Balconies enclosed above the 50th level of Ocean 1 Tower
Following a recommendation to enclose the balconies above the 50th level of Ocean 1 Tower, architects Woods Bagot have now redesigned the top half of the building.
Ocean 1 Tower model and floor display
These plans were sent to Melbourne Australia for crucial wind tunnel tests which were all positive. A thorough report of more than 250 pages is being finalized and on completion this will be submitted to Pattaya City Hall who will amend the building permit allowing construction to commence.
The balconies above the 50th level have been redesigned as winter gardens ensuring safety in the case of high winds.
Rear view showing the shopping plaza
A three metre high model of the building and a floor plan model of an entire level have been placed in a prominent position at the main sales office in Pattaya Properties. These are available for inspection and can also be viewed from outside through the display window at any time of the day or night.
As you are aware the procedure of obtaining EIA (Thailandís Environmental Board) approval for Ocean 1 Tower has taken much longer than we ever expected and needless to say has caused many people considerable frustration. But we have co-operated to ensure the thorough process was completely within legal requirements and so that all questions were answered to the total satisfaction of the EIA.
Late on Friday, at a meeting of the EIA, attended by the developerís architects, engineers, builders, lawyers representing the developer, a consultancy firm, representatives of Pattaya City Hall, including the Pattaya City Mayor and the developer Bruno Pingel, the EIA announced that all queries had been answered to their complete satisfaction and the Ocean 1 Tower project has passed the environmental procedure.
Need I say, you can just imagine how good it is to say there is no more uncertainty and the last hurdle has been covered. Ocean 1 Tower will become a reality.
We received formal approval in writing from the EIA and the plans were submitted to the Pattaya City Hall, and the building permit was given. As you are aware, crucial and costly tests of the capacity of the sub surface have been completed which will save considerable time.
If there is one thing that has emerged from this whole exercise I suggest it is this. We can not control future property development, but we now know the quality and credentials of high-rise developments will be scrutinized to the utmost degree. And we have no doubt our perseverance and confirmation by the EIA will see plans for other similar developments/projects emerge in the near future.
Since releasing last weeks Bulletin regarding the test pile driving at the Ocean 1 Tower site, some valid queries have been asked. I will answer these questions as simply as possible.
I must emphasize that what is taking place now on the Ocean 1 Tower site is not a means of simply testing the soil. Soil testing was done before the plans were submitted to council and before meetings commence with the EIA (environmental committee).
The testing that is being carried out now is on a much grander scale, as you will see by the photos attached.
Under normal circumstances a building the size of Ocean 1 Tower would require approximately 200 piles, but this is dependant on the capacity of the sub surface rock and the capability of the piles to withstand intense pressure. To accurately gauge this, a test pile, 80 centimeters in diameter is bored to a depth of 33 metres into the rock strata. Test cables are then concreted inside the test pile to record crucial information about the various weight loads.
To enable the pile to be tested to its maximum capacity various concrete anchors are cast to enable the steel grillage system to be placed over the test pile providing a substantial weight and pressure to be calculated within the test pile. This final load must be in excess of 1,700 Tons and a maximum of 2,500 Tons.
The whole procedure is monitored and recorded by elaborate computers. These readings are then studied at a laboratory thus providing invaluable information for the engineers, builders and architects.
As you will see by the photographs, taken last night after dusk, this is a mammoth job, which alone is costing 6.5 million Thai Baht. One of the worldís foremost companies in this testing procedure, Thai Bauer, has been contracted and is being supervised by their senior engineer from Malaysia. The whole procedure is being strictly monitored by STS, an independent consultant.
We have been asked why the test pile is located at the side of the site. The reason is a test pile can not be used later in construction as it is tested far in excess of the final design criteria.
The questions that have been raised during the meetings with the EIA have been listed and answered on the website www.ocean1tower.com, but if you have any further questions please send them to me at email@example.com
All those involved with the engineering, architecture and construction of Ocean 1 Tower are most willing to answer all questions.
Crucial pile driving to intensively test the subsoil has been proceeding successfully on site for almost two weeks.
Several test rods are placed in each hole which is forty metres deep and then filled with concrete. The rods from each pile are connected to testing apparatus that records the specific readings over a two week period. Please see the photos attached.
Last week one of Thailandís most read news papers and two popular English
publications each with a large reader circulation, especially the Wall
Street Journal, featured highly beneficial articles concerning Ocean
For your information and convenience the stories in Luxist and the
Wall Street Journal are copied below.
Also, a reminder that our very impressive new Bangkok Sales Office is
now open to assist with all enquiries. The address:
Unit L40, Lobby Floor
President Tower Arcade
973 Ploenchit Road, Lumpini,
Pathumwan, Bangkok 10330
Ocean One, Eco Fabulous In Thailand
Posted Jun 2nd 2007 6:30PM by Deidre Woollard
Filed under: Estates
1 Tower planned for Pattaya, Thailand will not just be the
tallest building in Thailand; it will also be eco-friendly. The Wall
Street Journal recently ran a piece on environmentally-friendly architecture
in Asia and highlighted this project, a 91-story beachfront condo development.
