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)