PROACTIVE MAINTENANCE FOR DESIGNERS
https://www.jkrwpp.gov.my
Maintenance
Lesson Learnt
Presenter :
Ir. Syed Jaafar Idid Bin Syed Abdyllah Idid
Timbalan Pengarah
Jabatan Kerja Raya Wilayah Persekutuan Putrajaya
Maintenance lesson learnt
OBJECTIVE
01
Agenda
The Iceberg Analogy
Life Cycle Engineering & Costing
Asset Life Cycle
INTRODUCTION
02
Putrajaya - sustainable development
Building design : active, passive, hybrid, BIM
BUILDING DESIGN vs. MAINTENANCE
PERSPECTIVE 03
Facility management and maintenance concept, best element practice
FMM issues related to design, operation & maintenance
FMM CONCEPT & ISSUES 04
CONCLUSION 05
OBJECTIVE Maintenance lesson learnt
Objective
Understanding of FMM
concept and
issues related to
Maintenance and
Maintainability
INTRODUCTION The Iceberg Analogy
Life Cycle Engineering & Costing
Asset Life Cycle
The Iceberg Analogy What is life cycle engineering & costing? When Life Cycle Costing (LCC) becomes an integral part of the
iterative engineering design process, life cycle engineering and
life cycle costing merge into a unified process termed life cycle
engineering and costing (LCE&C)
This process clearly and quantitatively considers the life cycle
performance of a structure and all of the associated costs
1. Acquisition costs
Costs incurred between
decision to proceed with
procurement and entry of
structure into operational use
2. Operational costs
Costs incurred during
operational life of the
structure
3. End of life costs
Costs associated with
disposal, termination, or
replacement of structure
Acquisition
cost Poor management
Training
Special
testing
Repair
Maintenance
Facilities
Operation Inspection
End of life and
disposal
Transportation
and Handling
Human
resources
Upgrade
Downtime
Whole life costs consist of:
Life Cycle Cost (30 year period)
60%
Operation and
maintenance
30%
Land acquisition,
planning, renewal,
revitalization,
disposal
10%
Design &
construction
Why is life cycle engineering & costing (LCE&C) important? The true cost of ownership of infrastructure is incurred
throughout its entire life; rather than only at the time of
construction.
In many cases, the operating, maintenance, repair, and
disposal costs can be much larger than the initial costs.
Asset Life Cycle
FAEDAH
ASET
YANG
OPTIMUM
Penerimaan
GP Kriteria
Penerimaan Aset
Garis Panduan
Pengumpulan Data
Aset (PeDATA)
GP Lukisan Terukur
Operasi & Senggara
GP Penyenggaraan
Berjadual Bangunan
Kerajaan
GP Perancangan &
Bajet OPA
GP Perolehan &
Kontrak Pengurusan
Fasiliti
Penilaian
GP Penilaian
Keadaan/Prestasi Aset
GP Penilaian Pasca
Menduduki (POE)
GP Penilaian &
Penarafan Aset
GP Audit Senggara
Pemulihan & Naik Taraf
GP Penyenggaraan
Bangunan Warisan
Garis Panduan Green
Building Retrofitting
Pelupusan
GP Syor Roboh (BSFB)
Garis Panduan Pelupusan
Komponen Binaan
Garis Panduan Meroboh
Struktur Binaan (Bangunan)
Road Map Towards Asset Value Optimization
2006
National maintenance issues
2007:
1st NAFAM & JPAK Formed
> (JPAK)
2008: Establish policy, vision & strategies
> (DPAK)
2009: Developing AM best practices & awareness
2nd NAFAM
> (MPAM)
2010-2015: Documentations, applications, competencies & trainings
>(TPATA)
>(mySPATA)
>(Guidelines)
FASA PEMBENTUKAN FASA PEMBENTUKAN FASA OPERASI FASA OPERASI FASA PRA PEMBENTUKAN (KESEDARAN & KEPERLUAN)
FASA PRA PEMBENTUKAN (KESEDARAN & KEPERLUAN)
NAFAM3
in 2018
2016 and forward
2013-2020:
Roll-out plan, Implementation,
Governance
• Training • Monitoring
• Facilitating • Auditing
• Coordinating • Improvement
• Implementing
Info from:
"Hala Tuju Pengurusan Aset Kerajaan"
Ir. MOHD SABRI B. MAT DERIS, Jabatan Kerja Raya Malaysia
02/Aug/2018
Breakdown Maintenance
(Manage Crisis)
Comprehensive Maintenance Management
(Manage Asset)
Integrated Facilities Management
(Manage Users)
Total Asset Management (TAM)
(Manage Business)
1. Run to failure,
2. Attend as request/
complains
3. Repair &
Replacement work
4. Fire Fighting/ Ad
hoc
Reactive Approach
1. Asset Registry /Inventory
2. Proper Maintenance
Planning, Costing &
Budgeting
3. Preventive Maintenance
Practices, Responsive
4. Competency
Proactive Approach
1. Asset & Facility Planning
2. Reliable Asset operation &
maintenance
3. Care the users need &
providing their facilities
4. Achieving SLA/ KPI &
Customer Satisfaction
Customer Focus Approach
1. Asset Strategic Planning
2. Manage asset through Whole Life
Cycle (Asset Life Cycle)
3. Asset Design/ Creation toward
Durability, Maintainability, Optimization
& Sustainability
4. Asset Utilization/Usage by maintaining
asset performance & value, delighting
users, monetisation of asset
5. Good investment: value for money,
Satisfying stakeholders
ROI Approach
New
Approach Current
Practices
TRANFORMASI: Pengurusan Aset Kerajaan (PAK) ke arah Pengurusan Aset Menyeluruh (PAM)
BUILDING DESIGN vs.