The 611-unit building will be designed to conserve water and energy
through a variety of different methods. Tap water will be fed back into
toilets and then treated and used for the grounds and the gardens. The
reverse power of the high speed elevators will light the observation
deck and solar panels will provide unlimited power to all condos and
for an exclusive two level shopping plaza to be located at the front
of the tower surrounded by lush tropical gardens and water features
reflecting the theme of the entire project. The $245 million project
is expected to be completed in 2012.
THE WALL STREET JOURNAL
1st June 2007
Society: Eco-ArchitectureTakes Hold in Asia
By JENNIFER CHEN
A German real-estate developer is determined to change the widely perceived image of Pattaya and will start with the landscape of Thailand's first environmentally friendly high-rise.
In the next few months, Mr. Pingel's company, Siam Best Enterprise Ltd.,
plans to begin building Ocean One, a 91-story, 611-unit beachfront condominium
and commercial development with a $245 million price tag. When completed
-- the target date is 2012 -- the tower will be able to tout not only
its slick design and views of the Gulf of Thailand but also its eco-friendly
Ocean One's creators say they are taking steps to lower the building's
water and electricity consumption through green technology. Green technology
often costs more, especially in a developing country like Thailand,
where the latest eco-friendly gadgets have to be imported. Mr. Pingel
says Ocean One residents will save as much as 30% on electricity bills
because of energy-efficient air conditioners.
According to Woods Bagot, the Australia-based architecture firm that
designed the project, 80% of the water used in the building will be recycled.
Tap water will be fed back into toilets, and then treated and used for
the grounds and gardens. A high speed elevator will zip visitors to
an observation deck, generating enough electricity as it descends to
light the deck at night. Solar panels on the roof of an adjacent commercial
building will power shops and restaurants. Woods Bagot says it hopes
the panels will generate excess energy that will be fed into Thailand's
national electricity grid.
Asia generally lags the U.S. and Europe as far as the green-buildings
movement goes. But there are signs that green architecture is starting
to move more into the mainstream.
"The movement toward green design (in Asia) has been advancing
a lot faster in the past five years, probably because of the influence
of foreign architects," says Kenneth Yeang, a Malaysian architect
who has been practicing green design for three decades.
Ocean One's Mr. Pingel, an 18-year Pattaya resident, acknowledges he
hoped to make the building more palatable to city officials by incorporating
green design features. But he also was motivated by a sense of social
responsibility: "I look at Pattaya as my hometown now. That's simply
made me think and believe that we have to do something nice, not only
for our pocket but also for all our neighbours."
It's a sentiment some environmentalists hope will grow in Asia, where
massive populations, breakneck development, poor governance and simple
ignorance have resulted in extensive environmental degradation, the
consequences of which have become more evident in recent years. Every
year, extensive deforestation in the Philippines, Thailand and Indonesia
is blamed for landslides.
In the U.S. and Europe, anxiety about the environment galvanized noted
architects such as Sir Norman Foster and Renzo Piano to create buildings
that have minimal ecological impact. Some of the techniques they and
other architects pioneered in the 1970s include employing technologies
that reduce water and energy consumption, constructing with recycled
or sustainable materials and designing with natural light and ventilation
Such moves could make a difference: according to the U.S. Green Building
Council, a non profit group that promotes sustainable design, buildings
consume 65% of the electricity in the U.S. and churn out 30% of its
With the exception of Japan -- where environmental awareness as well
as sophisticated design are on par with Europe and the U.S. -- most
architecture firms in Asia aren't quite there yet, architects and urban
planners say. One problem: No one can agree on what a green building
is. Malaysia's Mr. Yeang scoffs at current stabs at environmentally
friendly architecture in Asia.
"A lot of architects do "green wash." They put in some
gadgets and call themselves green. Being green is a lot more complex
than simply having recycling systems," he says.
The biggest obstacle by far, however, is the reluctance of developers.
"It's all about speed and cost in Asia. This is still a developing
region," says Mr. Yeang. Desmond Spencer -- Harty, Ocean One's
architect, says environmentally-friendly design adds 15% to construction
costs -- a fact he says most developers in Thailand still find hard
Architects and urban planners blame the difference on the fact that,
unlike in some U.S. cities, there are few official incentives such as
tax breaks for developers in Asia to go green.
Some Asian governments, though, are actively promoting eco-friendly
architecture. Government buildings in Taiwan have to meet green criteria,
while the Hong Kong government is looking to increase energy-efficiency
requirements. And China's government announced in January it is raising
energy-efficiency standards for all existing and new buildings in an
effort to cut pollution levels and lower demand for resources. Beijing
even threatened to revoke developers' business licenses if they failed