PROACTIVE MAINTENANCE FOR DESIGNERS

Maintenance
Lesson Learnt
Presenter :

Ir. Syed Jaafar Idid Bin Syed Abdyllah Idid

Timbalan Pengarah
Jabatan Kerja Raya Wilayah Persekutuan Putrajaya

https://www.jkrwpp.gov.my
Agenda
OBJECTIVE
01 Maintenance lesson learnt

INTRODUCTION
02 The Iceberg Analogy
Life Cycle Engineering & Costing
Asset Life Cycle

BUILDING DESIGN vs. MAINTENANCE

03 PERSPECTIVE
Putrajaya - sustainable development
Building design : active, passive, hybrid, BIM

FMM CONCEPT & ISSUES

04 Facility management and maintenance concept, best element practice
FMM issues related to design, operation & maintenance

05 CONCLUSION
OBJECTIVE
Maintenance lesson learnt
 Understanding of FMM
concept and
Objective 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
Acquisition
engineering and costing (LCE&C)
cost
Poor management
This process clearly and quantitatively considers the life cycle
performance of a structure and all of the associated costs

Training Inspection
Operation
Whole life costs consist of:
End of life and
Special Facilities disposal
testing 1. Acquisition costs 2. Operational costs
Costs incurred between Costs incurred during
Repair Transportation
decision to proceed with operational life of the
and Handling
procurement and entry of structure
Maintenance structure into operational use
Human
Downtime resources 3. End of life costs
Costs associated with
Upgrade disposal, termination, or
replacement of structure
Life Cycle Cost (30 year period)

60% 30% 10%

Operation and Land acquisition, Design &
maintenance planning, renewal, construction
revitalization,
disposal

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
Penerimaan Operasi & Senggara Penilaian
 GP Kriteria  GP Penyenggaraan  GP Penilaian
Penerimaan Aset Berjadual Bangunan Keadaan/Prestasi Aset
 Garis Panduan Kerajaan  GP Penilaian Pasca
Pengumpulan Data  GP Perancangan & Menduduki (POE)
Aset (PeDATA) Bajet OPA  GP Penilaian &
 GP Lukisan Terukur  GP Perolehan & Penarafan Aset
Kontrak Pengurusan  GP Audit Senggara
FAEDAH
ASET Fasiliti
YANG
OPTIMUM

Pelupusan Pemulihan & Naik Taraf

 GP Syor Roboh (BSFB)
 Garis Panduan Pelupusan
Komponen Binaan
 Garis Panduan Meroboh
Struktur Binaan (Bangunan)
 GP Penyenggaraan
Bangunan Warisan
 Garis Panduan Green
Building Retrofitting
Road Map Towards Asset Value Optimization
2016 and
forward

2013-2020:
2010-2015: Roll-out plan, Implementation,
2009: Documentations, Governance
Developing applications,
2008: Establish AM best competencies & • Training • Monitoring
policy, vision & practices & trainings • Facilitating • Auditing
strategies awareness
>(TPATA) • Coordinating • Improvement
2007: > (DPAK) 2nd NAFAM
>(mySPATA) • Implementing
1st NAFAM & > (MPAM)
JPAK Formed >(Guidelines)
2006 > (JPAK)
National NAFAM3
maintenance
issues in 2018

FASA PRA PEMBENTUKAN

(KESEDARAN & KEPERLUAN)
FASA PEMBENTUKAN FASA OPERASI

Info from:
"Hala Tuju Pengurusan Aset Kerajaan"
Ir. MOHD SABRI B. MAT DERIS, Jabatan Kerja Raya Malaysia
02/Aug/2018
 TRANFORMASI: Pengurusan Aset Kerajaan (PAK)
ke arah Pengurusan Aset Menyeluruh (PAM)

Comprehensive Integrated
Total Asset
Breakdown Maintenance Facilities Management
Current Maintenance New
Management Management (TAM) Approach
Practices
(Manage Crisis) (Manage Asset) (Manage Users) (Manage Business)

