Sunday, June 26, 2005

This Site is still being constructed

Sorry for the unconvenience, the site is still being constructed. In that case all the data are not completely provided yet.



Address/Location : Jl. Otto Iskandardinata, Bandung - West Java
The Owner/Client : PT. Atanaka Persada Permai
Consultant/Designer : PT. Duta Rekayasa ( Structural Designer )
PT. Bita Enercon Engineering (Architectural Designer)
PT. Metakom Pranata (Mechanical/Electrical Designer)
Type of Project : Private Commercial Sector
Type of Tender/Bidding : Limited Free Tender/Bidding
Main Contractor : PT. (Persero) Pembangunan Perumahan
Value of Contract : Rp. 145.675.362.000,- + US $ 1,577,400.00
Area of Building : 120,000 sq.m ( 10 floors + 2 basements )
Duration time of works : 300 days (10 months)
Start Date : 8 November 2002
Finish Date : 8 September 2003
Maintenance Period : 365 days

The Potential Technical/Operation Problems

Potential Technical/Operational Problems:

Photographs were taken on October 2002
  • The silty clay soil was dominated the land where the project has to be built on. The charateristic of silty clay of its permiability, cohesiveness, and plasticity has made it to be in-consistency and also its workability was low. The total volume of excavation reached to 52,000 cu.m and have to be finished by 4 months, that means the work capacity for soil excavation and disposal should reach at least 450 cu.m/day. To reach that amount of volume at least need 25 cyclus of 18 cu.m dump trucks capacity, instead in Bandung city only has 8 cu.m dump trucks capacity.
  • The site location was tightly surrounded by dense old commercial/store building, which their ages exceed more than 70 years old. Their foundation was shallow and made from old bricks, give more risks for rumbling.
  • The building area is 120,000 sqm. Contains 10 stories and 2 basements. This huge volume should be achieved by 10 months, according the contract, that means the project should be able to accomplish at least 12,000 sq.m finished/monthly. (For comparison: to build 400 sq.m house needed at least 10 months, Mulia Tower-Jakarta 30,000 sq.m in 12 months, and Kelapa Gading Mall 2 (the fastest at that recent time) 80,000 sq.m in 10 months).
  • The area of each floor was very wide exceed to 10,000 sq.m. Wider area means needs more efforts for working supervisions, more difficult for handling and moving the materials from one section to another section, difficulties for mobilisation and demobilisation, and needs a huge number of labour workers for doing large works at the same time.
  • The distance from the location of main material supply, Jakarta was 180 km and need at least 5 hours for the transportation.
  • The Project location was in trully the centre of city of Bandung. Jl. Otto Iskandar Dinata was very crowded and became a traffic jam area. The other roads around the project was fulffilled with traditional markets and sellers and made them definetely unvavailable to be used for an access.

Photographs were taken on Oktober, 2002

The Potential External Problems

The Potential External Problems:

  • The un-stability of national currency rates. The contract was signed on October 2002 based on 1 US $= Rp 8,400.00, and since January 2003 the actual rate was 1 US $=9,600.00. It has deeply impacted to the imported materials or local materials that content imported parts.
  • The high degree of inflation of national or local economic situations.
  • The high interest of bank rates that exceed from 20% p.a on that recent times
  • The low advanced payment from the client (10%) and monthly progress payment scheme, instead of the project had a very fast-track schedule.
  • The possibility for misguidance on dealing with several sub-contractors, suppliers or even nominated sub-contractors related to the payment system from the client could brought the project into serious cash flow or liquidity problems.

Saturday, June 25, 2005

The Organisation

The Organisation:

Project Manager : Ir. Anton Satyo Hendriatmo
Site Engineering Manager : Ir. Endra Lesmara Sutama
Site Operation Manager 1 (Sub-Structure) : Ir. Condro Pranowo
Site Operation Manager 2 (Upper Structure) : Ir. Agus Kurniawan
Site Administration/Finance Manager : Aceng Burhanuddin, SE.

Engineering Staff:
Technical & Material Planning Engineer : Ir. Ian Octaviandi
Schedule & Method of Construction Engineer : Sukamto, BE
Contract Administration & Cost Controll Engineer : Joko Widodo, BE
Chief of Purchasing/Logistic : Supriyatman, BE
Chief of Equipment : Rasjab, BE
Quality Control - Health & Safety Officer : Budyono, BE.

Operation Staff 1:
General Superintendant : Asep Budiyana, BE
Superintendant : Rubiyanto, BE
Superintendant : Saefudin
Chief of Supervisor : Triyono
Superintendant of Mechanical/Electrical : Asep Gunawan, BE

Operation Staff 2:
Superintendant : Sugeng Winarso, BE
Superintendant : Asep Suherman
Superintendant : Hendi
Superintendant : Ade Rahmat
Superintendant : Dadang
Superintendant of Mechanical/Electrical : Tri Edi, BE
Superintendant of Mechanical/Electrical : Ujang Kuswaya

Administration/Finance Staff:
Finance/Accountant : Suryana, BA
General Affair : Ruchyat
Human Resources Development : Aceng Burhanuddin, SE.

