be covered by a skylight having a net area of fixed louver openings

equal to the maximum required shaft area. 

  

(c) Air Ducts. Air ducts shall be connected to a street or court by a horizontal

duct or intake at a point below the lowest window opening on such shaft. Such

duct or intake shall have a minimum unobstructed cross-sectional area of not

less than 0.30 square meter (3.2 square feet) with a minimum dimension of 30

centimeters (1 foot). The opening to the duct or intake shall not be less than

30 centimeters (1 foot) above the bottom of the shaft and the street surface or

bathroom of court, at the respective ends of the conduct or intake. 

  

SECTION 5.01.11: Ventilating Skylights 

  

(a) Skylights. Skylights shall have a glass area not less than that required for

the window they replace. They shall be equipped with movable sashes or

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louvers of an aggregate net area not less than that required for openable

parts in the window they replace or with approved ventilation of equal

efficiency. 

  

(b) Ventilation. Rooms containing industrial heating equipment shall be

provided with adequate artificial means of ventilation to prevent excessive

accumulation of hot or polluted air. chan robles virtual law library

  

SECTION 5.01.12: Artificial Ventilation 

  

(a) General. When artificial ventilation is required, the equipment shall be

designed and constructed to meet the following requirements in air changes: 

  

(1) Business and Workrooms

(1.1) For rooms wholly above grade occupied for office, clerical or

administrative purposes, or as stores, sales, rooms, restaurants, markets,

factories, workshops, or machinery rooms, not less than three changes of air

per hour shall be provided. 

  

(1.2) For rooms wholly above grade, occupied as bakeries, hotel or restaurant

kitchen, laundries other than accessory to dwellings, and boiler rooms, of not

less than ten changes or air per hour shall be provided.

(2) Rooms in Public and Institutional Buildings

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(2.1) For auditoriums and other rooms used for assembly purposes, not less

than 0.85 cubic meter (30 cubic feet) of air per minute shall be supplied for

each person for whom seating or other accommodation is provided. 

  

(2.2) For wards and dormitories of institutional buildings, not less than 0.85

cubic meter (30 cubic feet) of air per minute shall be supplied for each person

accommodated.

Accessibility Law (Batas Pambansa Bilang 344) and

its Amended Implementing Rules and Regulations –

Philippines

Rule II - Minimum Requirements for Accessibility

Design Criteria:

1. CATEGORIES OF DISABLED PERSONS. The categories of

disability dictate the varied measures to be adopted in order to

create an accessible environment for the handicapped. Disabled

persons under these Rules may be classified into those who have:

1. Impairments requiring confinement to wheelchairs; or

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2. Impairments causing difficulty or insecurity in walking or

climbing stairs or requiring the use of braces, crutches or other

artificial supports; or impairments caused by amputation,

arthritis, spastic conditions or pulmonary, cardiac or other ills

rendering individuals semi-ambulatory; or

3. Total or partial impairments of hearing or sight causing

insecurity or likelihood of exposure to danger in public places; or

4. Impairments due to conditions of aging and incoordination;

5. Mental impairments whether acquired or congenital in nature.

2. ANTHROPOMETRICS AND DIMENSIONAL DATA AS GUIDES

FOR DESIGN. The minimum and maximum dimensions for spaces in

the built environment should consider the following criteria:

1. The varying sizes and structures of persons of sexes, their

reaches and their lines of sight at both the standing and

sitting positions.

2. The dimensional data of the technical aids of disabled

persons.

Included in the second consideration are the dimensions of

wheelchairs; the minimum space needed for locking and

unlocking leg braces plus the range of distance of crutches and

other walking aids from persons using such devices. By applying

at this very early stage dimensional criteria which take into

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account wheelchair usage, the physical environment will

ultimately encourage and enable wheelchair users to make full

use of their physical surroundings.

3. The provision of adequate space for wheelchair maneuvering

generally insures adequate space for disabled persons

equipped with other technical aids or accompanied by

assistants. In determining the minimum dimensions for furniture

and fixtures accessible to disabled persons, the following

anthropometric data shall serve as guides for design:

 The length of wheelchairs varies from 1.10 m to 1.30 m.

 The width of wheelchairs is from 0.60 m to 0.75 m.

 A circle of 1.50 m in diameter is a suitable guide in the

planning of wheelchair turning spaces.

 The comfortable reach of persons confined to

wheelchairs is from 0.70 m to 1.20 m above the floor and

not less than 0.40 m from room corners. The comfortable

clearance for knee and leg space under tables for

wheelchair users is 0.70 m.

 Counter height shall be placed at a level comfortable to

disabled persons' reach.

