1. The Pearl
An Agri-Urban Village
Hotel and School
with Residential Component
Cambodia
by
Sarah Sapone
2. Sapone 2
University of Miami
School of Architecture
Master of Architecture
The Pearl
An Agri-Urban Village
Cambodia
by
Sarah Neola Sapone
DESIGN DEGREE PROJECT
May 2010
Faculty: Professors Adib Cure, Nicholas Patricios, Veruska Vasconez
Graduate Director: Professor Jean-Francois LeJeune
Advisor: Professor Sonia Chao
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Contents
List of Illustrations
Figures………………………………………………………………..………Page 5
Travel Sketches…………………………………………………….………...Page 51
Final Presentation Drawings……………………………………………..…Page 116
Abstract………...……………...…………………………………………...………....Page 7
Acknowledgments……………...…………………………………………...………....Page 7
How to Develop Responsibly, An Architect’s Perspective ………………..………...…....…....Page 8
Preface………………………………………………………………………………Page 12
1 Purpose……………………………………..……………………………………….Page 14
2 Project Definition…………………………………………………………….……...Page 19
3 Conceptual Framework……………………………………………………………...Page 20
4 Literature Review Outline…………………………………………………...………Page 21
5 Pre-Design…………………………………………………………………………..Page 23
6 Strategies…………………………………………………………………………….Page 28
7 Design Objectives…………………………………………………………………...Page 41
Appendices
I. Project for the Development Master Plan of Phnom Penh…………...............Page 56
II. The Mekong Source and local Chaktomuk Junction Environmental, Hydrological
and Morphological Phenomenon ..……………………….……………….....Page 65
III. Preliminary Meetings and Reconnaissance Visit…………………….………..Page 71
IV. A Guide to Angkor Monuments – Prah Khan by Maurice Glaize ……..….…Page 77
V. The Venice Charter (International Charter for the Conservation and
Restoration of Monuments and Sites)………………………………...............Page 94
VI. Nara Document on Authenticity………………………………………...…...Page 98
VII. Six Themes for the Next Millennium……………………………………….Page 101
Glossary …...…………………………………………………………….………….Page 89
Bibliography…………………………………………………………………….….Page 111
Biography………………………………………………………………………… Page 115
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List of Illustrations
Figures
1. Cambodian Women at Island, Phnom Penh, November 2009…………..…..…..p. 11
2. Location of Cambodia Relative to Florida ……………………………….….….p. 14
3. Proposed Project Location relative to Phnom Penh ………………………........p. 15
4. Plan of Preah Khan Redraughted, March-November 2009……....…………...…p. 16
5. Preah Khan North Entry Render, July 2009…………………………..………...p. 17
6. The Pearl North Entry Elevation Render, December 2009……………………..p. 17
7. Kean Sray, The Pearl Site Issues and Cambodia Statistics…………………….....p. 24
8. The Pearl Site Issues, Wet and Dry Season Wind Conditions……………….…..p. 24
9. The Pearl Agri-Urban Village Profile (Concept Pre-Design Ideas)………….…...p. 25
10. Interior Corbel Section Idea for Cooling System at The Pearl, August 2009…..…p.27
11. Solar Powered Sea-Slug Inspiration for Trade Technologies On-Site ………...…..p. 30
12. Example of Floating Homes by Duravemeer…………………………….……..p. 31
13. The Pearl Village Profile, Programmatic Analysis………………….………...p. 33-36
14. One of Better Current Technology NGO Educational Facilities, Phnom Penh....p. 38
15. Children at the NGO Educational Facility, Phnom Penh…………………….....p. 38
16. The NGO Educational Facility, Phnom Penh……………………………….….p. 39
17. Children at the NGO Educational Facility, Phnom Penh………………….……p. 39
18. Computer Stations Children at the NGO Educational Facility…………….….....p. 40
19. The NGO Educational Facility, Phnom Penh…………………………….…….p. 40
20. Outside the Royal Palace, Phnom Penh………………………………….……...p. 41
21. Development of the Master Plan of Phnom Penh…………………...……….p.56-64
22. The Mekong Icy Wastes (Google Images), Photoshop ………..…………….….p. 66
23. Map of The Mekong River…………………………………………….…..……p. 67
24. The Flow Regime at the Chaktomuk Junction…………………………………..p.68
25. Morphological Evolution of the Chaktomuk Junction …………………………p. 69
26. Evolution of the Flow Form of the Chaktomuk Junction ……………………...p. 70
Travel Sketches
1. Ankgor, Cambodia Field Sketch……………………………………………………...p. 51
2. Preah Khan, Double Height Round Column, Sacred Sword, North Elevation…….....p. 51
3. Preah Khan, Double Height Round Column, Sacred Sword, East Elevation…….........p. 52
4. Preah Khan, Temple for Buddhist Gods, Southwest Quadrant, West Elevation….......p. 53
5. Preah Khan, Dharmasala, Rest House, Southeast Quadrant, North Elevation…...........p. 54
6. Preah Khan, Dharmasala, Rest House, Southeast Quadrant, Plan…………...…...........p. 54
7. Preah Khan, Temple for Buddhist Gods, Northeast Quadrant, East Elevation….........p. 55
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Abstract
World development can be thought of in terms of three paradigms: the
cultivation of natural resources, tourism, and communal local infrastructure
development. Empower people from within and teach the tools to those who
have a vested interest in the land, create the market for world travelers and set
up a philanthropic device to manifest capital for public projects; with a little
faith, this is a trajectory for the resolution of some developing world
complexities.
The Pearl is a Hotel and School on the Mekong River in Koh Prak, Kandall
Province, 14 km south of Phnom Penh.
The project invites an interactive Environment that fuses education and
tourism together.
The Foundations for the architectural landscape lay spiritually with the Temple
City of Preah Khan.
Casual craft vernacular Bungalows, unique to this region, are designed to have
minimal environmental impact and refined to become a building language
appropriate to Cambodia today, using rattan and brick materials.
The Pearl will be a model for future development, tourism, housing and
education in Cambodia.
Acknowledgements
Pre-Thesis Course Advisor: Professor Richard John
Thesis Advisor: Sonia Chao, Director Center of Urban & Community Design,
Research Associate Professor
Local Southeast Asia Advisor: Richard Hassell, Director WOHA Architects
Singapore
Other Advisor: Robert Weiner, Co-Founder CNN, Author of Live From
Baghdad.
Thesis Advisor Committee: Dean Elizbeth Plater-Zyberk, and Professors:
Min Mossman, Veruska Vasconez, Jean Francois-Lejeune, Adib J Cure,
Katherine Wheeler, Nicholas N. Patricios, PHD.
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Introduction
This writing is about a thesis student’s initial reconnaissance experience in Cambodia and the
events leading up to it. Misperceptions are factors in determining how we perceive issues
affecting the developing world. Until we are physically and emotionally present in a place,
we only know what we read, are told or shown to be true; not the actual realty; which is
purely experiential.
__________________________________
HOW TO DEVELOP RESPONSIBLY
AN ARCHITECT’S PERSPECTIVE
Sarah Neola Sapone
The power in Architecture is found in the pallet of materials, which is properly determined
by the location of the building. If not in the location, then today in a globalized society, even
as innovations and emergent materials are manifesting, the range is determined within the
small realm of the physical.
Emotion secretes only through the depth of the material and space over time.
Reflections, The Bangkok Story: Genocide and the Preconceived Notions of a Population. I
was worn out after US History and the History of Western Civilizations. Are we not editing
a certain large population of the world with these topics? The world is far more concerning,
its’ history and cohabitant relationships.
East is West, Left is Right, Up is Down, Spiritual is Religious
Preconceived notions are funny things. The whole first portion of an African History Class
was dedicated to the breakdown of Misperceptions.
Misperception 1: Africa is a Continent, not a Country. Actually Africa is home to 47
countries. 53 countries, if islands such as Cape Verde and Madagascar are counted.(“How
Many Countries are in Africa?”). A surprising amount of people do not know this.
Misperception 2: Africa is not only a Continent, it is the Largest Continent. The Mercator
and the Gall-Peter's Projection map distort the continent of Africa and make other locales
look larger. This is a huge misperception that has been running rampant for the past 400
years. These projection maps measure the size of regions according to their distance from
the equator. Regards to the Mercator projection map, Greenland is represented larger than
Africa, whereas, in reality Africa is 14 times as large.(“Gall–Peters Projection”).
A sad thought when one thinks to all the injustice, miscalculations and lack of knowledge
out there based on well, what seemingly sounded pretty good:
Excerpt from Peters' The New Cartography:
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Philosophers, astronomers, historians, popes and mathematicians have all drawn global maps long before
cartographers as such existed.
Cartographers appeared in the "Age of Discovery", which developed into the Age of European Conquest
and Exploitation and took over the task of making maps.
By the authority of their profession they have hindered its development. Since Mercator produced his
global map over four hundred years ago for the age of
Europeans world domination, cartographers have clung to it despite its having been long outdated by
events. They have sought to render it topical by cosmetic corrections.
...The European world concept, as the last expression of a subjective global view of primitive peoples,
must give way to an objective global concept
The cartographic profession is, by its retention of old precepts based on the Eurocentric global concept,
incapable of developing this egalitarian world map which alone can demonstrate the parity of all peoples
of the earth. (Peters).
