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Project Management for IT (COMP09007)

One World Trade Center Freedom Tower

Anthony Devlin B00221119

Billy Kelly B00221414 Martin Logan B00222716

Sean Reilly B00221402 Andrew Skivington B002227494

Date of Submission: 18 April 2012

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Contents 1. Introduction ........................................................................................................................................ 3

2. Terms of Reference ............................................................................................................................. 4

2.1 Project Background ....................................................................................................................... 4

2.2 Objectives...................................................................................................................................... 5

2.3 Constraints .................................................................................................................................... 5

2.4 Scope ............................................................................................................................................. 6

2.5 Key Roles and Responsibilities ...................................................................................................... 7

3. Work Breakdown Structure ................................................................................................................ 8

4 Mind Map ............................................................................................................................................. 8

5. Gantt Chart .......................................................................................................................................... 9

6. Evaluation ......................................................................................................................................... 10

6.1 Successes ..................................................................................................................................... 10

6.2 Criticisms ..................................................................................................................................... 10

6.3 Inaccuracies ................................................................................................................................. 10

6.4 Problems and Setbacks ............................................................................................................... 11

6.5 Assumptions ................................................................................................................................ 12

7. Project Planning Tools ....................................................................................................................... 12

7.1 Gantt Chart Limitations ............................................................................................................... 12

7.2 Earned Value Method (EVM) ...................................................................................................... 12

8. Conclusions ....................................................................................................................................... 13

9. Declaration of Quality Control .......................................................................................................... 13

10. References ...................................................................................................................................... 14

11. Appendices ...................................................................................................................................... 15

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1. Introduction On the morning of September 11th 2001, four coordinated attacks struck areas of Lower

Manhattan and Washington DC which affected everyone around the world. Four planes

across America were hijacked that morning: departing from Boston, New Jersey and

Washington. Two of these planes, United Airline Flight 175 and American Airline Flight 11,

were piloted towards the Twin Towers in Lower Manhattan and crashed into the North Tower

and the South Tower. Both towers came down within two hours after impact which brought

the total death toll, including the passengers on the other two hijacked planes, to 2996

people. This tragic event and the destruction of the buildings led to ideas of a memorial

being built “Ground Zero truly is a unique place of death in many respects. One could argue

that 9/11, with the destruction of the Twin Towers as the pivotal event associated with that

terrorist attack, may have opened a new page in world history. That reason alone makes this

event fairly unique” (Miller, 2011).

After much discussion and debates about the future of the World Trade Center site, plans

were revealed to construct a tower named the Freedom Tower occupying the location of 8-

story 6-World Trade Center. In 2009 it was confirmed that its legal name will be One World

Trade Center (OWTC.). In this report a detailed project plan and critical evaluation will be

carried out based on the design, planning and construction process of the One World Trade

Center

The image below shows the plan layout for the One World Trade Centre (Morelle,2006).

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2. Terms of Reference

2.1 Project Background

The business reasons for constructing the One World Trade Center are:

o Provide office space in the lower Manhattan area o Redevelop derelict space

Problems and difficulties that may face the One World Trade Center after construction are as follows:

o Current economy (businesses do not have the money to spend on expensive office space)

o Empty office space in New York (Competition)

Key historical events and objectives for construction:

o Background of the terrorist attacks o Aim to replace the derelict site o Provide a fitting memorial o Symbol of resistance to terrorism

Influential people, places and events concerning the One World Trade Center

o Port Authority (among others) o Larry Silverstein o Silverstein Properties o Lower Manhattan Development Corporation (LMDC) o Donald Trump o Governor George o Mayor Rudolph Giuliani o Daniel Libeskind o Empire State Development Corporation o Terror Attack o Preliminary Design Contest o Innovative Design Contest o Public Review

Other construction projects working simultaneously:

o Port Authority (The costs for the overall site includes two buildings, rights for two more towers, a memorial and a museum and a $3.4 billion transportation hub.

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2.2 Objectives The new One World Trade center symbolises a bold vision for Lower Manhattan; firstly to remember those who lost their lives during the September 11th terrorist attacks, to renew everyone’s faith in the city, and also rebuild the future. The main objectives include:

Establish a new architectural icon for America

Reassert downtown Manhattan’s pre-eminence as a business centre

Re-establish New York City as the epicentre of high-rise skyscraper design

To serve as a symbol of revitalisation of Lower Manhattan

Create jobs for local residents

Provide valuable office space and facilities for small local businesses

Generate cash flow from tourists, observation deck and restaurant

Generate cash flow from National September 11 Memorial & Museum

The One World Trade Centre also aims to be more environmentally friendly. Their

environmental objectives are as follows;

Use fuel cells to provide clean energy for buildings electricity

Use a waste steam recycling system to produce hot water

Recycle rain water to cool down building

Use ‘Green Concrete’, saves 12 million pounds of carbon monoxide emissions.