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Revised Fire Code of the Philippines of 2008

 AN ACT ESTABLISHING A COMPREHENSIVE FIRE CODE OF THE

PHILIPPINES, REPEALINGPRESIDENTIAL DECREE NO. 1185 AND FOR

OTHER PURPOSES

Section 7: Inspections, Safety Measures, Fire Safety, Constructions, and

Protective and/or Warning Systems

c. Safety Measures for Hazardous Operation/Processes - Fire Safety

measures shall be required for the following hazardous

operation/processes:

(1) Welding or soldering;

(2) Industrial baking and drying;

(3) Waste disposal;

(4) Pressurized/forced-draft burning equipment;

(5) Smelting and forging;

(6) Motion picture projection using electrical arc lamps;

(7) Refining, distillation and solvent extraction; and

(8) Such other operations or processes as may hereafter

be prescribed in the Rules and Regulations.

d. Provision on Fire Safety Construction, Protective and Warning

System - Owners, occupants or administrator or buildings, structures

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and their premises or facilities, except such other buildings or structures as

may be exempted in the rules and regulations to be promulgated under

Section 5 hereof, shall incorporate and provide therein fire safety

construction, protective and warning system, and shall develop and

implement fire safety programs, to wit:

(1) Fire protection features such as

sprinkler systems, hose boxes, hose reels or standpipe systems

and other firefighting equipment;

(2) Fire Alarm systems;

(3) Fire walls to separate adjoining buildings, or

warehouses and storage areas from other occupancies in the

same building;

(4) Provisions for confining the fire at its source such as fire

resistive floors and walls extending up to the next floor slab or

roof, curtain boards and other fire containing or stopping

components;

(5) Termination of all exits in an area affording safe passage to

a public way or safe dispersal area;

(6) Stairway, vertical shafts, horizontal exits and other means of

egress sealed from smoke and heat;

(7) A fire exit plan for each floor of the building showing

the routes from each other room to appropriate exits, displayed

prominently on the door of such room;

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(8) Self closing fire resistive doors leading to corridors;

(9) Fire dampers in centralized air-conditioning ducts;

(10) Roof vents for use by fire fighters; and

4.5 Case Studies

The case studies for this project are the SMX Convention Center and the

Cebu International Convention Center. The two convention centers have the

advantage of being known in their cities. The SMX is well known as one of the

new destination for big conventions in Manila while the CICC is known as the

convention to go to in Cebu City.

SMX Convention Center

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The Philippines' largest privately-run exhibition and convention facility, the

SMX Convention Center is an ideal venue for international exhibitions, large-

scale local trade events, major medical and other industry conventions and

corporate and social functions. The building, located in the Mall of Asia

Complex, Pasay City, is one of the best flagship establishments of the

Philippine MICE industry. 

SMX is positioned to be the top-of-mind venue for any type of event, offering

its clients exceptional space and extraordinary service in an excellent location.

We want to be known as the best place for all important events in the

Philippines and in the Asia-Pacific Region, leading in terms of amenities,

space, capacities, and service.

The 46,647-square meter building boasts of 21,000 square meters of flexible

leasable space. The SMX Convention Center offers four Halls, five Function

Rooms and twelve Meeting Rooms.

Fast Facts

Gross Floor 46,647 square meters, two floors with mezzanine and

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lower ground parking facility

Area

Leasable Area 21,000 square meters

900-square meter Main Lobby with concierge counter,

plasma TV monitors for event announcement, VIP/Press

Lounge, Travel Café Philippines, and drop-off area

Four Halls with a total floor area of 9,130 square meters,

with ceiling clearance of 9 meters and floor load capacity

Ground Floor
of 250 pounds per square foot

Restrooms on the North and South side of the building

and inside the Halls

Commercial shops in the perimeter area, and loading

bay at the rear service yard for 15 cargo trucks

SMX Administration Office and Coral Room (South

Wing)
Mezzanine
Meeting Rooms 11, 12 and 14, pedestrian bridge to Mall

of Asia (North Wing)

Second Floor 300-square meter Pre-Function Lobby with concierge

counter and plasma TV monitors for event

announcement

Five Function Rooms with a total floor area of 7,100

square meters, with ceiling clearance of 5.5 meters

Ten Meeting Rooms with a total floor area of 884 square

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meters, with ceiling clearance of 3.5 meters

Common restrooms on the North and South side of the

building, plus VIP restrooms each for all Function Rooms

Designated kitchens for each Function Room plus

common dishwashing area for the Meeting Rooms

Ground Floor to Second Floor (4 units, 33 meters each)

Escalators Ground Floor to Mezzanine (4 units, 9 meters each)

Mezzanine to Second Floor (4 units, 9 meters each)

Passenger Lifts (2 units, each with load capacity of 1,350

kgs)

Lifts Freight Elevators (2 units, each with load capacity of

1,500 kgs)

Car Lift (1 unit, with load capacity of 4,000 kgs)

34.5 KV by Meralco with 100% back-up emergency

Power Supply
power

Centralized air conditioning with individual controls per

Air Conditioning
Hall, Function Room and Meeting Room

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Cebu International Convention Center

Philippine President Gloria Macapagal-Arroyo, in late 2005, decided that

Cebu City would host the 12th ASEAN Summit and 2nd East Asia Summit in

December 2006, which was later moved to January 12-15, 2007 due to a

typhoon. Myanmar was the supposed original host for the said summit for the

year 2006 but they backed out.

Though Cebu province is known for tourist spots, white sand beaches, and

swaying palm trees, it didn’t own a stand alone convention center with

complete facilities for a prestigious international gathering as big as the

ASEAN Summit. Cebu Governor Gwendolyn Garcia revitalized the original

megadome project but with the design revised as a convention center instead

of a sports center.

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Features

The Cebu Convention Center features an

 International Media Center

 Plenary Hall

 Exhibition Hall

 Meeting Rooms

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