The New Cartography published in 1983 prompted more debates on the subject upon
realising, it too was skewed. Thus, six years later seven North American Geographic
organizations adopted this resolution.(“Gall–Peters Projection”).:
WHEREAS, the earth is round with a coordinate system composed entirely of circles, and
WHEREAS, flat world maps are more useful than globe maps, but flattening the globe surface
necessarily greatly changes the appearance of Earth's features and coordinate systems, and
WHEREAS, world maps have a powerful and lasting effect on peoples' impressions of the shapes and
sizes of lands and seas, their arrangement, and the nature of the coordinate system, and
WHEREAS, frequently seeing a greatly distorted map tends to make it "look right,"
THEREFORE, we strongly urge book and map publishers, the media and government agencies to
cease using rectangular world maps for general purposes or artistic displays. Such maps promote serious,
erroneous conceptions by severely distorting large sections of the world, by showing the round Earth as
having straight edges and sharp corners, by representing most distances and direct routes incorrectly, and
by portraying the circular coordinate system as a squared grid.
The most widely displayed rectangular world map is the Mercator (in fact a navigational diagram
devised for nautical charts), but other rectangular world maps proposed as replacements for the Mercator
also display a greatly distorted image of the spherical Earth.
The Bangkok Story: In typical modus of a thesis student waiting the flight to a personally
previously undiscovered territory, I go to the airport bookshop and search for books on
Cambodia. A Lonely Planet exists for every niche locale in South East Asia: Laos, Malaysia,
Hong Kong, Singapore, China, Taiwan, even Tibet... Yet, not a single leaf of literature for
Cambodia. Puzzled, I remember the Thai-Cambo Controversy, again sparked last year. The
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two countries are in the midst of a century long dispute over the ownership of the Preah
Vihear Temple in the Northern Cambodian Territory, bordering Thailand. The Temple was
built in the 11th and 12th Century by the Khmer people, the ethnic majority of Cambodia.
On July 7, 2008, Preah Vihear was listed as a UNESCO World Heritage Site, accessible both
from Thailand and Cambodia with tariffs subsequent to a visitor's nationality. i (900-year-old
Temple…”). Funny, because after speaking with a Cambodian a few weeks into my
reconnaissance trip, he explained to me how Thailand was once Cambodia. The Thai people
separated and created their own language and culture. So, it seems, the story of Babylon
exists at every corner of the world. Today, words are very similar amidst the two languages.
Also, the Buddhist religions of both follow the Theravada teachings from the Sanskrit of
Indian Descent. The interrelationship of Cambodia and Thailand, I would suppose is quite
on par with the relationship between Mexico and the United States, and the United States
with Europe. Though, I would not be so bold as to determine which country represents its'
approximate analogy. Also, the historical timeline of both cross-cultural integrated
relationships is fixed only in relative time. However, it is worth mentioning, roughly 3/4 of
California was once Mexican Territory.
No books on Cambodia at this particular Bangkok airport book shop; Spare for the large
photographic epic of grand proportion with grotesque images of mass killings and torture
during the Pol Pot Regime. I remember now, why the first day in Phnom Penh was filled
with sorrow, remorse, sadness, fear, blurred perceptions and a wash of thoughts.
This book was not exactly the likely first picture one wants in their mind, when embarking
on a night flight to unfamiliar territory: a - what do they call me, ‘non-hispanic’, western
foreigner with an enlarged imagination capable of stirring up and mushing over impossible
scenarios becoming so engulfed in false reality that a mouse becomes lavishly dangerous. In
actuality, the mouse does not exist. It is a pebble in the road.
So I think, Great, good first face impression for a humanitarian outreach effort you over-
imaginative paranoiac. Day one lost, evening and day two spent frantically searching for a
new place to lay my head and projecting fear from my face onto every man, woman and
child passing my person.
Hmm:
What is an Architecture Thesis these days anyway?
And more importantly:
What is an Architects’ Role in Society?
Well, I guess this question should be asked of all professions in all societies these days.
A professor once said, 'You cannot solve politics, regulatory and social issues with
Architecture.' The rest of the comment trickled off into some statement along the lines of,
‘You Can Create the backdrop for a discussion, but not the solutions to cultural
phenomenon. She never said you could not spur a debate...
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At first, I was disappointed to hear this professor’s comment. Really, is it not possible?
In the same vein that Architects argue for implanting building programs with existing
typologies for different uses to create unexpected surprises and new ways of thinking about
architecture.
Why not thinking about new ways of being Architects in Society?
Some would say that Architects are a Reflection of Society; and this is Our Role.
In my opinion, we have been sidelined. Economic factors surrounding development, budget
cuts and value engineering have taken away our ingenuative edge. We must take it back.
Architects do not want to be sidelined. We want to help. Then how to design as a Westerner
in Cambodia? What is the most Authentic Route?
For, if not, then the alternative is Reflecting Society?
An aside: I apologize for the Artificial Straw Man, I am about to set up and knock down;
however in model Berkeley fashion, I feel obliged to make this point
I am scared for this. So, are we to sit in a cubicle all day, moan about the state of affairs of
the world? Work for a pay less than we are truly valued? Or worse, exploit and find new
ways of exploiting the youth, elderly and innocent?
This is not a political debate. This is just a reminiscing, a searching.
.
Mike Davis, in Fortress L.A. argues that we build libraries, civic buildings and it completely
escapes us to make the entry visible and accessible to the public, the buildings' very own
users. (City of Quartz.1990).
Humanitarian, I think not.
We put sprinklers on in the middle of the night, instead of early in the morning, before the
sunrise to ward out the homeless from the parks where they sleep. These are the very
people we displaced the first go-around to build that fancy new phallic formed sky-rise with
underpaid employee labor.
We design air vents to evacuate themselves high above the height of that homeless person
who could benefit from the warmth it affords.
How do these issues affect the Developing World?
I do not think Developing Countries are behind. I think Developing Countries have every
chance to develop differently, smarter and with the hard-knock overeducated
underestimated lessons learned from the guinea pigs, us, the Developed World, out-dated,
out-modeled, and over-the-hill.
It is the parable of the Tortoise and the Hare.
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Whether the tortoise is behind from its country’s own internal struggle or it is behind
because it has been bogged down with export tariffs, import fees and the external pressures
of developed countries does not matter.
In the Case of Cambodia, One undeniable truth is evident: the Khmer People are a wildly
intelligent population. They are not the only developing country holding this validity.
The genocide left staggering statistics behind, killing one quarter of the population and
affecting everyone. The result of a few men’s vision to turn the urban society, learned and
skillful into an agrarian country overnight; well, over four years. Bequeathed of this, half the
population today is 20 years and under. A confounding statistic regards to the mass youth
energy left (or right) in this country filled with incredible ancestry and a lack of guidance
from the wisdom of its elders. These powerful men in Cambodia were educated abroad in
developed countries.
Nobody really knows How To. They have an idea and the faith to pursue it.
It is up to us. Our World Society to rise to the Challenge. Not just in Cambodia, but all
over the globe. The need is always present and the site is waiting for the right eyes.
Fig. 1 Cambodian Women at Island, Phnom Penh, November 2009
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Preface
A person goes on vacation to escape the daily grind. The 9-5 and longer grudge work in the
hopes of obtaining some fulfillment through his/her travels.
Most people book hotel rooms, typical of their own homes providing the same comforts
they already know, and return from their vacation once again unfulfilled of the something
else...
This Project seeks to reinvent and to innovate the idea of luxury resort travel to provide on a
human level, the basic fulfillment needs while on vacation or business.
People helping People: clearly visibly; during vacation.
In action, the Pearl Hotel and School spurs economic growth in 3rd World Countries. The
Pearl provides education, jobs and training to local children on the premise.
Children in Phnom Penh, Cambodia have limited access if any to internet, resources and
educational tools necessary to succeed in an ever increasing globally connected environment.
The developed world can learn, too.
A guest walks through the herb or vegetable garden sometime after check-in and touches a
basil leaf. At dinner, the local chef, merging skills with world renowned chefs, has prepared
the meal incorporating this leaf.
A child learning to research finds an organic food store local to the guest's home, based on
his/her geographic location in the world. The child also writes or types a recipe for the dish
to be provided with the guest's receipt, so the guest can remake the meal when the guest
returns home.
People learn from each other.
Cambodians have a rich heritage, both architectural and spiritual. For some reason
development in one arena causes a void another. Theravada Buddhism is the largest
practicing religion in Cambodia. Traditionally, Buddhist monks teach Cambodian children in
rural areas English, education and trades under Pagodas throughout South East Asia.
At the hotel, a holistic oasis with retreat for spa, relaxing, swimming and yoga is
incorporated, also.
It is my hope to incorporate these elements into a fantastic hotel that brings multiple
cultures together in a harmonious and beautiful way.
Sponsoring the sincere effort to realize this dream is an altruistic benefit to everyone. This
project will be built and those who have helped will be recognized with their names
engraved on the entry ‘Gift Wall’. People who believe in the power of a project like this can
make a difference and dreams do come true.
