From careful assessment to effective cost control, every stage of the project contributes to preserving structural integrity and supporting long-term functionality.

Client: Sentosa Development Corporation (SDC)

Sector: Commercial

Location: 51 & 51A Imbiah Road, Sentosa, Singapore

The demolition of the former aviary at 51 & 51A Imbiah Road, Sentosa involved more than the removal of an existing structure. The project required the former aviary to be demolished while protecting the structural integrity of two existing conservation buildings, followed by structural assessment and repair works to address identified defects.

The works formed part of a Design & Build project, creating a number of construction and commercial considerations as the works progressed. In particular, the structural repair requirements could result in changes to the scope and potential claims, making effective cost management and contract administration important throughout the Construction stage. The project involved an approximate value of $2 million and included a range of demolition, temporary works, structural repair, site reinstatement, drainage, landscape and associated building works.

DK was appointed as the Consultant Quantity Surveyor, providing quantity surveying, cost management and contract administration support during the Construction and Final Account stages. Our role focused on maintaining commercial oversight, assessing project changes and supporting the project team in managing the financial aspects of the works through to completion.

A key challenge of the project was carrying out the demolition works without compromising the stability or integrity of the adjacent conservation buildings. The scope included the complete demolition and disposal of the former aviary, including its netting, cables, steel structural frames, vertical truss columns and footings. Additional structures within and around the aviary also required dismantling or demolition, including lightweight roofs, supporting structures, mock-rock structures, steel platforms, timber and concrete bridges, pavilion structures, tunnel enclosures and associated slabs and foundations.

Given the nature of the works, appropriate temporary support and protection measures were required to maintain stability during demolition. The project requirements also included monitoring and instrumentation in accordance with the Qualified Person’s recommendations and relevant authority requirements. Pre- and post-condition photographic surveys were also required to document the condition of the conservation buildings and surrounding areas before and after the works.

From a commercial management perspective, the wide-ranging demolition scope and associated temporary measures required careful review of the works, project documentation and cost implications throughout construction.

Following the demolition works, the two conservation buildings required structural assessment to identify defects requiring attention. The structural repair scope included assessing the existing structures, identifying defects that required rectification and carrying out the necessary repair works to restore structural integrity and prevent further deterioration. Non-disruptive testing could also be undertaken where required.

The repair works were to be carried out in accordance with approved plans, material specifications and method statements. Associated works included making good affected areas and applying appropriate paint systems, including low-VOC fungus and algae-resistant paint where specified. For the project team, managing these requirements required coordination between the structural scope, construction activities and contractual obligations.

Our quantity surveying role involved assessing the commercial implications of the works and supporting the valuation and management of changes as the project progressed.

The project was procured on a Design & Build basis under the Public Sector Standard Conditions of Contract for Design and Build, Seventh Edition, together with the applicable project-specific conditions and amendments. The procurement approach meant that the contractor was responsible for developing elements of the design and fulfilling the requirements necessary for completion of the works. This was particularly relevant to the structural repair component, where existing conditions and the development of repair requirements could have commercial implications during construction.

Our role was therefore not limited to monitoring expenditure. We supported the project team in reviewing contractual requirements, assessing variations and evaluating the cost implications of changes. Maintaining a clear understanding of the contract and the relationship between the defined scope, developing requirements and completed works was important in supporting appropriate commercial assessments and reducing uncertainty around project costs.

DK’s appointment commenced during the Construction stage rather than at Pre-Tender or Tender. This required our team to quickly establish an understanding of the project’s contractual framework, scope, documentation and ongoing works. We carried out a detailed review of the available project information to familiarise ourselves with the requirements and commercial position already established before our appointment.

This included reviewing the contract documentation, specifications, scope of works and relevant project information to provide a sound basis for our ongoing quantity surveying responsibilities. Close coordination with the project stakeholders was also important during this transition. By developing a clear understanding of the existing project position, our team was able to provide continuity in cost management and commercial administration as the works progressed.

The combination of demolition, existing structures and structural repair created an environment where changes to the works could have financial consequences. Our team supported the assessment and valuation of variations and other project changes, reviewing their scope and associated cost implications against the contractual requirements.

This required detailed consideration of the works being undertaken, supporting documentation and the applicable contract provisions. Maintaining accurate commercial records helped provide greater visibility over the financial impact of changes and supported informed decision-making by the project stakeholders. Cost monitoring also formed an important part of our involvement, allowing project costs and developments to be reviewed throughout the Construction stage.

The project extended beyond demolition and structural repairs to include various works required to reinstate and complete the site. These included ground levelling, backfilling, compaction and regrading following the removal of structures and vegetation. Drainage works were also required, including the design and construction of covered perimeter drains around the open ground.

Other associated works included reinstatement of affected pipelines and brickwork, close turfing or native groundcover, painting works and works associated with the existing water tank. The water tank works included restoring watertightness to the perimeter wall and providing a lightweight metal roof over the tank.

From a cost management perspective, these additional work packages required the project scope to be considered as a whole rather than focusing solely on the principal demolition and structural repair activities.

As the Consultant Quantity Surveyor, we provided quantity surveying and cost management support during the Construction and Final Account stages. Our team worked closely with the project stakeholders to review contract requirements, assess cost implications, and support the management of project changes.

Our involvement included reviewing available project information, monitoring costs, assessing variations, and supporting the final account process. Through detailed analysis and continuous coordination, we helped maintain financial oversight and support informed decision-making throughout the project.

Our service included:

Quantity surveying consultancy

Cost monitoring and assessment

Contract administration support

Variation assessment and valuation

Final account support

With the project already underway when DK was appointed, maintaining cost visibility required a structured and informed approach. Our team reviewed the available project information and established an understanding of the contractual requirements before supporting ongoing commercial administration.

As construction progressed, we monitored project costs, reviewed variations and assessed changes to help ensure that their financial implications were properly considered and documented. This provided the project stakeholders with continued commercial oversight while the demolition, structural repair and associated works were being carried out.

As the works progressed towards completion, our role extended to supporting the Final Account process. The final account required the review and consolidation of project costs, variations and other relevant commercial matters arising during construction.

Our continued involvement in cost assessment and variation management provided a basis for reviewing the project’s financial position as the works approached completion. By maintaining appropriate commercial records throughout the Construction stage, we supported a more structured approach to finalising the project’s financial position.

The former aviary demolition and structural repair works demonstrate the importance of careful commercial management when working around existing and conservation structures.

The project required the removal of a substantial existing structure while protecting adjacent buildings, followed by structural assessment, repairs and associated site reinstatement works. At the same time, the Design & Build procurement approach required careful attention to contractual responsibilities, variations and potential commercial implications.

For DK, the project demonstrates the role of quantity surveying beyond measurement and cost reporting. Effective QS support involves understanding the relationship between the contract, construction activities, existing conditions and evolving project requirements.