Use renewable energy sources, such as hydro and wind power

During construction, use ‘Clean Diesel’ to lower emissions

Use material which does not have any volatile organic compounds

High-efficiency plumbing system to reduce water consumption

Use sustainable wood during construction

2.3 Constraints The main constraints in the construction of the freedom tower include:

The total budget for the construction of the freedom tower is $3.1 billion

The planned opening date is September 2010

Environmentally friendly design

There will be a limit to the number of floors built

Construction work will begin in 2004

Security Systems will be implemented The above points will be discussed in more detail during the evaluation stage.

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2.4 Scope Project Scope Description

The One World Trade Center project includes the Architecture, Design and

Construction of a 104-story complex which will be a memorial to all the victims who

lost their lives in the September 11th attacks in 2001.

Project Acceptance Criteria

The requirements that need to be met are that office spaces are available for use

after installation of internal facilities plus an area for observation and communication

is built into the project plan.

Project Deliverables

Plenty of manpower and resources will be made available in order to complete the

project.

Project Constraints

Due to the initial size of the tower time may cause difficulties.

Project Exclusions

Construction companies will not continue on-going maintenance that may be required

upon completion of the tower.

The Construction of the One World Trade Center is not to exceed construction costs

of $3.1 Billion and that the tower is to be finished by September 2010 so that it can

be opened during the memorial service on 9/11.

Project Assumptions

Assumptions are that support will be provided by project investors and that resources

are made available from investors and shareholders for successful completion of the

project.

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2.5 Key Roles and Responsibilities In order to successfully manage the One World Trade Center it is very important to clearly

define all the roles and responsibilities. All the members of the construction project must be

aware of their responsibilities to ensure that work performed well and to the scope of the

project throughout the construction project. The table below defines the role Architect,

Project Manager and other key persons who are involved in the project.

Role Name Responsible for

Architect David Childs - Collaborating with project manager - Measures concerns of construction team - Works with Contractor and design team

Project Manager Dan Tishman - Clarify duties of project team members - Develop project management plans - Discussing status of project with team

members - Monitor the project budget - Identify issues impacting the project - Ensure Health and Safety in the project - Meets client to update project costs - Provides updates on expected date of

completion Program Director Lynda Tollner - Manage and direct resources and make

decisions regarding the direction of the project

- Establishes resources and ensures the project is properly managed and staffed

Lead Contractor Tishman Construction

- Responsible for supervising the project site and construction work

- Responsible for identifying if the requirement of contract are delivered according to specifications

- Provides regular updates to Project Manager and Director

- Involved in site inspections in conjunction with project manager

Design Consultant Daniel Libeskind - Responsible for supervising construction design elements

- Responsible for meeting with clients, managers and lead contractors to guide the overall design process

- Works with Lead Contractor and Project Manager to ensure the design plan is being following accurately

- Ensures if client approves of all design decisions

- Advises client and project manager of any design decisions that impact the budget of the project

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3. Work Breakdown Structure

4 Mind Map

Higher resolution versions are available in the appendix section.

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5. Gantt Chart

A Higher Resolution of the Table of Dependencies, Work Breakdown Structure, Mind Map

and an example of the Resource Histogram [4] will be available in the Appendix section.

Table of Dependencies [1]

Work Breakdown Structure [2]

Mind Map [3]

Resource Histogram Example [4]

Also find enclosed in the Appendix a Hard Copy of the Gantt Chart.

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6. Evaluation

6.1 Successes The success of the project is primarily built based on the construction of the Freedom Tower.

This success has been shown as the construction workers managed to accomplish the

monumental task of constructing a floor a week (Ibanez, 2011).

Another benefiting factor for the Freedom Tower is that the tower will be a symbol of

remembrance for all those that lost their lives on September 11th 2001. The Freedom Tower

will be the tallest building in America and this is considered an appropriate memorial as no

one will forget the significance of the events that happened that day (Willard, 2011).