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Purpose
As an Architect, I question our Role in Society and believe that we want to help and do not
want to be sidelined. We have the skills and tools that can better the quality of life of human
beings around the world. I do not believe we should keep this knowledge for ourselves and 2%
of the world population, who hire architects. I believe we should engage our knowledge and
communities to help developing countries grow safe and responsibly, alleviating any
manmade casualties related to natural disasters.
Site Selection:
On the Mekong River, past Phnom Penh’s South National Road 1, 14Km from the City
Center, on the East side of the new Japanese Bridge South en-route to Ho Chi Minh
City, Vietnam: A Site poised in the Direction of Urban Growth.
Phnom Penh: In a City at the Confluence of 4 Rivers.
Cambodia: In a Country juxtaposed between a recent turbulent War depopulating ¼ of
the people, especially those with skills and ‘Know-How’. And a more ancient past filled
with Architectural Wonder, Hydraulic Innovation and Urban Development unparalleled.
Asia: On a Continent at the Apex of Change, Influx, Technology, Super-Growth and
Movement.
Fig 2. Location of Cambodia Relative to Florida
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Fig 3. Proposed Project Location relative to Phnom Penh
The original Capital City of Cambodia, was Angkor; located near present day Siem Reap.
Since that time, the Capital City of Cambodia moved to Udong and now the current Capital
City is Phnom Penh. Thus, Phnom Penh is the logical place to propose this Project. Many of
the local residents of the Capital City, Phnom Penh, have not had the opportunity to visit
the Ancient Capital City of Angkor now located near Siem Reap, 315kms north of Phnom
Penh. These same residents who have never visited the Ancient Capital have aspirations of
being tour guides in Angkor. After speaking with so many locals, and learning that most of
them share the same highest aspiration to become a tour guide in Siem Reap. It seems to me
that, as our world becomes increasingly globalised and integrated, why should an entire
population not have more diverse goals to become Doctors, Lawyers, Diplomats, Architects,
Engineers, Teachers or Hydrologists?
Precedent:
Preah Khan Temple City was constructed by Jayavarman VII, considered the builder king, in
the ancient Capital City of Angkor. Preah Khan, built by Buddhist King Jayavarman VII
and dedicated in 1191AD, was also a habitable walking city used for living. Constructed
before the building of Angkor Wat, Preah Khan is in Siem Reap, the ancient capital city in
the north of Cambodia. Many people from the modern Capital, Phnom Penh have never
been to Siem Reap to see the magnificent city layout and architecture of their ancestors. The
complex is the size of a small city measuring 800m x 700m from the (fourth enclosure, just
inside the moat), which is almost a half-mile on a side or 136 Acres. The temple dimensions
(third enclosure) are 200m x 175m (650' x 575'). The site is complex, and (deliberately) has
been only partially restored. The total site is 56 Hectares.
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Fig 4. Plan of Preah Khan Redraughted, March-November 2009
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Fig 5. Preah Khan North Entry Render, July 2009
Fig 6. The Pearl North Entry Elevation Render, December 2009
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What is the Architect’s Role in Society?
How to Create an Architecture that is Appropriate to Cambodia Today?
How to Create, As an Architect, a new Business Model, Hospitality
fused with Education?
The Pearl Agri-Urban Village, adapts the plan of the ancient and forgotten walking
city, Preah Khan from the 12th Century; and Reprograms its’ elements to create a Social
Project, Cultural Living Hotel and School on the Mekong near Phnom Penh, the Capital City
of Cambodia. In addition, the project shall provide education to local Cambodian children at
the heart of the project; it’s Library. I will not sideline our duty as architects for humanity.
The total site is 9.5 Hectares and is encompassed by agricultural land, as well as the Mekong
River at the north edge. Both provide food and education for sustainable living. The project
includes 121 ‘house of fire’ rest accommodations each with modern amenities. An
inscription at Preah Khan tells of 121 rest house of fire, Dharmasala, lining the ancient road
to Angkor. Also, incorporated in the project inspired by from Preah Khan are entry gopuras,
reprogrammed as reception buildings. ‘The Library’ at Preah Khan and Ancient Khmer
Temples, was a pair of freestanding buildings. These are also adopted and transformed to
become the school. The project also provides amenities including: restaurants, spa, shops,
infirmary and mail & package center.
I argue that an architect with a learned psychological program from one cultural
background can only design in another culture by submerging completely into the culture
and leaving behind all conscious efforts to bring about a moulding of the two cultures.
By virtue of the sub-un-conscious being, all that is one’s culture will manifest without over-
bearing the new culture.
If I design the landscape and planning with my western learning; I argue, it will never be
truly Cambodian.
The Preah Khan Temple City precedent is incorporated for placement of local Bungalows
for Dwelling. The original structures and built axes are replaced and redefined with Trees to
provide a spiritual connection to the past and Khmer Roots.
Symbolically, the effort of replacing architecture with Trees, whose dignity is the very nature
which gave form to the buildings, seeks testament to the transformation necessary to
progress the architecture practice today.
As a Westerner designing in the east, the most I can ever hope to attain is an authentic effort,
if not an authentically Cambodian project.
Thus, the Pearl can attain an Architecture Appropriate to Cambodia Today, by Western
Standards alone and it is only Cambodia and Cambodians who can Accept or Reject its’
Authenticity on their Terms.
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Project Definition
I plan to prove that a fusion of programming with hospitality and education is not only
possible, but necessary to help resolve some of the developing world complexities.
Furthermore, Architects have a specific role to play in bettering the lives of not only those
wealthy enough, but to all those in need of shelter. We can do this by creatively reasserting
priorities; eliminating selfish desires to exploit and forging new collaborations. Architects
were responsible in the past for the structural engineering, interiors, and construction of
masterworks. Architects were Master Builders.
According to Architecture 2030, “The Building Sector is responsible for the largest
consumption of fossil fuels and natural resources in the world today. Unless the architecture,
planning and building community act now and act decisively, emerging economies will likely
follow current design and building practices leading to disastrous global consequences.”
Half the Cambodian Population is 20 years and under. The skilled and knowledgeable
Cambodians were evacuated from the Urban Core in 1975. Most died during the Khmer
Rouge Genocide. Primary Education, Grade 1-9 (14 years old) is paid by the State.
However, the Government does not pay teachers enough to survive. Thus, teachers require
students to pay 2000 riels/day (roughly US 50cents) for school. School is half-day only.
Grades 10-12 are not paid by the State. Some families, especially farmers cannot afford to
pay. The population sent to the rice fields during Pol Pot’s Reign has begun to repopulate
and many farmer’s children will need to return to the Urban Core for jobs. Very few
Vocational Schools to learn trades and even less Internship and Part-time work exist.
I propose to reinvent the ancient and forgotten Walk-able City, Preah Khan from the 12th
Century Northern Angkor Wat Region; and Re-Program its’ elements to create a Social
Project in the Southern Capital City, Phnom Penh, a model for the city and future
Sustainable Urban Development.
Project Description
The Pearl is a Hotel and School on the Mekong River in Koh Prak, Kandall Province, 14 km
south of Phnom Penh.
The project invites an interactive Environment that fuses education and tourism together.
The Foundations for the architectural landscape lay spiritually with the Temple City of Preah
Khan.
Casual craft vernacular Bungalows, unique to this region, are designed to have minimal
environmental impact and refined to become a building language appropriate to Cambodia
today, using rattan and brick materials.
The Pearl will be a model for future development, tourism, housing and education in
Cambodia.
20. Sapone 20
Conceptual Framework
World development can be thought of in terms of three paradigms: the cultivation of natural
resources, tourism, and communal local infrastructure development. Empower people from
within and teach the tools to those who have a vested interest in the land, create the market
for world travelers and set up a philanthropic device to manifest capital for public projects;
with a little faith, this is a trajectory for the resolution of some developing world
complexities.
Which Eastern and Western Principles Factor into the Design, when a resident from
one culture designs in another?
What is the most Authentic Route; way to build?
Design Theory for Architecture Thesis:
Is there an idea that can be applied to the design of our culture the same way an idea can be
applied to the design of our buildings?
In a similar way: the idea that minimalism as a theory can be applied to the design of a pencil,
the way it can be applied to the design of a building.
What is an Architecture Thesis these days?
And more importantly:
What is an Architects’ Role in Society?
First Premise: How to make your Thesis, A Built Project, Your Career.
Working Title: How to Develop Responsibly in Cambodia: A Case Study.
Working Title 2: Urban Development in Developing Countries: A Guidebook.
Thesis Question: What is Intellectual Property? And Who Benefits?
Humanitarian Hotel with Ice Air-con floated from the Himalayan Glacier
'The Pearl' of Southeast Asia, Phnom Penh School for Local Students to ‘Teach How to
Fish’
Requirement: Land must be sited in the direction of the Future Development of the City
Observations: It is surprisingly sprightly and accessible to find land and put together a
project in Cambodia. So much so, that it questions preconceptions.
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Theories Explored for Thesis:
Comparative Analysis of Eastern and Western Design Philosophies and how they evolve
over time
To set up a design ontology for a theoretical basis on which to build an Architectural Thesis.
Conclusion: “How you get your various vocations organizes your style.”