The Key Personel

Project Manager
Ir. Anton Satyo Hendriatmo
Born : Jakarta, 1 April 1969
School : University of Indonesia, Jakarta
Working in PT.PP since: 5 November 1993
The Experience:
Site Engineer/Supervisor of Muara Karang Power Plant Prj, 1993-1994
act as General Superintendant of Muara Karang Power Plant Prj., 1994 -1995
Technical/Material Planning-Cost Controll-QC Engineer of Jakarta Hilton Convention Centre Hall B Project, 1995
Deputy of Site Manager of Mandara Sheraton Airport Hotel-Cengkareng Prj., 1995 - 1996
Engineering Manager of Menara Merdeka Bldg Project (Top-Down), 1996 - 1997
Engineering Manager of Graha Cijantung Project, 1997
Engineering Manager of Pejaten Mall Project, 1997 - 1998
Site Operation Manager of Ministry of Finance Bldg, 1998-1999
Site Operation Manager of Dirjen Anggaran Ministry of Finance Bld, 1999
Project Manager of Dirjen Anggaran Ministry of Finance Bldg, 1999
Project Manager of BPSP Building Project, 20 stories bldg - 1999/2002
Project Manager of Plaza Ciputat, Jakarta - 2002
Project Manager of Bandung Electronic Centre - 2002

Site Engineering Manager/Deputy of Project Manager
Ir. Endra Lesmara Sutama
Born : Surakarta, February 1965
School : University of Gajah Mada, Yogyakarta
Working in PT. PP since : August 1990
Project Manager of Marbela Hotel-Anyer, 1993-1994
Enginerring Manager of Batam-Tonton Bridge, 1994
Engineering Manager of BHd Building-Malaysia, 1994 - 1995
Engineering Manager of Hasan Sadikin General Hospital, 1995 - 2002
Engineering Manager of STBA Bandung, 2001-2002
Engineering Manager of Bandung Electronic Center, 2002

Site Operation Manager 1
Ir. Condro Pranowo
Born : Semarang, 1967
School : University of Diponegoro, Semarang
Working in PT. PP since : August, 1990
Site Engineering Manager of CBN Tower Project, 1999-2000
Site Operation Manager of Cibubur General Hospital, 2000-2001
Project Manager of Cibubur General Hospital, 2001-2002
Site Operation Manager of Bandung Electronic Center, 2002

Site Operation Manager 2
Ir. Agus Kurniawan
Born: Bandung, August 1963
School : Bandung Institute of Technology, Bandung
Working in PT. PP since: February 1987
General Superintendant of Bank JABAR Tower Bldg, 1994-1997
General Superintendant of PT Telkom Building, Bandung 1998-1999
Site Operation Manager of Millenium Gyan Plaza, Bandung 1999-2002
Site Operation Manager of Hasan Sadikin General Hospital, 2001-2002
Site Operation Manager of Bandung Electronic Center, 2002

Administration/Finance Manager
Aceng Burhanuddin, SE
Born : Bandung, August 1967
School : University of Padjajaran
Working in PT. PP since: April 1988
Site Administration Manager of Bank JABAR Tower Bldg, 1994-1997
Site Administration Manager of PT. Telkom Bldg, Bandung 1998-1999
Site Administration Manager of Hasan Sadikin General Hospital, 2001/2
Site Administration Manager of STBA Bandung Bldg, 2002
Site Administration Manager of Bandung Electronic Center, 2002

General Manager

Ir. Christanto
Born : Yogyakarta, August 1958
School : University of Gajah Mada, Yogyakarta
Working in PT. PP since: 1982
Project Manager of Bali Beach Hotel-Sanur, Bali, 1992-1993
Deputy of Branch Manager of Branch III, Jakarta, 1993 - 1995
Deputy of Property Division Manager, Jakarta 1995-1999
Project Manager of Hasan Sadikin General Hospital, Project 1999-2002
Project Manager of Millenium Gyan Plaza, Bandung 2000-2002
General Manager of Building Project of West Java Area, 2002

The Preparation and Planning

Give me the matter and I will construct the world
( Reene Descartes)

By the end of October 2002, Ir. Herbiyantoro (Manager of 2nd Operation Division) and Ir. Issa Darujati (West Java Branch Manager) did inspection on site and meet with the Project Team.

Ir. Anton Satyo, the project manager explained about his proposal to undertake the situation. Top/Down construction should be applied undoubtely into the project, because the time was very limited and nearly impossible for using usual building construction method.

Using the general building construction method would take at least 18 months for finishing the projects with the fastest speed of works and continuous supply of materials and equipments.

Top/Down construction method would reduce the time sharply because the construction for sub structures (basements) and upper structures could be proceed at the same time.

But originall top/down construction method also could not eliminate the risks for delaying of works. Using its original method would take at least 12 months for project completion.

The choice was using Up&Down construction method which has been successfully implemented at Bandung Electronic Centre Building (BEC) , even the area of BEC more less than this project (BEC area was 35,000 sq.m compare with Pasar Baru Bandung area is 120,000 sq.m) and the completion of BEC took 8 months construction period. But there was no other options except the project should go on.