MAINTENANCE
PERSPECTIVE Putrajaya - sustainable development
Building design : active, passive,
hybrid, BIM
Putrajaya's Master Plan emphasizes
almost 40% retained as a green area
The designated green area acts as a
carbon sink
The use of artificial lakes and wetlands is
a medium of ecological balance and
climate moderator.
Integration of nature in development.
Putrajaya Development Plan
Putrajaya sustainable development
Federal Government
Administrative Center
Concept of ‘City
within the Garden’
Emphasize Sustainable
Development Principles
Urban design involve
active and passive design,
integrated facilities and
artificial lake
7 focus areas in the implementation of
Putrajaya Green City initiatives are as
follows:
i. Planning, urban design and building
ii. Integrating nature into the built
environment
iii. Energy usage
iv. Water usage
v. Transportation and mobility
vi. Waste management
vii. City administration and management.
Green City initiatives
Gross floor area : 4931 hectare / 50 million sqft
38.9% areas including Parks, Lake and Wetland
600 hectare - Artificial Lake
22 of Ministry
68 Building / 700 floor
67,335 RT GDC Max Demand / year
Coverage area
Main plan component Divided into 20 Precinct, main precinct - Precinct 1 until Precinct 5 (city center).
13 of metropolitan park with various concepts and activities.
Sustainable Development
Rock filled dam
Artificial lake Wetland
Environmental Impact Assessment (EIA) Report as required under the Law was
prepared and approved by the Government
Putrajaya Environmental Design Guidelines - For implementation and control during
planning and design, construction and operational stages
Urban Design Guidelines :
1. Irrigation Master Plan
2. Lighting Master Plan
3. Utilities Master Plan
4. Lake Use and Navigation Master Plan
5. Detailed Urban Design Guidelines
6. Fencing Policy & Design Guidelines
7. Signage & Advertisement Design Guidelines
8. Storm Water Management Design Guidelines
9. Putrajaya Lake Catchment Development & Management Plan
Environmental Best Practices
PLANNED (2025) CURRENT (2017)
AREA 4,931 hectare 4,931 hectare
POPULATION Ultimate 347,700 Revised target ( 250,000)
90,000 people (Department of Statistic, 2017)
HOUSING
62,192 units • 51% (government quarters) • 36% (private housing) • 13% (affordable housing)
69,154 units • Completed = 28,181 units (45%) 22,452/30,068
(75% government quarters) 5,729/31,214 (20%
private housing) 2,538/2,538 (9% affordable
housing) 2,943/17,530 (17% PPA1M) • Under construction = 9,590 units (7,476 units PPA1M)
GOVERNMENT USE 2.75mil. Sqm
• Completed = 2.41mil. sqm (86%) • Under construction = 341,800sqm * 22 ministries moved to Putrajaya
Govt. Employees 71,049 (Public Service Dept, 2016) 64,737 (Public Service Dept, 2015)
COMMERCIAL 47.970 m (sq ft) Completed = 4.766 m (10%) Under construction = 1.300 m (3%)
OPEN SPACE
(INCLUDING LAKE &
WETLAND) 1,918.66 hectare (38.9%) 1,802.35 hectare (36.6 %)
Putrajaya Development Status
Sustainability FMM (SFMM) JKR WP Putrajaya has been entrusted to implement Sustainable Facilities
Management & Maintenance (SFMM).
