Masjid Al Haram Abraj Al Bait Towers Makkah Asset and...
Transcript of Masjid Al Haram Abraj Al Bait Towers Makkah Asset and...
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KONVENSYEN STRATEGIK PENGURUSAN ASET KERAJAAN (KONSPAK) 2014
Masjid Al Haram &
Abraj Al Bait Towers Makkah
Asset and Facility Management
18 September 2014
Al Borj International
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SECTION 1 : PROJECT INTRODUCTION
SECTION 2 : OUR CHALLENGES & EXPERIENCE AT ABRAJ AL BAIT
SECTION 3 : LESSONS LEARNT ON IMPORTANCE TO INCORPORATE FM
DURING DESIGN & CONSTRUCTION STAGE
SECTION 4 : OUR ACHIEVEMENTS
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CONTENTS
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SECTION 1
PROJECT INTRODUCTION
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PROJECT LOCATION
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King Abdul Aziz Endowment project is a Design-Build-Operate-Transfer commercial and residential complex consisting of seven towers with a Gross floor area of over 1.5 million square meters, making it the largest concrete built up structure in the world. Acknowledging tradition and heritage, King Abdul Aziz Endowment project offers visitors to Makkah the most modern facilities and amenities available while respecting the proximity to Masjid Al Haram.
COMPLEX CONSTRUCTION HARMONIOUSLY INTEGRATING MODERN DESIGN WITH CULTURAL AND RELIGIOUS ATTRIBUTES
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6 Aerial view of Masjid Al Haram
Building : “Masjid Al Haram”, Makkah, K.S.A
Building Owner : Government of KSA
GFA : Current : 3.9 Million Sq ft
: After Expansion : 5.0 Million Sq ft
Building Served : a) Mosque
: b) Ka’bah
: c) Well of Zamzam
Capacity : 2.5 Million pilgrims (after expansion)
PROJECT INTRODUCTION – “MASJID AL HARAM”
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Building Owner : Government of
Kingdom of Saudi Arabia
Concessionaire : Saudi Binladin Group (SBG)
Facility Manager : Alborj International for
Operation & Maintenance
Gross Floor Area : 16 Million Sq ft
Building Mix : a) Residential
b) Hotels
c) Clock Tower
d) Offices
e) Retail Shops
f) Restaurants
g) Auditorium
h) Car Park
District Cooling Plant : 48,000 tons refrigeration
Capacity : 80,000 pilgrims
PROJECT INTRODUCTION – “ABRAJ ALBAIT TOWER”
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KSA Government
GOVERNMENT AGENCIES
• Civil Defense
• Ministry of Hajj • Ministry of
Tourism • Police Pilgrims
Service Providers
Assets & Property
Management Company
Al Borj
Facility Management (FM) Team
Operations & Maintenance
INVESTORS
• Hotel Owners
• Hotel Operators • Resident
Owners • Retail Owners
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SECTION 2
OUR CHALLENGES & EXPERIENCE AT ABRAJ AL BAIT
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Changes in user requirements due to change in design intent resulting in
major reworks in design and construction
Change in design requiring change or adjustment in some systems or equipment
Initial delay in handover resulted in having overstaffing and increased operational cost
Limited local experienced CIFM service providers resulted in having many service providers, overlapping scopes and operational gaps
FM services provided concurrent to construction and infrastructure completion
OUR CHALLENGES & EXPERIENCE AT ABRAJ AL BAIT
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Lack of FM involvement in the design and construction stage led to:
Increase in cost and additional manpower requirement
Partial handing over in phases due to commercial and demand requirements
Delay in handover of systems and equipment
Operational challenges
Delay in completing Asset registry
Incomplete Technical Library due to delay in collecting related handover documentations
OUR CHALLENGES & EXPERIENCE AT ABRAJ AL BAIT (cont..)
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Contractual challenges
Non comprehensive outsourcing service
Service scope and quality standard not defined
Challenge to maintain service at required level
Higher service rates
Recruitment challenges being in Makkah
High demand with low supply of technical skilled workers
Project in Makkah requires specific religious regulations
Limited experienced FM local resources
Complex FM operational planning to manage peak seasons in Makkah (Ramadan and Hajj)
OUR CHALLENGES & EXPERIENCE AT ABRAJ AL BAIT (cont..)
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OUR CHALLENGES & EXPERIENCE AT ABRAJ AL BAIT (cont..)