Style comes from culture.
Contemporary Culture and its Influence on Architecture Today:
Architectural and Theoretical Study: Kenneth Frampton’s Critical Regionalism and
Postmodern Cultural Theories with Design Implementation of Contemporary Western
Architects: Rem Koolhaus, and Bernard Tschumi...Zaha Hadid. To Compare and contrast
with Contemporary Eastern Architects Geoffry Bawa, Tan Hock Beng, William Lim,
WOHA, and Tadao Ando.
Literature Review Outline:
Kenneth Framption’s Critical Regionalism
How to create an architecture of tectonics appropriate to Cambodia today.
Architecturally Relevant Philosophy: Martin Heidegger, German, 1950’s
Considered a great philosopher of the 20th Century. Seminal Work: Being and Time.
His arguments on Authenticity, Mood, and Dwelling explored.
Heidegger refutes Kant’s rationalist interpretation that “knowledge of external objects can be
referential”. Instead he argues, “Knowledge is subject to the conditions we experience.”
Heidegger wrote “…Poetically, Man dwells…”
To understand how to create a poetic dwelling ambiance on Cambodian terms.
Finnish Architect Juhani Pallasmaa’s: Six themes for the next millennium
“Can Architecture Re-create a Tradition, a shared ground which provides a basis for the
Criteria of Authenticity and Quality?”
The six themes essential for the strengthening of architecture's position in the post-historical
reality are:
1. Slowness, 2. Plasticity, 3. Sensuousness, 4. Authenticity,
5. Idealisation, 6. Silence.
He Defines Authenticity:
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“More as the Quality of Deep Rootedness in the stratification of culture”
Contemporary Culture and its Influence on Architecture Today: Capital Market and the
Free Market of Meaning and Value: Deleuze and Guattari
(Wikipedia. http://en.wikipedia.org/wiki/Gilles_Deleuze)
“While capital economy frees us from being stuck with old systems of meaning and value, it
does nothing to provide us with alternatives. And so we are left to our own devices to
encounter forces that shred egos and personalities to pieces and crumble empires that have
existed for a millennium. Capitalism both produces this condition of the uncoded and
unmediated real and at the same time constantly constructs artificial territories to ward it off.
We get caught in a system that on the one hand removes all the mediation between things so
that the markets are in fact free flowing, but then has to immediately step in and insert
artificially created mediations, simulations and forces. We are swamped in a media culture
that does anything but keep us from having to directly encounter anything but a shopping
mall. We watch all our wars on T.V. and do all our trading online. We haven’t a clue to
what is real, it seems to us that this is something that is totally lost and un-recoverable. This
is my society, anyway, here in the West. Only those things which can be reproduced are
considered real. And yet that is exactly what is not real. That is a simulation of reality.
Models take the place of the modeled. Copies take the place of the originals.”
To Create an Authentic architecture, drawing on the Cambodia’s vernacular and
architectural heritage.
Theoretical Basis for Thesis in Cambodia: French Cultural Critic: Jean Baudrillard
“We live in the time of the simulacrum, copies without originals. We get so lost, there is no
way back to the original. The joke that is made about Disneyland is not that it’s a cover up
of reality, but a cover up that covers up that there is nothing left to cover up. People leave
Disneyland and go to their cars in the parking lot and think they have moved from the
unreal back to the real. What a farce.”
To reflect on how not to create a Disneyland out of Cambodia.
Conclusion: When designing in a location foreign to your natural habitat, always remember
Truth is in the Tectonics of the Local Structure. Authenticity is found in the local building
Traditions and the local Living Culture.
The power in Architecture is found in the pallet of materials, which is properly determined
by the location of the building. If not in the location, then today in a globalized society, even
as innovations and emergent materials are manifesting, the range is determined within the
small realm of the physical.
Emotion secretes only through the depth of the material and space over time.
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Pre-Design:
Analysis
Electricity:
Electricity is Government Imported and 3x More Expensive than Vietnam:
32 Amps costs $500 for a 3 Phase installation
1 KW/ 25cents 3000W to air-condition one room, one day is $18, one month is
$540
Electricity is Unreliable with outages lasting a month at times, especially for
nongovernment affiliated users
Solar is 1 W/ $5 equipment 15W Solar Panels, 200 Panels to get 3000W costs $1,000
Hydrogen Power Plant Development on the Mekong is 10 years out and billions in
research planning and being performed by non-Cambodian Governments, China and
Vietnam. Hydro Energy may reduce 1 KW to 15cents
Overview of Site Issues
Two Seasons: Wet and Dry: The Climate in Cambodia is as Tropical Wet and Dry; yearly
temperature ranges from 64 -100 degrees Fahrenheit, with an average yearly rainfall of 54.8
inches.
Wet:
Every October and November, the Country is inundated with Rain Water and Flooding.
According to increasing number of environmentalists and climate scientists, the glaciers
are melting as a result of global warming with incalculable consequences for Cambodia
and countries as far off as Pakistan(1).
The capital city sits at the convergence of 4 rivers and midway through the rainy season,
the tides turn and the direction of river flow changes.
Dry:
The Himalayan glaciers supply 8.6 million cubic meters (304 cu ft) of water every year to
Asian rivers, including the Mekong. During the dry seasons, melt water from Glaciers
flows down to rivers that would otherwise be very low. Every year in March and April,
local Cambodians pack away wood for cooking, hay for the horses, store rice and
prepare for the water.
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Fig 7. The Pearl Site Issues, Wet and Dry Season Wind Conditions
Fig 8. Kean Sray, The Pearl Site Issues and Cambodia Statistics
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Fig 9. The Pearl Agri-Urban Village Profile (Concept Pre-Design Ideas)
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Social:
The people who can afford to have Transportation, ride on scooters.
In the next 10 years traffic will completely clog the roadways in the growing urban core
environment, and signs of this growing problem are already evident.
Primary Education, Grade 1-9 (14 years old) is paid by the State. However, the
Government does not pay teachers enough to survive. Thus, teachers require students to
pay 2000 riels/day (roughly US 50cents) for school. School is half-day only. Grades 10-12
are not paid by the State. Some families, especially farmers cannot afford to pay. The
population sent to the rice fields during Pol Pot’s Reign has begun to repopulate and soon
too many farmer’s children will be around without enough agricultural jobs and the need
again to return to the Urban Core has already begun. Very few Vocational Schools to learn
trades and even less Internship and Part-time work exist.
Demographic:
Half the Population is 20 years and under. The skilled and knowledgeable Cambodians were
evacuated from the Urban Core and Phnom Penh capital city center in 1975. Most died
during the nearly 4 year intensive return to agrarian society imposed on the people by the
Khmer Rouge.
Intervention:
I propose to adapt the plan of the ancient and forgotten city, Preah Khan from the 12th
Century; and Reprogram its’ elements to create a Social Project, Cultural Living Hotel and
School in the Capital City, Phnom Penh, an icon for the city.
Yet, innovate, modernize and propose a tropical museum-like hotel on the riverfront and
island made from the ice of the Himalayan Glacier dropped off and floated down the river.
The site will provide education and housing to locals. Ice will also be stowed beneath the
hotel for cooling and incorporate natural insulation systems. This it is hoped will help
alleviate some of the potential risks associated with glacial melting by carrying the ice
downstream and productively reusing it. It should also aid in reducing energy costs
associated with unsustainable practices used to formulate air-conditioning. When the tides
turn during the rainy season, the boats crafted by locals return naturally row-boat style to the
north and prepare again for the journey to bring ice south. Water reuse and recycling
systems will also be proposed with new modus system inventions. As well as, flexible pvc
piping amphibious housing, stilt construction and on-water living interventions.
The project fuses Sustainable Practice, Tourism, Potential Natural Disaster Aversion and
Provides locals with jobs, internships, skills, rediscovered knowledge of their ancestral
building and hydraulic heritage as well as, future careers and trades to the local population.
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Fig 10. Interior Corbel Section Idea for Cooling System at The Pearl, August 2009
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Strategies:
Sustainable Water Aversion Proposition: The Pearl Ecological Humanitarian Living
Hotel and School in Phnom Penh, Cambodia fuses Sustainable Practice, Potential Natural
Disaster Aversion, Tourism and Provides locals with Jobs, Education, Mentorships, Skills,
Rediscovered knowledge of the Khmer Ancestral Building and Hydraulic Heritage as well as,
future Eco-Intelligent Careers to the local population.
Innovating to create a Culturally Rich Hotel and School for the City on the Mekong River;
the site will provide flexible pvc pipe amphibious housing and stilt construction to protect
from flooding and will be packed with ice filled walls and subflooring. Ice fallen from the
Himalayan Glacier will be productively reused and carried along the Mekong incorporating
Hydrogen Fuel Cell boats, insulated with @Greensulate or similar; thereby, alleviating some
potential flood risks associated with glacial melting by carrying the ice downstream and
productively reusing it. Walls without ice will adapt a biolife system akin to that of the E.
chlorotica sea slug. Together, these interventions will also aid in reducing energy costs and
CO2 emissions associated with fossil fuels used to formulate air-conditioning. When the
tides turn during the rainy season, Cambodian Style boats crafted by locals with hydrogen
fuel cell technology will return along the Mekong to the Himalayas and prepare again for the
journey to bring ice south. In addition, the wall systems at the school and hotel will use
@Ecovate natural insulation systems. Natural water cleansing, reuse and recycling systems
will be incorporated into the wall systems to provide drinking water and local sustainable
agriculture. Naturally occurring, not engineered in a lab, the Hybrid. Plant + Animal genes
Solar Powered Sea Slug will inform new Trade Technologies On-Site.