Ensuring sustainable ecosystem throughout the development of Putrajaya.
comprehensive effort to support the organization's operating capabilities
without neglecting ecological processes.
Sustainable Development
Reviewing the role of the past and examining any changes
taking place where the traditional definition of facility
management is a combination of People, Place and Process
Convergence of the Traditional
Definition of Facilities Management
Sustainable level measures
encompasses three aspects:
economic, social and environmental
The Triple Bottom Line
Building design: Passive
4G8 4G9 4G10
4G11
4G7
4G1 & 4G2
Building Orientation
‘Sustainable Malaysian Tropical Architecture’
Lot Ministry Design Concepts
4G7 Jabatan Peguam Negara Kacip Pinang
4G8 Kementerian Kemajuan Luar Bandar dan Wilayah Bunga Kantan
4G9 Kementerian Komunikasi dan Multimedia Malaysia Batu Purba
4G10 Kementerian Kesejahteraan Bandar, Perumahan dan Kerajaan
Tempatan Rebung
4G11 Kementerian Pembangunan Wanita, Keluarga dan Masyarakat Songket & Tengkolok
4G1 & 4G2 Kementerian Pertanian dan Industri Asas Tani Daun
This section is
facing North
Min. direct sunlight into building
Providing daytime lighting
Max. windows facing north and
south
Less cooling capacity required
Enhancing appearance & aesthetic
values
Min. utility usage (TNB and GDC)
Optimise usage of air conditioning
and lighting system
Increase life cycle of the
equipment/parts
Maintenance Perspective
Functions
Building design: Passive Daylight Concept
Max. natural lighting to building
Max. visual comfort while reducing
energy consumption
Min. utility usage (TNB and GDC)
Control air conditioning and lighting
system operating at optimum level
effectively and efficiently
Increase life cycle of the
equipment/parts
Maintenance Perspective Functions
Prime Minister’s Office Building (PMO) at Kompleks A
* Light
Building design: Passive Shading Devices
Shading devices avoiding direct sunlight
Occupancy Comfortness and Condusiveness
(thermal comfort and visual)
Functioning as heat shield
Min. utility usage (TNB and GDC)
Optimise usage of air conditioning
and lighting system
Increase life cycle of the
equipment/parts
Maintenance Perspective
Functions
Attorney General's Chambers Building (AGC) at Lot 4G7
Building design: Active Gas District Cooling (GDC)
Reducing capital cost
Reducing operation cost
Optimizing use of building space
Enhance the appearance of aesthetic value
Benefits GDC
A centralized power plant
that generates chilled water
for air conditioning needs
Using energy more efficiently
and reducing fuel costs
Functions
PUTRAJAYA
Loji 1 Loji 2 + ITES Loji 3
Loji
Wisma
Putra
Loji
PICC
Chilled
water (RT) 36,571 33,000 7,200 2,300 3,880
Power
Generation
(MW)
7.4 10.6 - - -
Pelanggan
Kompleks A,
B, C, D, E, F &
Alamanda
Pejabat
Kerajaan Presint
2, 3 & 4
Pejabat
Kerajaan
Presint 5
&
Hotel
Pullman
Wisma
Putra PICC
Improve the energy
efficiency factor and
effectiveness
High reliability and
environment friendly
Maintenance Perspective
GDC Plant 1 at Precinct 1 GDC Plant 2 at Precinct 2
Gas District Cooling (GDC)
Building design: Active Gas District Cooling With Cogeneration
GDC Plant 1 at Precinct 1 GDC Plant 2 at Precinct 2
Produces cold water for building air conditioners and
generates electricity for GDC 1 and GDC 2 plants
combination of configuration :
Electrical centrifugal chiller
Steam absorption chiller
Direct fired absorption chiller
Thermal energy storage
Auxiliary gas boiler
Heat recovery steam generator
Gas turbine generator
Cogeneration is a scenario where simultaneous production of two kind of
energy from the same source at the same time. Electricity is generated from
an alternator attached to the gas turbine output shaft. Waste heat from the
gas turbine exhaust is channeled to a waste heat boiler to generate steam -
which is used as primary energy source to generate chilled water.