1. Asset Strategic Planning

2. Manage asset through Whole Life
Cycle (Asset Life Cycle)

1. Run to failure, 1. Asset Registry /Inventory 1. Asset & Facility Planning 3. Asset Design/ Creation toward
Durability, Maintainability, Optimization
2. Attend as request/ 2. Proper Maintenance 2. Reliable Asset operation & & Sustainability
complains Planning, Costing & maintenance
Budgeting 4. Asset Utilization/Usage by maintaining
3. Repair & 3. Care the users need & asset performance & value, delighting
Replacement work 3. Preventive Maintenance providing their facilities users, monetisation of asset
Practices, Responsive
4. Fire Fighting/ Ad 4. Achieving SLA/ KPI & 5. Good investment: value for money,
hoc 4. Competency Customer Satisfaction Satisfying stakeholders
Reactive Approach Proactive Approach Customer Focus Approach ROI Approach
BUILDING DESIGN vs.
MAINTENANCE
PERSPECTIVE
 Putrajaya - sustainable development
 Building design : active, passive,
hybrid, BIM
 Federal Government
Administrative Center Putrajaya
sustainable development

Putrajaya Development Plan

 Putrajaya's Master Plan emphasizes
almost 40% retained as a green area
Concept of ‘City  The designated green area acts as a
carbon sink
within the Garden’  The use of artificial lakes and wetlands is
a medium of ecological balance and
climate moderator.
 Integration of nature in development.

Green City initiatives

Emphasize Sustainable 7 focus areas in the implementation of
Putrajaya Green City initiatives are as
Development Principles follows:
i. Planning, urban design and building
ii. Integrating nature into the built
environment
iii. Energy usage
iv. Water usage
v. Transportation and mobility
Urban design involve vi. Waste management
active and passive design, vii. City administration and management.

integrated facilities and

artificial lake
 Sustainable Development
Coverage area Artificial lake Wetland

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

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. Environmental Best Practices
 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
Rock filled dam 7. Signage & Advertisement Design Guidelines
8. Storm Water Management Design Guidelines
9. Putrajaya Lake Catchment Development & Management Plan
 Putrajaya Development Status
PLANNED (2025) CURRENT (2017)

AREA 4,931 hectare 4,931 hectare

Ultimate 347,700
POPULATION 90,000 people (Department of Statistic, 2017)
Revised target ( 250,000)
69,154 units
62,192 units • Completed = 28,181 units (45%) 22,452/30,068
• 51% (government quarters) (75% government quarters) 5,729/31,214 (20%
HOUSING
• 36% (private housing) private housing) 2,538/2,538 (9% affordable
• 13% (affordable housing) housing) 2,943/17,530 (17% PPA1M)
• Under construction = 9,590 units (7,476 units PPA1M)
• Completed = 2.41mil. sqm (86%)
• Under construction = 341,800sqm
* 22 ministries moved to Putrajaya
GOVERNMENT USE 2.75mil. Sqm
Govt. Employees
71,049 (Public Service Dept, 2016)
64,737 (Public Service Dept, 2015)
COMMERCIAL
Completed = 4.766 m (10%)
47.970 m (sq ft)
Under construction = 1.300 m (3%)
OPEN SPACE
(INCLUDING LAKE & 1,918.66 hectare (38.9%) 1,802.35 hectare (36.6 %)
WETLAND)
 Sustainable Development
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.

The Triple Bottom Line

Sustainable level measures
encompasses three aspects:
Convergence of the Traditional economic, social and environmental
Definition of Facilities Management
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
 Building design: Passive
Building Orientation
4G11 4G1 & 4G2
4G10 This section is
4G8 4G9 facing North

4G7

Functions
 Min. direct sunlight into building
 Providing daytime lighting
‘Sustainable Malaysian Tropical Architecture’  Max. windows facing north and
south
Lot Ministry Design Concepts
 Less cooling capacity required
4G7 Jabatan Peguam Negara Kacip Pinang  Enhancing appearance & aesthetic
4G8 Kementerian Kemajuan Luar Bandar dan Wilayah Bunga Kantan values
4G9 Kementerian Komunikasi dan Multimedia Malaysia Batu Purba Maintenance Perspective
Kementerian Kesejahteraan Bandar, Perumahan dan Kerajaan  Min. utility usage (TNB and GDC)
4G10 Rebung
Tempatan  Optimise usage of air conditioning
4G11 Kementerian Pembangunan Wanita, Keluarga dan Masyarakat Songket & Tengkolok and lighting system
 Increase life cycle of the
4G1 & 4G2 Kementerian Pertanian dan Industri Asas Tani Daun
equipment/parts
Building design: Passive
Daylight Concept