Managing service providers was difficult because there was no initial measurement standards
Not being able to measure the performance initially risked having shorter asset life span
Difficulty in operating, maintaining, controlling and managing the facility
Unable to have an accurate budget for FM services
Challenge in managing large number of staff from different nationalities, languages and cultures
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CHALLENGES OF HAVING MULTI NATIONAL WORKFORCE WORKING IN HARMONY
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CHALLENGES OF HAVING MULTI NATIONAL WORKFORCE WORKING IN HARMONY
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SECTION 3
LESSONS LEARNT ON IMPORTANCE TO INCORPORATE FM DURING DESIGN & CONSTRUCTION STAGE
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7 MAJOR LESSONS LEARNT
1. Incorporate FM in the planning stage
2. Handover Plan
3. Standardized Policies and Procedures
4. Best Practices
5. Enterprise Resource Planning (ERP)
6. Technical Library
7. Implement CIFM by engaging competent
FM service provider
LESSONS LEARNT ON IMPORTANCE TO INCORPORATE FM DURING DESIGN & CONSTRUCTION STAGE
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IMPORTANCE OF INCORPORATING FM AT PLANNING STAGE
Very important to Plan, Budget and Align design, construction with FM requirements prior to start of any project
Based on our experience and challenges faced, we believe the return on investment from investing in FM in the design and construction stage is greater than the cost that will be incurred if this is not done
Minimizing costly modifications to systems during operation phase
Energy & Cost Saving by implementing the right systems and assets
Optimizing space management and occupancy opportunities leading to improved space efficiency and increased revenue
LESSONS LEARNT ON IMPORTANCE TO INCORPORATE FM DURING DESIGN & CONSTRUCTION STAGE
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HANDOVER PLAN
Pre-agreed Handover Policies and Procedures
Defined Areas to be Handed over with agreed Time Frame
Defined Equipment and System to be Handed over with agreed Time Frame
Agreed Transition Schedule from Construction to Operation
Ensure handover drawings and documentation are updated and approved by consultant
Appropriate endorsement of green building products
LESSONS LEARNT ON IMPORTANCE TO INCORPORATE FM DURING DESIGN & CONSTRUCTION STAGE
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STANDARDIZED POLICIES & PROCEDURES
Clear policies and procedures lead to:
Clear and defined Roles and responsibilities
Improved quality of service
Improved efficiency in operation
Clear directives and objectives
Standard guidelines
Guided performance monitoring
Continuous improvements
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LESSONS LEARNT – STANDARDIZED POLICIES & PROCEDURES
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BEST PRACTICES
Transformation of work culture and mind set from corrective to proactive
culture
Clear, Defined scope and responsibility leading:
Benchmarking performance
Improved Communication in operation
Improved efficiency in service
Improved quality of service (Satisfied Clients)
Faster response & service time
Cost reduction
Customer Focused Approach
MANAGEMENT BY MEASUREMENT
ALIGNED
VISION
PLAN
OPERATE
MEASURE
LESSONS LEARNT – APPLYING BEST PRACTICES
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LESSONS LEARNT – ENTERPRISE RESOURCE PLANNING (ERP)
ENTERPRISE RESOURCE PLANNING (ERP)
Systematic & Standardized transformation of information from construction to FM operation
Efficient and smooth control of deliverables and responsibilities
Single point of contact, operation centralized
help desk
Minimized labor intensive works through automation of tasks
Increase productivity and improve response time
Information communicated and shared is standard and unified
Real time data allowing accurate reporting and calculated performance measurement
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TECHNICAL LIBRARY
Centralized Information Centre
Effective standardized and systematic data management
system
Updated and structured documentation
Easy retrieval of records, history and report
Precise Forecasting and Capital Expenditure information
Performance Worth
Strategic evaluation and decision making
Tool to support accurate reporting
LESSONS LEARNT – TECHNICAL LIBRARY
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IMPLEMENTATION OF CIFM CONCEPT
Appoint competent and experienced Facility Management organization
Change management culture, from corrective to proactive
Customer Service and Client Focused
Performance Management: Introducing KPIs to measure and manage performance
Implementation of QMS (Policy, Procedure & Certification)
Knowledge Transfer via training
LESSONS LEARNT – IMPLEMENTATION OF CIFM
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COLLABORATION WITH MALAYSIAN EXPERTISE
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COLLABORATION WITH MALAYSIAN EXPERTISE
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COLLABORATION WITH MALAYSIAN EXPERTISE
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SECTION 4
OUR ACHIEVEMENTS
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10 KEY ACHIEVEMENTS:
1. Set up Quality & Information Management System
2. Implemented CIFM leading to new business
opportunities
3. Create a proactive culture
4. Implementation of ERP system
5. Set up centralized technical library
6. Development of FM Contract
7. Establish centralized single point of contact
8. Improved Space & Property management
9. 20 % reduction in manpower
10. 15 % reduction in contract values
OUR ACHIEVEMENTS
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