Functions
Reduce GDC operating costs
Maintenance Perspective
Building design: Active Ice Thermal Energy Storage (ITES)
Advanced technology for heat
applications to cool buildings
Storing ice at night (off-peak)
and to be channeled as a
chilled water for buildings
during the day (peak hour)
Functions
Reducing the cost of using
electricity during night (off-peak)
compared to the use of daytime
electricity (peak hour)
Maintenance Perspective
Ice Thermal Energy Storage (ITES) at Precinct 4
Building design: Active Heat Exchanger (HEX)
A device that is specially
designed as an efficient
heat transfer medium in
chilled water system
Functions
Reduce risk of cold water
leakage and contamination -,
Chilled water flowing in a
closed loop system that uses
a continuous loop of pipes
separating supply and
demand side at HEX i.e
(Primary looping and
secondary looping).
Thermal heat transfer occurs
at HEX
e.g Precint 1 w/o HEX
Precint 2,3,4 & 5 c/w HEX
Maintenance Perspective
Counter heat current exchange:
Note the gradually declining
differential and that the once hot
and cold streams exit at the
reversed temperature difference;
the hotter entering stream
becomes the exiting cooler
stream and vice versa.
Heat Exchanger (HEX)
Building design: Active Heat Recovery Wheel (HRW)
Ventilation rehabilitation system
(air-to-air heat flow conversion)
Conceptualize the opposite heat
exchange flow between the air in
the system and also the air from
the outside environment
Functions
Improve the efficiency of
maximum energy saving and
heat load needed for the
cooling process
Maintenance Perspective
Heat Recovery Wheel (HRW)
Airflow at HRW
Heat Recovery Wheel (HRW)
Centralized Operation Management System
Building automation systems that control and
monitor the function of building facilities
automatically
Centralize building monitoring and management
operations for operational efficiency while saving
energy consumption
Function
Maintenance Perspective
Facility management more efficient
Effectiveness of utility utilization saving
Building design: Active Building Control System (BCS)
online BCS
Portfolio Designed New landmark in September 2009
Contemporary concept design, up to
a maximum of 20,000 people.
Masjid Tengku Mizan Zainal Abidin (MTMZA)
Building design: Hybrid
Air Conditioning System at
Masjid Tuanku Mizan Zainal Abidin
Prayer Time
Cross air ventilation system at 'Solat' main hall uses concept of
hybrid evaporative cooling ; a mixture of cold winds from chilled
water supply and wind/air movement from natural outdoor air
Decreasing temperature at ‘Solat’ main hall by: 3 - 5 ° C w.r.t
outdoor temperature of 30 ° C to 34 ° C.
i.e (targetted indoor air temp 25 ° C to 29 ° C) In Reality ?
During Office Hour & out side prayer time,
Chilled Water - diverted to office area with indoor air temp. setting
at 23 - 24 ° C
* Fan
Surrounding Water inside the pond act as natural coolant.
Outside Air blowing towards Solat Main Hall will be cooled by
the surrounding water through evaporative cooling.
The surrounding pond act as separator between the Solat
Main Hall and the high wall of the mosque without a need for
fences.
The mosque uses the Architectural Wire Mesh imported from
Germany and China
aesthetic needs
protection from direct sunlight and rain water.
Building design: Hybrid Masjid Tengku Mizan Zainal Abidin
(MTMZA)
Masjid Putra
Building design: Hybrid
Space below the mosque
Cold wind
blow into
‘Solat’ hall
Hot wind
blow from
the outside
Evaporation cooling process
to cool down the Masjid Putra Portfolio Designed The principal mosque of Putrajaya
Construction of the mosque began in
1997 and was completed two years later.
The mosque can accommodate 15,000
people at any one time
The bottom of the mosque: where hot
winds from the cooling tower are released
Building design: BIM(Building Information Modeling)
Parcel F
Building design: BIM Parcel F
BIM Objective
Visualization of
project prior actual
construction
01 Clash detection,
analysis and
coordination of the
project
02 Collection /
composition of
appropriate data
and/or information
with respect to
Asset Management
03 Deriving as-built
model
progressively
04 Incorporation with
Facility
Management for
the operation
purposes
05
Inclusion of LOD500
Integration of BIM Model And BIM-FMIS
Covering Module:
a) Space Management
b) Asset Management
c) Building Operation & Maintenance (KPI & APD)
d) Complaint Management
FMM Solution, Collaboration Platform, Software And Hardware
BIM Execution Plan
BIM for FMM information system
Develop 3D Model – Design Model
Design Coordination – Clash Analysis
Construction Management – Construction Model
Constructed Project – As Built Model
Outline 3D With LOD300
A finalized BIM model provides an
accurate source of information about
the as-built spaces and systems. It also
serves as a useful starting point for
managing and operating the building.