6.2 Criticisms Despite these successes research showed that there were many setbacks and criticisms during the planning, design and even construction phase of the project. Many citizens also feel that the Port Authority are being very disrespectful to the NYC and

Manhattan public because the building is on the site of a very tragic incident where

thousands of people were killed and would prefer to see a permanent memorial garden or

park to replace the twin towers.

The construction of the Freedom Tower has received negative views as estate agents, urban

planners and even the general public have expressed that the skyscraper is unnecessary

and a waste of space. This has also led to the tower being re-designed (Bagli, 2010).

The design of the building was criticised not only by architects by the media and the general public as well. (Gerfen, 2006).

6.3 Inaccuracies Shumer stated that, “the original schedules and budgets were unrealistic to begin with. If the

project had gone without a hitch, those dates and costs could never have been met because

they were established at a time before the construction reality on the ground was fully

understood and before the designs of most of the projects were completed.”

(“Port Authority:” 2008).

The projected cost of the tower has soared to $3.8 billion. The original project cost was

$3.1 billion. This was due to a design error and as a result of this the Freedom Tower is the

most expensive building in the world (Schultz, 2012).

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6.4 Problems and Setbacks The construction process of the One World Trade Center was postponed until 2006. This

was because of disagreements between the Port Authority and the developer. Disputes

included money, security and design. However these issues were resolved on the 26th April

2006 with a deal between the developer Larry Silverstein and the Port Authority of New York

and New Jersey (“One World Trade Center” n.d., para. 5).

On the 3rd May 2005 Charles Schumer who is a U.S senator expressed concern about the

following factors affecting the project:

Steel had yet to be ordered

Critics were paying far too much attention to the project which is therefore delaying

the start date of the construction.

The New York Times has also reported that the project leader Kevin M. Rampe has

resigned. (“The Freedom Tower”, n.d., para. 7).

Patrick Foye who is the Port Authority’s executive director said that, “the project had

experienced a further setback. Rain and high winds had delayed construction workers to

build a new floor in the tower.” The authority also voiced concern that there was limited room

for trailers to move upwards with the construction workers. (“Standing Proud:”, 2012).

The early plan of the Freedom Tower was rejected by people as there were fewer floors in

comparison to the original complex. However the floor limit was brought in by Silverstein who

feared that higher floors would increase the chance of a terrorist attack or other incident.

(“One World Trade Center” n.d., para. 5).

Concrete Workers walked off the construction site because of disputes over wages and non-

union workers. However the strike did not delay the project any further

(Nessen & Joseloff, 2011).

The Freedom Tower podium is going through a re-design because of issues associated with

the fabrication of the glazing systems. The glass systems could not be fabricated as planned

which meant architects had to re-design the podium. (“The Freedom Tower”, n.d., para. 7).

In February 2003 Daniel Liebeskind, original design, a collaboration with architect David

Childs, was rejected by the NYPD over security concerns and was redesigned with a

windowless base (Boburg,2012). The project has proceeded despite many objections over

costs, design and accusations of political bias and mismanagement. In fact an audit report

commissioned by the governors of New York & New Jersey has found the Port Authority to

be a ‘Challenged and Dysfunctional Organization’ that has failed to control spiralling costs.

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6.5 Assumptions During the course of our research there were some figures and dates that the group were

unable to retrieve due to the information being confidential or was not made public. Some of

the obstacles included:

Dates for certain tasks

Duration of tasks

Resources used

Predecessors

Budgets and Actual costs

Milestones

Timescales

7. Project Planning Tools

7.1 Gantt Chart Limitations The Gantt Chart is reliable on the work breakdown structure being complete. If any

information is missing from the work breakdown structure the Gantt Chart does not inform

the user.

The Gantt Chart is only appropriate for smaller projects. Larger projects that contain a lot of

dependences will therefore result in a chart which is difficult to read and manage.

The Freedom Tower project will have many smaller

Gantt Charts over many departments as it will be

easier to identify tasks that each department is

assigned to complete. In the group’s experience it

was assumed that the all the tasks were to be

included into one table of dependences. Once

encountering a difficulty during the allocation process

it was soon realised that splitting up the table of

dependences into smaller groups will make it easier

to manage.

The three factors that can affect projects are cost,

time and scope. The Gantt Chart mainly focuses on time. Based on assumptions there was

miscommunication of time and cost based on the Gantt chart. Originally $3.1 billion was

issued to the construction companies as this budget seemed fitting in order to complete the

tasks on the Gantt Chart. (“Gantt Chart, n.d. para. 8).

