Background
In November 2023, Members of The Royal Selangor Golf Club (RSGC) passed a resolution to upgrade the golf courses with a budget of RM59 million. In December 2023, a Project Steering Committee (PSC) was formed to spearhead this golf course upgrading project.
What has the PSC been working on since December 2023? This article aims to provide some insight into the multifaceted nature of the project, shedding light on the many layers of complexity and changes, which has resulted in delays.
Expanded Scope of the Upgrade
While the original parkland layout will be preserved, the project initially focused on upgrading several critical aspects of the golf course. Some greens may be altered, with the rest restored to their original size, and some bunkers eliminated or reconstructed. The fairways may also be reshaped, but these changes were originally intended to be minimal.
A key thrust of the golf course upgrading project involves replacing the grass on the greens with an Ultradwarf Zoysia variety, which thrives in Malaysia’s hot climate and requires less sunlight. This grass will be more resilient and sustainable over time. Additionally, the fairways (including the first cut of rough) will be re-grassed with a Zoysia Matrella variety, which offers better ball positioning and improves playability. Sand capping will be applied to the fairways to improve drainage, with a four to six-inch layer of sand, and subsoil drainage systems will be added to both the fairways and rough to reduce sogginess and improve playability year-round. The lakes on the course will undergo desilting. This process will improve their water-holding capacity and ensure that the lakes can manage heavy rainfall without negatively impacting surrounding areas.
A second key thrust of the golf course upgrading project involves the bunker redesign. Sand washout from heavy rainfall was a persistent issue, leading to increased maintenance. With the expertise of the golf course architect, the PSC eliminated several bunkers and redesigned others in a way that minimises sand washout and maintenance. The redesign also includes installing new bunker liners to retain sand and reduce the need for constant upkeep.
Initially, the project followed the ‘original grass line’ from the 2005 reconstruction, leaving cow grass as the rough. The original plan at a budget of RM59 million, is based on the original grass line. However, the cow grass areas which tend to become extremely soggy during the wet season, detracted from the playing experience. To address this, the project scope was expanded to include an ‘enhanced grass line’, replacing more cow grass areas with Zoysia Matrella. Thus, more areas would be sand capped as well, which would enhance the playing experience during the wet season. This change to an enhanced grass line is a significant detraction from the original grass line. To account for these changes, PSC asked consultants, including the architect, engineers, and quantity surveyor (QS), to provide another set of detailed plans and to quantify the additional quantities of sand and grass which would result in additional costs. This complexity has led to delays beyond the original timeline.
Rising Costs
Several factors have contributed to the escalating costs of the project. The COVID-19 pandemic triggered global inflation, supply chain disruptions, and increased demand for construction materials, all of which have driven up prices for both materials and labour. Notably, the cost of specialised sand from Perak, which must meet USGA standards, has risen by at least 30 percent. Additionally, Malaysian policy changes such as the introduction of minimum wage laws and the removal of diesel subsidies have also pushed costs up.
As a result, the original budget became outdated as costs continued to rise. The current estimated cost based on the original grass line specifications is now nearing RM64 million, primarily due to the increased costs of items like sand and grass. If the enhanced grass line is included, the total cost will be even higher.
Given the current environment of rising prices, it is crucial that adequate contingencies are included in the budget to account for still uncertain factors. For example, over the years, RSGC has put in many thousands of metres of sub soil drainage to mitigate the soggy fairways during the wet season. Some assumptions have been made about the number of these sub soil pipes that need to be replaced and/or repaired but we do not know the exact quantities until we dig up the fairway and take a look.
Navigating Challenges Resulted in Delays
The project has not only been complicated by rising costs and expanded scope of upgrade but also by several logistical challenges. The QS needed time to come up with the estimate quantities and cost estimation due to the two design options (original grass line and enhanced grass lines).
Another key challenge has been deciding whether to choose a contractor company or a construction management company. A pre-qualification exercise was carried out to identify qualified golf course contractors, with the expertise to handle the specialised requirements of a golf course upgrade. The lack of suitable candidates meant that additional time was required to identify candidates with the right capabilities and experience for the job. On PSC’s recommendation, TC has now approved a well-qualified construction management company to oversee the project. This would also allow the appointment of different contractors for the relevant trades and also the possibility of using owner supplied materials.
The sand samples we intend to use for the golf course upgrading had to be sent to the USA for testing to ensure the depth of sand capping provides sufficient drainage during wet weather and sufficient moisture for the grass during dry weather, further delaying the process. PSC wanted a more scientific approach to ascertaining the sand size (mesh) and the sand capped depth.
In response to rising costs, RSGC is looking to purchase materials like sand and grass directly from suppliers. However, suppliers have struggled to provide accurate pricing in this environment. While this move aimed to mitigate the risk of future cost increases, it added challenges related to storage and quality control, as the PSC needed to ensure that the materials would meet specifications when delivered.
Course closures during construction have also been a delicate issue. To minimise disruption, RSGC has opted to close nine holes at a time, keeping 27 holes open for play. While closing 18 holes at once might have been easier from a construction perspective, the decision to keep 27 holes open had to take into account factors such as grass grow-in periods, sequencing of work, materials storage and the logistics of construction.
Conclusion
The RSGC Golf Course upgrading project has turned out to be far more challenging than initially anticipated. Rising costs, evolving design requirements, and logistical hurdles have led to delays. In addition, there have been material increases in costs in recent times from the COVID years and policy changes in Malaysia.
The goal remains the same; to deliver a golf course that meets the high standards expected by RSGC Members. Thus, a lot of thought, effort and planning has been expended in bringing this golf course upgrading project to fruition. Members’ patience and understanding are appreciated.
Next Steps
TC is planning to hold an Extraordinary General Meeting (“EGM”) on the advice of the PSC in the near future to request members for additional funding.
Thank you.