แนวทางการปรับอาคารสำนักงานที่ยุติการก่อสร้างเพื่อเป็นที่อยู่อาศัย : กรณีศึกษา อาคาร เดอะเลค คอนโดมิเนียม ถนนรัชดาภิเษก กรุงเทพมหานคร / สุรเชษฐ เกื้อวันชัย = Direction to improve incompleted office building to be residence : a case study of the Lake Condominium, Rajadapisek Road, Bangkok / Surachet Kuawanchai
The economic crisis that took place in 1997 resulted in the discontinuation of more than 508 construction projects in Bangkok and its vicinity. From 1999 to 2003, 122 projects were renewed and their construction was completed. Now, there are still a large number of projects awaiting completion. Changing unfinished office buildings into residential buildings is one solution for successful completion of these discontinued projects possible. The objectives of this research were to investigate the procedures involved in transforming the unfinished office buildings into residential buildings including financial, legal and physical factors as well as to assess possible impacts after the building is occupied. In this study, the Lake Condominium was selected as the sample. The findings revealed that the Lake Condominium was developed by Bangkok Property Fund, a joint-venture of three companies Raimon Land Public Company Limited Bouyges - Thai Development Limited and IP Property Fund Asia Limited, which utilized their business expertise. The project was located in a good location. As a result even though the investment cost of a residential building is higher than that of an office building the return rate is higher and the project was considered a success as it was sold out in a short period of time. As regards the legal aspect, the renewal of the permit for the discontinued project was important to enable the construction to be trouble-trouble-free, helpings to reduce restrictions and obstacles in design. Regarding physical development, the construction was easy. The fact that the space between each floor of office buildings is generally higher than that of residential buildings made it easier to solve problems such as installation of sanitary piping, even though the post tensioning floor structure posed a significant obstacle in transforming office space into residential space into residential space especially in the construction of bathrooms. It is recommended that real estate developers or those interested in investing in a incompleted project should consider the potential of the return rate and market demands. Thus before development of a project commences to all aspects must be carefully considered, especially financial information. Emphasis should be placed on the evaluation of the value of the discontinued projects. Furthermore. Consideration of legal aspects including status and validity of the construction permit as well as building plans are required. The physical aspects. Involving architecture structure and engineering systems of the building will ensure feasibility of project completion so developers can achieve their goals