Fig. 11. Solar Powered Sea-Slug Inspiration for Trade Technologies On-Site
All Houses and Development to Take Part in Amphibious and Floating House
Development.
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A quarter of the Netherlands is below sea level and 2/3 of the population lives in this
condition.
Systematic precautions, such as levees, dikes and water pumps are not enough in lowland
territories with climates prone to flooding. In Developing Countries, the goal is to
implement the best building practices to alleviate unnecessary hardship from Natural
Disaster. Hence, amphibious and floating housing will be integrated into the design.
This housing is recommended for New Orleans, Mississippi, Nepal, Bangladesh and flood
prone territories such as Phnom Penh.
Fig 12. Example of Floating Homes by Duravemeer
Amphibious Housing Code:
1. Foundations: Transform into a float. House is to be built for land, in accompaniment
with seafaring ability. Houses must have the ability to float up to 18 feet above ground.
Foundations should not be anchored to the earth and should be fastened to between 15 and
18-foot-long mooring posts with sliding rings.
2. Pilings: Hollow concrete-encased foam core, secured with steel cables against the pull of
potential currents. Columns are to be driven deep into solid ground. Steel pilings are to be
installed to resist horizontal, side-to-side movements.
3. Cellars: To be built on a platform, not below ground.
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4. Walkways: Individual Pontoons are to have the ability to join to one another to form
residential blocks for maritime settlement.
5. Electrical, Plumbing, Natural Gas, Drinking water and drainage: All to be housed in
flexible PVC piping inside the mooring piles all to set sail with house.
5. Construction: Walls and floors of lightweight wooden panels and façade cladding in
coated aluminum
6. Base: Hollow concrete cube
7. Allowable: Split-level accommodation, wooden balconies, and clapboard exteriors.
Floating House Code Variation
1. Platform: To be made of @Ecovate (natural equivalent to Styrofoam) wrapped in a thin
shell of concrete
How the Pearl will Reduce Greenhouse Gas Emissions: Electricity in Phnom Penh is
unreliable with outages lasting a month at times, especially for local users.
Solar Energy costs $5 for equipment. 15W Solar Panels are needed. So, 200 Solar Panels are
needed to get 3000W of energy costing $1000.
Hydro Energy may reduce 1 KW to 15 cents. Though, Hydrogen Power Plants on the
Mekong are 10 years out, costly and performed by non-Cambodian Governments, China
and Vietnam.
“An ice storage facility was introduced, and large effects in energy saving and operation cost
were confirmed as a result of the one year operation. The outline of the system using ice
storage and a brine turborefrigerator with zero ozone destruction coefficient, results of the
operation and energy saving effect were introduced. Average performance coefficient (COP)
in a year of the refrigerator for ice making was improved from 3.3 to 4.1. The reduction of
not only electric fee but also the electric power use is expected by the introduction of the ice
storage facility.” (2).
The Production and Development Process: The site has been selected and is an island in
the southern region of Phnom Penh. The site is government owned and can be leased for
99years. One initial step is to hire the local law firm with both Cambodian and Western
lawyers, who are experienced in the local legal acquiring of the land. Next, lease the land,
which will require a deposit between $40 – 70,000 US, set the lease payments, and obtain
building permits. The materials will be supplied locally in Southeast Asia, first and foremost
in Cambodia, and labor will be supplied by local Cambodians, who will be paid wages and
benefits above the local norm also benefiting from safe construction practices that are
needed in the country. Engineering experts and construction superintendent and
contractors will be hired from Europe and America to oversee the construction process to
ensure quality and safe construction and to resupply locals with some of the lost
31. Sapone 31
environmental building traditions and safety practice. The site is located in the direction of
Urban Growth and access is on a roadway which is at the highest level of government
improvements in the country and is routed towards Ho Chi Minh City. Access to these
resources has already been made available and foreign investment is welcomed and
facilitated in Cambodia. Now it is a question of securing the land and physically developing
the project.
What is needed besides money to turn The Pearl into a Success: I will need to hire
experts and advisors in the fields of local law and international contracts, a chief financial
officer, a construction contractor, engineer, surveyor, boat manufacturer, ecologist and
hydrologist. As well as local Cambodians to work on and manage the project. In addition to
creating the curriculum for students with the aid of local NGO's and teachers worldwide.
People
Technical and/or Financial Partners: I have met with Law Firm DFDL in Cambodia to
discuss the project, CARE – Cambodian Angkor Real Estate to find sites, Engineer in Hong
Kong, multiple local non-profit organizations for education, local foreign business owners,
as well as a local foreign businessman in partnership with the Cambodian Minister of Justice
together Landowning 600 hectares of agriculture land in Cambodia. Though, Only
Preliminarily.
Stakeholders: The stakeholders are the local population benefitting from jobs, education,
skills, interface with international clients and future career opportunities in Cambodia and
abroad. The other important stakeholder is the earth, who will benefit from a responsible
non destructive project. In addition, stakeholder in this project are the companies producing
alternative and environmentally sensitive products who will benefit from having their
products used in this project. Finally, the future stakeholders will benefit from the profits of
this hotel and school, which will go to build new projects with this concept in various other
developing countries.
Stakeholders are also the entities practicing corporate social responsibility, and invest in this
project.
Thus future of the building trade, profession and building inhabitants are stakeholders, as
well, benefitting from the realisation of this project as precedent for the future of
environmentally astute construction practice and humanitarian focused developing country,
whereby developing world business models.
Market, Marketing and Sales:
Target Market: Tourists both from Southeast Asia and Abroad, Locals, Philanthropists,
Humanitarians, Academics, those with interest in Education, Architecture, Historians, and
people interested in the Environment and Innovative Solutions to resolving current day
economic and social issues.
32. Sapone 32
Situated at the confluence of the Mekong, Bassac and Tonle Sap Rivers, Cambodia’s capital,
Phnom Penh has a population of approximately two million people. Phnom Penh’s wealth
of historical and cultural sites makes it a very popular tourist destination. Phnom Penh, once
known as the “Pearl of Asia, is a significant global and domestic tourist destination. Along
with Siem Reap, Phnom Penh is considered among the strongest and most resilient
hospitality markets in the World. Cambodia's main industries are garments, tourism, and
construction. The tourism industry is the country's second-greatest source of hard currency
after the textile industry. 1 In 2007, foreign visitors to Angkor Wat alone hit almost 4
million. 2 50% of visitor arrivals are to Angkor, and most of the remainder to Phnom
Penh. 3 The market is characterized by a severe supply/demand imbalance resulting from
favorable climate conditions and from increasing demand as the Country’s political
reputation stabilizes and popularity has spread worldwide. The resiliency of the Cambodian
market has been demonstrated with demand, rates and occupancies considerably
outperforming other vacation area markets.
Structure of Target Market: main competitors, suppliers, other companies: While
other destinations exist to visit throughout the world, none offers such a dynamically
packaged and innovative approach to education, culture, business, luxury, recreation,
relaxation, and eco-tourism. Three local hotels, Raffles Le Royal, Cambodiana, and
InterContinental are considered to be 5-Star, though none compare; nor do they offer the
Environmental Sensitivity and Humanitarian Connection. Hotel De la Paix in Siem Reap
has a somewhat similar concept, however they are not located in the capital city and the
hotel does not take into consideration environmental issues.
Market Size and the Market Potential: In 2007, foreign visitors to Angkor Wat alone hit
almost 4 million. 50% of visitor arrivals are to Angkor, and most of the remainder to
Phnom Penh. The market is characterized by a severe supply/demand imbalance resulting
from favorable climate conditions and from increasing demand as the Country’s political
reputation stabilizes and popularity has spread worldwide. The resiliency of the Cambodian
market has been demonstrated with demand, rates and occupancies considerably
outperforming other vacation area markets.
What will your product/service cost? Approximate opening of $150-350/day for the
Hotel and selling price of $150,000 for the Dharmasala Trade homes and $250,000 for the
Skyline Drive Homes. Rooms in stilt construction within the site will be priced to
accommodate back-packing crowds between $15-45.
The total per-key cost for the 121 units of the Humanitarian Hotel and Homes is
approximately $115,000. This amount includes all development, construction and opening
costs for the entire mixed-use program, less estimated land allocations to the for-sale Trade
Homes and Skyline Drive Homes. The 17 Trade and 18 Skyline 255sqm homes are eco-
amphibious, flexible pvc and have 2-3 bedrooms and 2 baths, organized around private
1. US Department of State. Country Profile of Cambodia. Accessed July 26, 2006.
2. San Miguel eyes projects in Laos, Cambodia, Myanmar
3. Royal Government of Cambodia. Tourist statistics. Accessed July 24, 2006.
33. Sapone 33
central courtyards or along the community pilot strip. When not using homes, the owner’s
have the option of placing them into a rental program administered by the Hotel, retaining
50% of the revenues. The homes can be converted into two smaller units vies-a-vies a lock-
off.