7.2 Earned Value Method (EVM) Earned Value Method (EVM) has three main issues which include that EVM does not

measure the quality of a project rather than it measures progress. After much reconnoitering

it was decided that this method would not be suitable as the Gantt chart is the teams chosen

method of measuring progress.

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8. Conclusions Currently the Freedom Tower is scheduled to be opened in Spring 2013 with some interior

work to be carried out in 2012. This building has major significance on a world wide scale

because it serves as an important memorial to the tragic event that occurred there. It is

therefore a significant global monument that will commemorate what happened on

September 11th 2001.

9. Declaration of Quality Control

Task Number Task Author(s) Date Signature(s)

1 Introduction Andrew Skivington

02.03.12

2 Terms of Reference

Billy Kelly, Martin Logan, Sean Reilly &

Andrew Skivington

13.03.12

3 Work Breakdown Structure

Anthony Devlin 16.03.12

4 Mind Map Anthony Devlin 16.03.12

5 Gantt Chart Anthony Devlin, Billy Kelly,

Sean Reilly & Andrew

Skivington

04.04.12

6 Evaluation Billy Kelly, Martin Logan &

Sean Reilly

10.04.12

7 Project Planning Tools

Billy Kelly, Martin Logan &

Sean Reilly

17.04.12

8 Conclusions Martin Logan 17.04.12

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10. References Bagli, C.V. (2010). As Tower Rises, So Do Efforts To Buy In. Retrieved April 3, 2012, from http://www.nytimes.com/2010/04/24/nyregion/24zero.html?_r=3 Boburg, S. (2012). Audit calls Port Authority ‘dysfunctional’ and puts cost of new WTC at $14.8 billion. Retrieved April 9, 2012, from http://www.northjersey.com/recap/020712_Audit_Port_Authority_challenged_and_dysfunctional.html Port Authority: WTC Redevelopment to Cost at Least $17B, Freedom Tower Delayed. (2008). Commercial Property Executive. Retrieved April 4, 2012, from http://www.cpexecutive.com/regions/port-authority-wtc-redevelopment-to-cost-at-least-17b-freedom-tower-delayed/ Gantt Chart. (n.d.). Wikipedia. Retrieved April 9, 2012, from http://www.northjersey.com/recap/020712_Audit_Port_Authority_challenged_and_dysfunctional.html Gerfen, K. (2006). Freedom tower unveiled again. Architecture. 95(8), 16. Ibanez, N. (2011). A look at the Freedom Tower on 9/11. Retrieved April 3, 2012, from http://www.businessreviewusa.com/business_leaders/a-look-at-freedom-tower-on-911 Miller, E.D (2011). Finding meaning at Ground Zero for future generations: some reflections a decade after 9/11. International Social Scientist Review. 86(3-4), 113. Morelle, R. (2006). Building a skyscraper after 9/11. Retrieved April 1, 2012, from http://news.bbc.co.uk/1/hi/technology/5282810.stm Nessen, S. & Joseloff, M. (2011). World Trade Center Workers Walk Off Job for Second Day. Retrieved April 6, 2012, from http://www.wnyc.org/blogs/wnyc-news-blog/2011/aug/02/world-trade-center-workers-walk-job-second-day/ One World Trade Center. (n.d.). Wikipedia. Retrieved April 4 2012, from http://en.wikipedia.org/wiki/One_World_Trade_Center#cite_note-WSJPriceTag-1 Schultz, J. (2012). New World Trade Center Set To Be World’s Most Expensive Building. Retrieved April 4, 2012, from http://newyork.ibtimes.com/articles/291469/20120201/new-world-trade-center-expensive-building.htm Standing Proud: Freedom Tower rises above lower Manhattan’s skyline where once the Twin Towers stood. (2012). Mail Online. Retrieved April 5 2012 from http://www.dailymail.co.uk/news/article-2091979/Freedom-Tower-rises-lower-Manhattans-skyline--theres-20-storeys-go.html The Freedom Tower. (n.d.). Glass Steel and Stone. Retrieved April 5, 2012, from http://www.glasssteelandstone.com/BuildingDetail/439.php Willard, L. (2011). 1 World Trade Center. Retrieved April 3, 2012, from http://www.sheknows.com/living/articles/841243/freedom-tower-americas-tallest-building

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11. Appendices Appendix [1]

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Appendix [2]

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Appendix [3]

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Appendix [4]