Prime Minister’s Office Building (PMO) at Kompleks A

Functions
 Max. natural lighting to building
 Max. visual comfort while reducing
energy consumption
* Light
Maintenance Perspective
 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
 Building design: Passive
Shading Devices

Functions
 Shading devices avoiding direct sunlight
 Occupancy Comfortness and Condusiveness
(thermal comfort and visual)
 Functioning as heat shield
Maintenance Perspective
 Min. utility usage (TNB and GDC)
 Optimise usage of air conditioning
and lighting system
 Increase life cycle of the
equipment/parts

Attorney General's Chambers Building (AGC) at Lot 4G7

 Building design: Active
Gas District Cooling (GDC)
Functions
 A centralized power plant
that generates chilled water
for air conditioning needs
 Using energy more efficiently
and reducing fuel costs
Maintenance Perspective
 Improve the energy
efficiency factor and
effectiveness
 High reliability and
environment friendly

Reducing capital Reducing

cost operation cost
PUTRAJAYA Benefits
Loji GDC
Loji
Loji 1 Loji 2 + ITES Loji 3 Wisma
PICC
Putra Enhance the
Optimizing use of appearance of
Chilled building space
36,571 33,000 7,200 2,300 3,880 aesthetic value
water (RT)
Power
Generation 7.4 10.6 - - -
(MW)
Pejabat
Kerajaan
Kompleks A, Pejabat
Presint 5 Wisma
Pelanggan B, C, D, E, F & Kerajaan Presint PICC
& Putra
Alamanda 2, 3 & 4
Hotel GDC Plant 1 at Precinct 1 GDC Plant 2 at Precinct 2
Pullman
Gas District Cooling (GDC)
 Building design: Active
Gas District Cooling With Cogeneration

GDC Plant 1 at Precinct 1 GDC Plant 2 at Precinct 2

Functions
 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
Cogeneration is a scenario where simultaneous production of two kind of  Heat recovery steam generator
energy from the same source at the same time. Electricity is generated from  Gas turbine generator
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 - Maintenance Perspective
which is used as primary energy source to generate chilled water.
 Reduce GDC operating costs
 Building design: Active
Ice Thermal Energy Storage (ITES)

Functions
 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)
Maintenance Perspective
 Reducing the cost of using
electricity during night (off-peak)
compared to the use of daytime
electricity (peak hour)

Ice Thermal Energy Storage (ITES) at Precinct 4

 Building design: Active
Heat Exchanger (HEX)

Functions
A device that is specially
designed as an efficient
heat transfer medium in
chilled water system

Maintenance Perspective
 Reduce risk of cold water
leakage and contamination -,
Chilled water flowing in a
closed loop system that uses Counter heat current exchange:
a continuous loop of pipes Note the gradually declining
separating supply and differential and that the once hot
demand side at HEX i.e and cold streams exit at the
(Primary looping and reversed temperature difference;
secondary looping). the hotter entering stream
 Thermal heat transfer occurs becomes the exiting cooler
at HEX stream and vice versa.
 e.g Precint 1 w/o HEX
 Precint 2,3,4 & 5 c/w HEX
Heat Exchanger (HEX)
 Building design: Active
Heat Recovery Wheel (HRW)

Functions
 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

Maintenance Perspective
 Improve the efficiency of
maximum energy saving and
heat load needed for the
cooling process

Airflow at HRW

Heat Recovery Wheel (HRW)

Heat Recovery Wheel (HRW)
 Building design: Active
Building Control System (BCS)
Function
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

Maintenance Perspective
online BCS Facility management more efficient
Effectiveness of utility utilization saving
 Building design: Hybrid
Portfolio Designed * Fan
New landmark in September 2009
Air Conditioning System at
Contemporary concept design, up to
Masjid Tuanku Mizan Zainal Abidin
a maximum of 20,000 people.