At a $200,000 average sales price, the for-sale component is projected to generate gross sales
revenue of $7 million and pre-tax cash flow of $3 million.
No speculative building is planned for this development, sales will be made from a model
and construction of units will only follow receipt of initial deposits. The project has a
projected 18-month timetable.
Skyline Drive and the Dharmasala Trade Homes produce substantial cash flow during the
early stages of the project while the Hotel is building towards stabilization.
Sales Target: To safely achieve the sales targets, I have calculated the hotel capacity at 50%
and found that a substantial profit can be achieved, whereby providing for the School and
Mentorship program as well as the allocation of funds to future humanitarian hotel projects
around the world.
Also, in Phnom Penh many foreigners live and work in the non-profit, medical and business
sector. A portion of the hotel rooms can be allotted to Service Apartments as this demand
has been presented.
Inform Potential Customers: Creative Marketing., Internet, Print, Video Media
SWOT analysis
Indicate the internal strengths and weaknesses of the person, the product and the company.
Name the external opportunities and threats presented by the market, consumers, the
economy, etc.
STRENGTHS WEAKNESSES
Capable Financial Resources
Innovative Local Lack of Knowledge
Helping Local Local Skills
Ecological Products Local Safety Practice
Humanitarian Services First Project of Its Kind
Market Position
Profitable
Spurs Economic Development
THREATS OPPORTUNITIES
Economy Strategic Alliance
Lose Key Staff Developed Countries helping Developing
Cash Flow Countries
Minimal Corruption, though existing Developed Countries Learning from
Decreasing Profits Developing Countries
Increased Knowledge
Increased Skills and Safety Practice
Spur Economic Development
34. Sapone 34
I will hire experts and advisors in the fields of local law and international contracts, a
construction cost estimator, a construction contractor, engineer, surveyor, boat
manufacturer, ecologist and hydrologist. Also, local Cambodians will work on and manage
the project. In addition, to creating the curriculum for students with the aid of local NGO's
and teachers worldwide; I will secure the land, seek further investors and lay the
foundations.
Programmatic Analysis:
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Fig 13. The Pearl Village Profile, Programmatic Analysis p. 33-36
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Fig 14. One of Best Current Technology NGO Educational Facilities, Phnom Penh
Fig 15. Children at the NGO Educational Facility, Phnom Penh
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Fig 16. The NGO Educational Facility, Phnom Penh
Fig 17. Children at the NGO Educational Facility, Phnom Penh
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Fig 18. Computer Station at the NGO Educational Facility , Phnom Penh
Fig 19. The NGO Educational Facility, Phnom Penh
41. Sapone 41
Fig 20. Outside the Royal Palace, Phnom Penh
Design Objectives:
My Design Objectives are to create this project in an architectural manner; finance and
develop the project thereafter. Thus, this section takes the form of a Business Plan.
The Pearl Humanitarian Hotel and School
Project Summary and Investment Overview
Project Description:
The Pearl Humanitarian Hotel is an eco-friendly holistic 121 Unit Luxury Resort
Hotel and Integrated Educational Facility for Poverty - Stricken Children in Phnom
Penh, Cambodia. This Multi-Purpose Project is comprised of three components, the
hotel, the school, and the homes. The hotel is a 121 unit luxury hotel built of locally
crafted, sustainable design modules with materials indigenous to the region. The
school is an educational facility for poverty – stricken children, especially children at
high risk of becoming victim to prostitution trafficking. The School will take the
form of the Cambodian Library. Structures conventionally known as “libraries” are
common features of Khmer temple architecture, but their true purpose remains unknown.
42. Sapone 42
Freestanding buildings, they were normally placed in pairs on either side of the entrance to
an enclosure, opening to the west. 4 The homes are 35 for-sale residential homes; 17 of
these homes are for the purpose of fractional ownership, mainly to bring in trades
viable for the production of a sustainable community. The 18 remaining homes with
guest suites will be constructed on Skyline Drive. Each home will have a private
airplane hangar. At the heart of the community is a Buddhist Temple. Amidst the
community is Bella’s Hariti fine dining organic restaurant. Hariti was worshipped in all
early Buddhist monasteries. She was represented as a mother goddess holding a child with
others around her. The goddess protective of children is also the goddess against illnesses
and diseases. 5 Surrounding Bella’s Hariti is an organic herb and vegetable garden.
Beyond the Buddhist Temple and Bella’s Hariti and within the property is Bella’s
natural pool created from the hollowing of earthen laterite, which is used to construct
the foundations and parts of the buildings. Angkorian builders used laterite, a clay that is
soft when taken from the ground but that hardens when exposed to the sun, for foundations
and other hidden parts of the buildings. Because the surface of laterite is uneven, it was not
suitable for decorative carvings, unless first dressed with stucco. Laterite was more
commonly used in Khmer provinces than at Angkor itself. 6 In axial alignment with the
pool is the Resort’s spiritual oasis and spa. The property will be operated as a single
hospitality entity.
Construction is scheduled to commence in 4Q-10 with completion and project opening in
4Q-11.
Capital Structure:
The Pearl Ecological Humanitarian Hotel and School will finalize its $23.025 million capital
structure.
The summary terms of the capital structure are:
- Total Size of Financing: $21.025 million
- Land Cost: $3.5 million
- Senior Loan: $8.875 million
- Letter of Credit Securing Senior Loan: $.875 million
- Preferred Equity: $5.5 million
- Equity (total): $17.525 million
o Invested (A&D stage): $4.125 million
4. Freeman and Jacques, Ancient Angkor, p.30.
5. I. Johne, Ein Medaillon mit einer Hariti, Darstellung im Museum fur Indische Kunst. Indo-Asiatische Zeitschrift., 6/7 Berlin, 2003,
pp. 48-57; I., JOHNE, Pancika or Pharro? Berliner Indologische Studien. 15/16/17 Reinbeck, 2004, PP. 421-438
6. Freeman and Jacques, Ancient Angkor, p.29.
43. Sapone 43
o Committed (construction stage): $13.9 million
Trust - $9.4 million
Hotel Management Co. - $3.0 million
School Management Co. - $1.5 million
Location: Pearl Humanitarian Hotel and School is Located in the Capital
of Cambodia, Phnom Penh.
Situated at the confluence of the Mekong, Bassac and Tonle Sap Rivers,
Cambodia’s capital, Phnom Penh has a population of approximately two million
people. Despite some dilapidation resulting from decades of war, the city retains
its traditional Khmer and colonial charm. French villas along tree-lined
boulevards remind the visitor that the city was once considered a gem of Southeast
Asia. Double-digit economic growth rates in recent years have triggered an
economic boom, with new hotels, restaurants and residential buildings springing up
around the city. Phnom Penh’s wealth of historical and cultural sites makes it a
very popular tourist destination. 7
Project History: On the Riverfront, Phnom Penh’s South National Road 1, 4Km
from the City Center, on the East side of the new Japanese
Bridge South under-construction and scheduled to open
November 2009, en-route to Ho Chi Minh City, Vietnam: A Site
poised in the Direction of Urban Growth. Phnom Penh: In a City
at the Confluence of 4 Rivers. Cambodia: In a Country juxtaposed
between a recent turbulent War depopulating ¼ of the people,
especially those with skills and ‘Know-How’. And a more ancient
past filled with Architectural Wonder, Hydraulic Innovation and
Urban Development unparalleled. Asia: On a Continent at the Apex
of Change, Influx, Technology, SuperGrowth and Movement.
Entitlements processing, pre-construction development and Use
Permit approval will be achieved with the direction of local
Cambodian builders, officials, and contacts, culminating with
certification of build-out prior to the commencement of on-site
construction.
Project Program: The Pearl Humanitarian Hotel will contain all permits and uses
necessary for an extraordinary development.
7. http://en.wikipedia.org/wiki/Phnom_Penh#Economy
44. Sapone 44
The project includes:
- 121 ‘house of fire’ rest accommodations each with modern
amenities, 11 - 17 square meter private garden patios and outdoor
shower
o 17 rest house units – 10 x 12 meter family suites
o 17 rest house units – 8 x 8 meter private suites
o 34 rest house units – 5 x 6 meter deluxe standard
rooms
o 53 rest house units – 4 x 4 meter standard rooms
- 760 square meter entry gopura reception building
- ‘The Library’: A pair of Freestanding Buildings at the entry to
provide education to local Cambodian Children
- 2 food and beverage outlets including a 100 seat public cafeteria
“bella’s hariti” (1,100 square meter building area); and a private
neighborhood restaurant “bella casa” with indoor and outdoor
dining spaces for approximately 80 seats, to be utilized by hotel
guests, students and homeowners only (760 square meters)
- 3rd outlet is a 48 seat public “bella viti” room with private dining
(180 square meters.)