The proposal was approved and the project team in the next short period of time would be formed and proceed the project. The Project Manager assisted by his Site Engineering Manager and Site Operational Managers were looking forward for developing several modifications related to the Up& Down Construction Method.

Ir. Anton's hand out sketch for developing the basic concept of Up&Down Construction Method

The Site Plan

The site plan was designed to provide a good working coordination on site. With a proper site plan design, there will no confusing among the employees or workers for placing or taking the materials, equipments, and the other elements of works. A good site plan also help to prevent miss-management for providing the cycle of project procurement process and the working cycle processes.

Pasar Baru Bandung Project will be equiped by 3 units of Tower Crane. 2 Units with 45 m JIB and range of capacity from 1.2 ton to 4.5 ton. 1 Unit with 60 m JIB and range of capacity from 1.2 ton to 5.6 ton. The tower crane will be erected until up to 75 metres high. The tower cranes was POTAIN and rented for 8-10 months period.

The position for placing the tower crane should consider the aspect of its range for taking the supply material points to its usage location (see the circle of tower crane's range) and also the lowest cost factor for dismantling and demobilisation of the tower crane after its task is over or the building is completely finished.

The colour squares indicated the position for placing the materials like steel, reinforced bars, woods, timber, bricks, cements, and also equipments like generator sets, electrical panels, and many others facilities like wells, water supply points, worker's toilets, etc.

Bore Piling Works

Bore Piling works was done by nominated sub-contractor, PT. Indopora, the famoust foundation specialist in Indonesia. The quantity of the foundations was 468 bore piles with each has 18 metres deep which need to be achieved to finish in 1,5 months.

Normally daily production for construct bore pile was 3-4 bore piles/daily with 1 main mobile crane, and 1 service mobil crane. Within this project, the daily production that need to be achieved was 12 bore piles/day.

PT. Indopora deployed 5 main mobile cranes 25 ton, 7 service mobile cranes 15 ton, and 4 excavators or backhoe for developing the work-site.

The main contractor, PT. Pembangunan Perumahan started to develop the site facilities, construct the access road and any other preparation for starting the up & down construction method.

Ir. Condro Pranowo, as a Site Operation Manager 1 was in charge for developing the coordination with PT. Indopora. Assisted by Asep Budiyana BE, as General Superintendant.

The target was successfully achieved, and within the interface start-to-start time table, the excavation has been planned to start in the midle of bore pile works schedule plan.

Even the silty clay charateristic gave difficulties, but fortunately the rain has not come in yet on site, instead the october was the starting month for rainy season.

In that case the target should be reached, Thanks to God, if the rain came more early at the stage of bore piling works, then all of us were finished. (Project Manager, Dec. 2005)

October - November 2005

This picture shows how the area was very huge, up to 10,000 sq.m.

The light brown colour silty clay soil dominated the whole area, this picture was taken before the rain came into the site. It was nice to work with the dry silty clay; harder surface to be passed through by any equipments, nice looking and easy to be developed.

Two mobile cranes were in preparation for starting the works, and the excavator was doing an excavation to clean the area around the bore piles.

This right side picture shows the other main mobile crane had just finished its drilling works.

This left side picture shows one of the service crane was starting to take the reinforced steel bar to the drilling hole.

The reinforced steel bar would be installed inside the steel casing, and poured by 350 kg/cm2 strength concrete

The right side picture shows several bore piles foundation that had been finished. The excavator had cleared the soil around the bore piles.

This picture was taken after some light rain had come to the site, and the silty clay had shown its terrible charateristic. Its density changed dramaticaly, from hard became slurry and the mass and volume were floating.

Now we have the trully enemy of the projec
t, the silty clay. (Site Operation Manager 1, Nov. 2002)

This left side picture shows, one team of supervisors was doing a marking for level of height on the bore piles.

The marks would be taken as a guidance for doing the next step of works, and gave the information about the level of high of the current position at the current location.

We have always no enough soil informations from the client. We were doing an extreemely high risk works. (Site Engineering Manager, Nov. 2005)

This shows another picture of the situation after the rain had come to the site.

The view became terrible, filled with water anywhere, and the "mud" of silty clay made traps for everybody who walked to the site.

The picture also shows that the neighbours' wall were very tight, and there were no have any space at all with the neighbours' property.

The Project Manager urged to provide daily monitoring system to the condition of the neighbours' buildings. If the walls are moving at least more than 1,5 cm, then their properties will rumble and we will take many lives of our neighbours (Project Manager, Nov. 2002)

This left picture shows how the site supervisors doing their supervisory works.

Work faster means no ignoring the quality of work (Ir. Issa Darujati, West Java (4th) Branch Manager).

The picture shows one of excavator was doing a site access preparation.

The access will be used for the next excavation works for providing high mobility to all the equipments which will be involved in the huge excavation works.

Main ramp was partially developed, and it would become the main access for the excavators, dump trucks, and any other equipments.

The main key for succesfull top-down construction is in the making of the right and proper access of the excavation works. That is the soul of our project. (Project Manager, Nov. 2002)

This left side picture was taken on the begining of november 2002, when the main ramp had nearly finished.

The left side small building on the picture was the temporary site office of the project.