Maintenance Perspective
FMM CONCEPTS &
ISSUES • Facility management and maintenance
concept, best element practice
• FMM issues related to design,
operation & maintenance
FMM concept & issue
Your Text Here
The Clients are NOT INTERESTED
in day-to-day details of O&M unless
IT AFFECTS THEM
FMM matters NOT OFTEN heard
by core team until PROBLEM
arises
Bottom Line
Image
Current Trends
Politics
Productivity
Core Business Delivery
What Attracts USERS / CLIENTS ?
Best element Practice
Promote continuous improvement
Related to processes with most impact
on customer satisfaction
Help anticipate and prevent problems
Monitors critical steps in a process
Change as objectives / strategies
Good KPI Characteristic
Design issues w.r.t Maintenance work
Decision made during design stage without
maintenance input & perspective, can lead to high
OPEX and maintenance cost. Following are some
examples :
Why Building Fail ?
After Hand over, the owner's
maintenance responsibilities
increases. (And, even though
the need for maintenance
services increases with the
addition of new buildings, for
many government agencies,
annual budgets have been
reduced, thus excalating existing
problems.) It is not the
responsibility of the
architect/designer to maintain
the facilities, and this aspect
may not be fully considered
during design process.
No access to
urinal basin
service room 01
Design issues wrt
Maintenance work
Small
service room
– difficult for
maintenance
02
Design issues wrt
Maintenance work
Sub DB
lighting
difficult to
access
03
Design issues wrt
Maintenance work
Difficult to
access water
tank ladder
narrow space
04
Design issues wrt
Maintenance work
Small space,
panel inside
ceiling 05
Design issues wrt
Maintenance work
ACSU
opening
blocked by
ducting
06
Design issues wrt
Maintenance work
Size & beam
position at
emergency
staircase
07
Design issues wrt
Maintenance work
No access
for
maintenance 05
Design issues wrt
Maintenance work
Helping
Buildings
Succeed W.R.T the maintenance
issues, what can be done to
make our facilities more
maintainable and, thus, less
costly to operate during the
building life?
Consider the following :
There must be meaningful engagement between
engineers, architects, designers, customers,
maintenance personnel, and, eventually, contractors
when awarding the contract. Communication must
start during the first meeting and continue throughout
the project.
Just as the architectural or
engineering firm uses its staff for
quality control or a contractor for
constructability review, the in-
house maintenance group
should also be considered a
resource for design review.
One valuable input to the
opening meetings and
throughout the design process is
the maintenance standards for
the organization.
There must be close interaction
throughout the design and
construction phases, including
input to and review of design
drawings and specifications by
maintenance personnel.
01
02
03
04
CONCLUSION Maintenance lesson learnt
Development concept in
Putrajaya Master Plan :
‘City within the Garden’
At the COP21
conference,
Government of
Malaysia has made
committment to reduce
carbon emissions by
up to 45% of the Gross
Domestic Product
(GDP) growth by 2030
compared to the 2005
GDP outflows
Putrajaya's sustainable
development includes
planning, designing,
construction and asset
management.
JKR WP Putrajaya as
a government technical
advisor is partly
responsible for the
realisation of the
Putrajaya Master Plan.
JKR WP Putrajaya has
taken the initiative to
undertake energy
saving programs such
as re-lamping works,
upgrading the Building
Control System (BCS)
system, Energy
Management and
Conservation System
(EMS).
FMM issues related to
design, operation &
maintenance and
documentation can be
resolved if best
practice for
maintenance
implemented during
design stage.
When we consider the
energy used by
buildings worldwide, it
becomes clear that
sustainable
architecture and design
is of the utmost
importance. Green
buildings benefit
everyone – not just
those that live or work
within the building, but
also their community,
the economy, and the
planet.
There is no doubt that everyone in the design and build process has
the same goal in mind: to build an attractive and functional facility
that is pleasing for everyone to occupy and use. The final step is to
also consider the maintenance requirements to keep it that way. Conclusion
Questions
And
Answers
Sometimes wrong helps us
to find the right
Thanks
you
Prepared by:
Unit Pengurusan Strategik & Intervensi (UPSi) JKR WP Putrajaya (13/Aug/2018)