- 500 square meter full service spa with gardens
- 1,100 square meters of flexible banquet / meeting space
- 3 outdoor swimming pools; the main pool and 2 secondary pools;
1 for learning to swim; and the 2nd hot/cold treatment pool for
spa
- 250 square meter Fitness Room and outdoor meandering
pathways
- 250 square meter specialty food, wine retail, boutique with post
office
- 760 square meter public square with herb, vegetable and
botanical garden
45. Sapone 45
Site / Location: Downtown Phnom Penh, Cambodia, South East Asia
The country borders Thailand to its west and northwest, Laos to its
northeast, and Vietnam to its east and southeast. In the south, Cambodia faces
the Gulf of Thailand. The geography of Cambodia is dominated by the Mekong
river (colloquial Khmer: Tonle Thom or "the great river") and the Tonlé Sap
("the fresh water lake"), an important source of fish. 8
Market and Phnom Penh, like other Asian-City tourist destinations, is in the
midst
Positioning: of rapid change. Over the past few years the number of restaurants
and hotels has grown considerably and in the last year there had been
a huge increase in the number of visitors. There are now direct daily
flights from several Asian cities and three overland border crossing
have opened since 1998. Even travel within the country is easier with
several airlines flying domestic routes, regular bus service to major
cities like Sihanouk Ville and Kampong Cham and road conditions
throughout the country have been gradually improving. Cambodia is
becoming easier to visit every day. 9
The total area in Phnom Penh is 375 Km2. With 1.3 million
inhabitants, the population growth rate is 3.2% per year about 40,000
inhab./year (NIS-1998) or about 8.000 families/year.
Phnom Penh includes 7 Districts, 76 Communes, and 637 Villages.
It is classified as the 314th city in the world. 10
Phnom Penh, once known as the “Pearl of Asia, is a significant
global and domestic tourist destination. Along with Siem Reap,
Phnom Penh is considered among the strongest and most resilient
hospitality markets in the World. Cambodia's main industries are
garments, tourism, and construction. The tourism industry is the
country's second-greatest source of hard currency after the textile
industry. 11 In 2007, foreign visitors to Angkor Wat alone hit almost 4
million. 12 50% of visitor arrivals are to Angkor, and most of the
remainder to Phnom Penh. 13 The market is characterized by a severe
supply/demand imbalance resulting from favorable climate
conditions and from increasing demand as the Country’s political
reputation stabilizes and popularity has spread worldwide. These
factors are widely expected to continue, providing a highly favorable
8. http://en.wikipedia.org/wiki/Cambodia"
9. http://www.phnompenh.gov.kh/english/introduction1.html
10. http://www.phnompenh.gov.kh/english/Master_Plans/Project_DMPP.htm
11. US Department of State. Country Profile of Cambodia. Accessed July 26, 2006.
12. San Miguel eyes projects in Laos, Cambodia, Myanmar
13. Royal Government of Cambodia. Tourist statistics. Accessed July 24, 2006.
46. Sapone 46
environment for hospitality properties. The resiliency of the
Cambodian market has been demonstrated despite former political
and civil strife, with demand, rates and occupancies considerably
outperforming other vacation area markets.
The project draws on the rich heritage of the land, traditions and
architecture of the region to create a distinct sense of community,
reminiscent of a Cambodian vernacular style village of the late 12th
century monarch Jayavarman VII: Ta Prohm, Preah Kahn, Banteay
Kdei and Banteay Chhmar, yet reinvented to fit modern climate,
ecological and human needs. The ambiance will be rural and
unpretentious, yet with all construction and materials of very high
quality. The rest houses are forms of House of Fire or Dharmasala.
Originally, these functioned as a “rest house for travelers”. An
inscription at Preah Khan tells of 121 such rest houses lining the
highways into Angkor. The Chinese traveler Zhou Daguan
expressed his admiration for these rest houses when he visited
Angkor in 1296 A.D. 14 Each will enjoy a very high degree of privacy,
but there will also be generous amounts of well-landscaped public
open space. Architecture, land planning and landscape design is
provided for MArch Thesis with comments from designers and
architects of highly acclaimed design firms and refined thereafter.
Feasibility: Approximate opening of $150 - $350 for the Hotel room and selling
price of $150,000 for the Dharmasala Trade homes and $250,000 for
the Skyline Drive Homes.
Dharmasala The 17 luxury detached Trade Homes have 3 bedrooms and 2
Trade Homes: baths, fireplaces, a great room and rooftop decks. The 255 square
meter homes are each organized around a private central courtyard.
The land underneath the homes will be under a long term lease with
the Hotel ownership entity as lessor. Owner’s will have access to
Hotel amenities. When not using their homes, the owner’s will have
the option of placing them into a rental program administered by the
Hotel, which retains 50% of the revenues. The homes can be
converted into two smaller units vies-a-vies a lock-off.
At a $200,000 average sales price, the for-sale component is projected
to generate gross sales revenue of $7 million and pre-tax cash flow of
$3 million.
14. Coedès, Pour mieux comprendre Angkor, p.197f.
47. Sapone 47
Skyline Drive The 18 luxury detached Dhamasala Skyline Drive Community
Homes: Homes have 3 bedrooms and 3.5 baths and a guest suite option for
pilots complete with fireplaces, a great room and rooftop decks. The
255 square meter homes are each organized along the community
take-off & landing strip.
No speculative building is planned for this development, sales will be
made from a model and construction of units will only follow receipt
of initial deposits. The project has a projected 18-month timetable.
Skyline Drive and the Dharmasala Trade Homes produce substantial
cash flow during the early stages of the project while the Hotel is
building towards stabilization.
Entitlements, Entitlements for Bella Humanitarian Hotel will be received in 3Q-09,
Construction and and a construction loan will close in 1Q-10 with construction
Phasing: commencing immediately thereafter, based on building permits,
which will be in-hand at this time.
Entitlements, Construction and Phasing:
Schedule 2/3/4Q-09 1/2Q-10 3/4Q-10 1Q-11 2Q-11 3Q-11 4Q-11 1Q-12 2Q-12
The Pearl Reconnaissan Construction
Humanitarian ce Visit / Documents
Hotel Design and
Financing
Thesis
Presentation
Phnom Penh,
Cambodia
Design
Review
Land Construction
Acquisitions /
Entitlements
Use Permit
Pre-
Construction
Meeting
‘Dharmasala’
Trade Homes
Pre- Constru
Constru ction of
48. Sapone 48
ction (17)
Trade
Homes,
based
on Pre-
Sales
The ‘Library’ School
Gopura Reception, Rest ‘house of fire’ Phase 1
Bella’s Hariti, Buddha Temple & Spa
Pre-Construction Construction Opening /
Op(12 mts
from start
of
constructi
on)
Entitlements, Construction and Phasing Cont.:
Schedule 2/3/4Q-09 1/2Q-10 3/4Q-10 1Q-11 2Q-11 3Q-11 4Q-11 1Q-12 2Q-12
Rest ‘House of Fire’ Phase 2
Bella Viti, Gardens
B Knot Boutique & Retail
Pre-Construction Construction of 24
detached and all other
Program
Opening /
Operations
Amphibious
Homes
Construction
Phased Sales / Deliveries Construction of Opening /
(18) Skyline Operations
Drive, based on
Pre-Sales
Loan Funding for The Pearl Humanitarian Hotel Reconnaissance
Visit, Schematic, Design Development, and Construction Documents,
and Engineering began 1Q-09. Loan Funding for Acquisition and
49. Sapone 49
Entitlements is expected to begin 3Q-09. Loan Funding for
Permitting and Construction is expected to begin 1Q-10. The
construction plan anticipates an accelerated construction of the Hotel
‘house of fire’ rest accomodations in the The Pearl Humanitarian
property, resulting in a complete hotel with the first 97 units, Local
School for Youth Education, Mentorships and Trades, Reception,
Spa, Hotel Guest Dining and Student Dining Facility, and Bella Viti
Restaurant will open in 1Q-11. The remaining 24 units, retail
facilities and other aspects of the The Pearl Humanitarian program
will open in 2Q-11, approximately six months later.
Construction contracts for the Hotel will be finalized, based on bids
received from all key construction trades and non-construction
vendors in Phnom Penh and local areas. All work on the project will
be contracted using Open-Book, Guaranteed Maximum Price or
Fixed Price contracts. The construction phase is twelve months
pursuant to the approved construction schedule.
Per Key Cost: The total per-key cost for the 121 units of the Humanitarian Hotel
and Homes is approximately $115,000. This amount includes all
development, construction and opening costs for the entire mixed-
use program, less estimated land allocations to the for-sale Trade
Homes and Skyline Drive Homes.
Estimating hotel capacity safely at 50% found that a substantial profit
can be achieved, whereby providing for the School and Mentorship
program as well as the allocation of funds to future humanitarian
hotel projects around the world.
In Phnom Penh many ex-patriots live and work in the non-profit,
medical and business sector. A portion of the hotel rooms can be
allotted to Service Apartments as this demand has been presented.
Key Development Team Members:
LLC Manager / Developer
Land Planning and Architecture
Landscape Architect
Interior Design
General Contractor
Construction Stage A construction financing commitment for The Pearl
Financing Requirements Humanitarian Hotel and Homes will be in place with (place
50. Sapone 50
based subsidiary of a major foreign bank). The $8.5 million
commitment provides for the acquisition of the land. The
acquisition loan will be successfully participated and is
scheduled to close 2Q-09. The $22.4 million commitment
provides for construction and mini-perm financing of $20
million for the Hotel plus a $2.4 million revolving facility for
the Homes and Skyline Drive. The construction loan will be
successfully participated and is scheduled to close in 4Q-09.