Masjid Tengku Mizan Zainal Prayer Time

Abidin (MTMZA)  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
Building design: Hybrid
Masjid Tengku Mizan Zainal Abidin
(MTMZA)

 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
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 Hot wind
people at any one time
Cold wind
blow from
blow into
the outside
‘Solat’ hall

Masjid Putra The bottom of the mosque: where hot

winds from the cooling tower are released
Space below the mosque
Building design: BIM(Building Information Modeling)
Parcel F
 Building design: BIM
Parcel F
BIM Objective

01 02 03
Collection /
04 05
Clash detection, Incorporation with
Visualization of composition of Deriving as-built
analysis and Facility
project prior actual appropriate data model
coordination of the Management for
construction and/or information progressively
project the operation
with respect to
Asset Management purposes

Outline 3D With LOD300
 Develop 3D Model – Design Model
 Design Coordination – Clash Analysis
 Construction Management – Construction Model
 Constructed Project – As Built Model
BIM for FMM information system Maintenance Perspective
 Inclusion of LOD500
 A finalized BIM model provides an
 Integration of BIM Model And BIM-FMIS
 Covering Module: accurate source of information about
a) Space Management the as-built spaces and systems. It also
b) Asset Management serves as a useful starting point for
c) Building Operation & Maintenance (KPI & APD) managing and operating the building.
d) Complaint Management
 FMM Solution, Collaboration Platform, Software And Hardware
 BIM Execution Plan
FMM CONCEPTS &
ISSUES
• Facility management and maintenance
concept, best element practice
• FMM issues related to design,
operation & maintenance
 FMM concept & issue

FMM matters NOT OFTEN heard

by core team until PROBLEM
arises

Your Text Here

What Attracts USERS / CLIENTS ?

The Clients are NOT INTERESTED
 Bottom Line
in day-to-day details of O&M unless
 Image
IT AFFECTS THEM  Current Trends
 Politics
 Productivity
 Core Business Delivery
Best element Practice

Good KPI Characteristic

 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

Design issues w.r.t Maintenance
work
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 Decision made during design stage without
responsibility of the
architect/designer to maintain
maintenance input & perspective, can lead to high
the facilities, and this aspect OPEX and maintenance cost. Following are some
may not be fully considered
during design process. examples :
Design issues wrt
Maintenance work

No access to
01 urinal basin
service room
Design issues wrt
Maintenance work

Small
service room
02 – difficult for
maintenance
Design issues wrt
Maintenance work

Sub DB
lighting
03 difficult to
access
Design issues wrt
Maintenance work

Difficult to
access water
04 tank ladder
narrow space
Design issues wrt
Maintenance work

Small space,
05 panel inside
ceiling
Design issues wrt
Maintenance work

ACSU
opening
06 blocked by
ducting
Design issues wrt
Maintenance work

Size & beam

position at
07 emergency
staircase
Design issues wrt
Maintenance work

No access
05 for
maintenance
Helping
Buildings
Succeed
04
There must be close interaction
W.R.T the maintenance throughout the design and
issues, what can be done to construction phases, including
make our facilities more input to and review of design
drawings and specifications by
maintainable and, thus, less maintenance personnel.
costly to operate during the
building life?
Consider the following : One valuable input to the 03
opening meetings and
throughout the design process is
the maintenance standards for
01 the organization.

Just as the architectural or

There must be meaningful engagement between engineering firm uses its staff for
engineers, architects, designers, customers, quality control or a contractor for
maintenance personnel, and, eventually, contractors constructability review, the in-
when awarding the contract. Communication must
start during the first meeting and continue throughout
02 house maintenance group
should also be considered a
the project. resource for design review.
CONCLUSION
Maintenance lesson learnt
At the COP21 Development concept in JKR WP Putrajaya has FMM issues related to When we consider the
conference, Putrajaya Master Plan : taken the initiative to design, operation & energy used by
Government of ‘City within the Garden’ undertake energy maintenance and buildings worldwide, it
Malaysia has made saving programs such documentation can be becomes clear that
Putrajaya's sustainable as re-lamping works, sustainable
committment to reduce resolved if best
development includes upgrading the Building architecture and design
carbon emissions by practice for
planning, designing, Control System (BCS) is of the utmost
up to 45% of the Gross maintenance
construction and asset system, Energy importance. Green
Domestic Product implemented during
management. Management and buildings benefit
(GDP) growth by 2030 design stage.
compared to the 2005 Conservation System everyone – not just
JKR WP Putrajaya as
GDP outflows (EMS). those that live or work
a government technical
within the building, but
advisor is partly
also their community,
responsible for the
the economy, and the
realisation of the
planet.
Putrajaya Master Plan.

Conclusion
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.
 Questions
And
Thanks
Answers
you

Sometimes wrong helps us

to find the right

Prepared by:
Unit Pengurusan Strategik & Intervensi (UPSi) JKR WP Putrajaya (13/Aug/2018)