The total equity and mezzanine requirements are $16.625
million. Excluding the $750,000 startup investment required.
Interested Parties: Interested parties can arrange for a site visit and tour of the
prototype rest ‘house of fire’. A financial package and
complete due diligence materials will be provided to qualified
prospective buyers. Please Contact:
Manager
The Pearl Humanitarian Hotel and School
info@bellahumanitariangroup.com
sarah.sapone@gmail.com
The investment represents a turnkey opportunity to
participate in the creation and ownership of an upscale Bella
Humanitarian Group Resort Property – a truly privileged
asset in one of the World’s oldest heritage, prestigious and
resilient markets.
51. Sapone 51
Travel Sketches:
TS 1. Ankgor, Cambodia Field Sketch
TS 2. Preah Khan, Double Height Round Column, Sacred Sword, North Elevation
52. Sapone 52
TS 3. Preah Khan, Double Height Round Column, Sacred Sword, East Elevation
53. Sapone 53
TS 4. Preah Khan, Temple for Buddhist Gods, Southwest Quadrant, West Elevation
54. Sapone 54
TS 5. Preah Khan, Dharmasala, Rest House, Southeast Quadrant, North Elevation
TS 6. Preah Khan, Dharmasala, Rest House, Southeast Quadrant, Plan
55. Sapone 55
TS 7. Preah Khan, Temple for Buddhist Gods, Northeast Quadrant, East Elevation
56. Sapone 56
Appendices:
I. Project of the Development Master Plan of Phnom Penh
Preah Khan was built in the ancient Capital City of Angkor. Since that time the
Capital City of Cambodia has moved first to Udong and now the current Capital City is
Phnom Penh. Thus the Capital City, Phnom Penh is the logical place to propose this
Project. Moreover, many of the local residents have not had the opportunity to visit the
Ancient Capital of Angkor now located in close proximity to Siem Reap. Furthermore,
these same residents who have never visited the Ancient Capital have aspirations of
being Tour Guides in Angkor. While, this is fantastic, after speaking with so many locals,
and learning that more than 98% of them share the same highest Aspiration ie. Tour
Guide. It seems to me that, as our world becomes increasingly globalised and integrated,
why should an entire population not have goals to become Doctors, Lawyers, Diplomats,
Architects, Engineers, Teachers or Hydrologists?
Project of The Development
Master Plan of Phnom Penh
Total area : 375 Km2
Inhabitants : 1.300.300
Yearly population growth: 4%
Administrative Division :
+ 7 Districts
+76 Communes
+637 Villages
57. Sapone 57
Challenges:
1-Socio-Economic Development
2-World Integration and Physical Infrastructure
3-Environment Preservation
4-Land use Optimization and Efficiency Towards Public Servitudes
5- Housing Policy and Poverty reduction
1-Socio-Economic Development
Urban Population
-One of the Capital Cities with 1.3 million
inhabitants. It is classified the 314 the city in the
world.
-Population growth rate=3.2% per year about 40.000
inhab./year (NIS-1998) or about 8.000 families/year.
-GNP US$ 830 per capita , 80 times less than
Thailand and Singapore.
Métropole , Agglomération , Municipalité 2000 - 2020
Source : Institut National de la Statistique ( INS ) , JICA and BAU
Municipalité Agglomaration Métropole
Population
source : INS Source : INS Source : JICA+BAU
1998 1039607 1077853 1333992
2000 1114479 1165244 1430066
2005 1313851 1403712 1685894
2010 1529301 1670230 1962353
2015 1753840 1958914 2250475
2020 1983104 2266289 2544659
58. Sapone 58
2-World Integration and Physical Infrastructure
-Phnom Penh-centre of Service for 6 million people
in the range of 100Km. It is half of the whole
Population of the country. (in the same range:
Bangkok-9millions, Hanoi-8millions, HCM-
7millions, KL-4millions, Singapore-4millions)
-By 2020 the number of that population will increase
double.
Economic Integration
Growth economic corridor :
-West-East axe
Bangkok-Phnom Penh-Ho Chi Minh (NR1,NR2,
NR5,NR6, Railways, Airway)
-North-South axe
Sihanouk Ville (Port)-Phnom Penh- Upper Mekong
region (NR3, NR4, NR7, Railway, Mekong
Navigation etc.)
59. Sapone 59
Railway
Connections between Phnom Penh and Thailand
and Sihanouk Ville are in use.
Asean Railway is planned to connect Phnom Penh to
the rest of the world.
We need to improve the rail and transportation
condition.
Road network and Logistic Organization
-Dry port at Samrong Triangle
-Dry ports at all city gates
-Road network connects Phnom Penh to all
provinces.
60. Sapone 60
Current Land use
Total area of the capital city is about 375km3 :
- 80% natural lake and agriculture.
- 20% urban area = 6200ha
- Medium density: 130 inhab./ha (500inhab./ha in
the centre and 50 inhab./in the suburb.)
Housing Policy
Following the rapid growth of about 10.000 families per year, so the city need to:
1-To promote the investment on housing development esp. for the poor.
2-To improve roads and other infrastructure system in the suburb area that could absorb 90% of urban growth.
3-To implement the land reform and social land concession, land sharing and relocation with private partners.
4-To encourage the development of dwellings for lease .
5-To encourage the poor communities to rehabilitate their old settlements with the low rate loan and banking
system reform.
61. Sapone 61
Strategic Orientation
1-To define the maximum reserved area for future
infrastructure system
-future extension of airport,
-port,
-reserved area for ASEAN railway station at
Samrong district,
-Dry ports, and
-other reserved space for future transportation
networks .
Strategic Orientation
2-To define the state land : -lakes, -canals, -rail way, -
roads and -green area.
62. Sapone 62
Strategic Orientation
3-To create the new urban centers to prevent urban sprawl and anarchic urbanization and to promote the
development in the suburban area, which are able to absorb the rapid urban growth and so that people will live
next to their jobs.
Secondary Poles
Secondary centers based On the local potentiality and
future city extension :
-Chom Chao,
-Chroy Changvar,
-Chbar Ampove,
-Takmao,
-Prek Phnov
Secondary Center
Strategic Orientation
4-To extend the city within the radius of 30km
around the old centre.
5-To enhance public-private partnership to promote
investment on housing development and improve
land market.
63. Sapone 63
Strategic Orientation
6-To enhance the identity of the city as well as the
landscape (garden city) by preserving the existing
traditional villages around the city, to develop and
preserve the natural green system to ensure the
quality of environment following the greenery master
plan.
Blue belt- City Hydrological System
65. Sapone 65
II. The Mekong Source and Local Chaktomuk Junction
Environmental, Hydrological and Morphological Phenomenon
The Mekong sources in icy wastes of eastern Tibetan Plateau and flows south and east
through – China, Myanmar, Thailand, Laos, Cambodia and Vietnam, emptying into the
South China Sea through a wide delta south of Ho Chi Minh City (Saigon). It holds
significance as a natural boundary. Unpredictable waters and shifting bed make fording
and bridging almost impossible. This great river has seen the rise and fall of empires and
battles between foes of different races and cultures. Explorers, traders and simple
fisherman and farmers have used the Mekong River for thousands of years. In recent
times, peace has returned and the ordinary life of the river goes on as it always has.
Lancang-Mekong River, Golden Water Course
The Mekong River, also called Lancang River in China, the third largest international
river following the Amazon River and the Nilotic River, is becoming a golden water
course thanks to a joint effort made by China, Laos, Thailand, Myanmar, Cambodia
and Vietnam where this river is flowing through.
Known as "Danube of the Orient", the 4,800-km-long river originates from China and
flows through six counties. The 2,160 km upstream section in China is
known as the Lancang River, which traverses southwest China's Yunnan
Province for more than 1,000 kilometers.
According to statistics from relevant department of Yunnan Province, nearly 200,000
tons of commodities were transported abroad from China through this river in 2000 and
against these there were only about 400 tons of shipment found in 1990. Besides,
outbound Chinese tourists by ship from this river have exceeded 50,000 from nearly
none.
As permitted by China, Laos, Myanmar and Thailand, free passage has been given to
commercial shipments on the 893-km-long Lancang-Mekong River from Simao Port of
China to Louangphrabeng Port of the Laos. Strung along the river are 14 ports and
docks open to commerce according to the "Lancang-Mekong River Merchantman
Navigation Agreement" signed by the four countries said.
As rich in virgin forest and different customs of local minorities along the banks of the
Lancang-Mekong River, Thailand has invested in trans-national tourism in China,
Laos, Myanmar and Thailand, followed by other countries in this region. Therefore, over
100 passenger ships are sailing on the river now.
It is reported that government officials from six countries in the valley of the Lancang-
Mekong River will meet this year to sign a frame agreement on joint development of
shipping and to make out unified river-route technical standard, working process and
various regulations.
By PD Online Staff Deng Gang
Tuesday, February 20, 2001
