Metoda Design and Build dalam Proyek Konstruksi:
Konsep dan Teori
Krishna Suryanto Pribadi Ciriajasa E.C. Series
11 November 2023 Jakarta
Pengadaan Proyek
Design & Build
• Pengadaan rancang dan bangun adalah proses dalam konstruksi di mana suatu organisasi
memilih kontraktor untuk
melaksanakan rancangan dan pembangunan suatu proyek.
• Proses ini biasanya melibatkan pemilihan setidaknya satu
proposal penawaran dari kontraktor yang memenuhi syarat.
• Tujuan dari pengadaan desain dan pembangunan adalah untuk memaksimalkan efisiensi,
akurasi, dan efektivitas biaya
proyek sekaligus memastikan
bahwa tingkat kualitas yang
diinginkan tetap terjaga.
Definisi Rancang dan Bangun (D & B)
Pasal 1 Ayat 16 Permen PUPR No. 25 Tahun 2020 Tentang
Standar Dan Pedoman Pengadaan Pekerjaan Konstruksi Terintegrasi Rancang Bangun Melalui Penyedia
Rancang dan Bangun
(Design and Build) adalah seluruh pekerjaan yang berhubungan dengan
pembangunan suatu
bangunan, yang Penyedianya memiliki satu kesatuan
tanggung jawab perancangan dan pelaksanaan
konstruksi.
Alternative Contractual Arrangements for
Delivering Highway Infrastructure (FHA –USA)
Source: Pakkala, Pekka. Innovative Project Delivery Methods for Infrastructure - An International Perspective. Finnish Road Enterprise, Helsinki, 2002, p. 32.
Perbandingan 3 project delivery
methods
POLA ORGANISASI
PROYEK DESIGN BUILD
History of D&B
• Pyramids, the Parthenon and the Pentagon were all built on the same tried and true method: Design and Build
• These magnificent structures were built by individuals
known as Master Builders. They were responsible for the entire project from design through construction.
• Design-Build became a law about 2000 years later in the kingdom of Babylon. In years to come, the Parthenon, the Theatre of Dionysus and other long-lasting structures would be built.
• Design-Build continued to work very well for man until the Renaissance, when architects decided they wanted their own profession as distinct from the builder.
• In the last decade, we have seen a changeover from Design-Bid-Build to Design-Build. The reason for the
changeover is simply the involvement required in modern- day projects.
How about Borobudur?
Manfaat Pengadaan Design and Build
• Untuk proyek dengan tenggat waktu yang ketat, pengadaan desain dan pembangunan
merupakan metode yang cocok.
• Pendekatan ini seringkali lebih terjangkau dibandingkan metode pengadaan konstruksi tradisional.
• Banyak pengguna-jasa terbantu dengan kemudahan dalam
memiliki satu titik tanggung jawab.
• Lebih mudah mengandalkan satu
kontraktor daripada berkoordinasi
antara kontraktor dan tim desain
terpisah.
The Design-
Build Process
1. Site selection
2. Project conception and feasibility
3. Preliminary Design and Cost Estimation
4. Selecting the Design-Build Team
5. Design phase
6. Finalizing the contract 7. Construction phase
8. Project closeout and post-
construction review
Design and
Build Process
Sequence of Project Delivery
Activities by Contract Approach
Source: Dr. Keith Molenaar,University of Colorado at Boulder
Keunggulan dan Kelemahan Metoda Design-Build
Pros & Cons Design-Build Contract
Pros Cons
• Non-traditional and somewhat new – some Owners are not comfortable with this method
• Hands-off for the Owner. Inability for Owner to influence design/construction
• Complex early preparation and
planning – Need a well-defined scope.
Preparation of indicative design/statement of
requirements/performance specifications by the Owner
• Single party with full responsibility. One “neck to choke” for the Owner
• Price certainty for Owner
• Non-linear schedule, leads to ability to expedite project
• Ability for Owner to transfer risk to Design- Builder
• Ability to complete early works ahead of main contract (utility relocations, etc.)
• Ability to implement design/construction
innovation - Contractor on board early in the process to provide design and constructability input
• Ability to reduce claims
Type2 hubungan
kontraktual dalam design
& build (Canada
Examples)
models of architect-led design–build
models of contractor-led design–build
Peran Design Manager
• Help the contractor in deciding design effort, based on design documentation, tecgnical description and GCC provided by the client
• Being the main point of contact between the design office and the client.
• Preparation and presentation of reports on design work to the client (for example weekly or monthly).
• Agreeing on design solutions with the client.
• Clarifying technical inquiries – both
between designers and the client, as
well as between the general contractor
and the client.
Peran Design Manager
• Supervision so that the design work is of adequate quality. It concerns the internal quality system of the office and its documentation.
• Ensuring that the project
documentation is delivered on time, in the ordered quality, and within the budget.
• Informing the client in the event of possible delays or other risks
related to the design work.
Construction
Management role in Design Build Projects
Construction management firms can help Owners bypass the causes of unsuccessful DB projects:
•Lack of experience with design-build or project management in general
•Poor communication between the owner and builder
•Understaffing or turnover within the owner’s, designer’s or builder’s
organization.
CM can provide Owners with critical and unique services on both design-build from evaluation of the design-build proposals through project construction and the final punch list, supplement the Owner’s own staff,
Role of CM as the
Owner’s Representative or Agent on a design-build
project.
• provide input on contract
decisions, helping the Owner decide whether or not the DB approach is suitable for the project.
• establishes budgets and time schedules, and can help the Owner qualify and select
designers, design builders and other consultants.
Pre-design services :
Role of CM as the
Owner’s Representative or Agent on a design-build
project.
• The designer of record has a direct contractual relationship with the contractor, not the Owner,
• As such, the CM serves a critical role by providing an objective evaluation of design builder alternatives and verifying conformance with contract requirements.
• CM’s services includes the independent
documentation of communications between the Owner and the designer.
• The CM also may perform some or all of the following:
• Monitor the design process
• Verify design conformity to the Owner’s program
• Manage design schedule and cost
• Update the project schedule and budget as the design progresses
• Perform value engineering or value analysis of the design
• Review the design for constructability
• Maintain quality assurance and quality control of the construction documents.
Design Phase
Role of CM as the
Owner’s Representative or Agent on a design-build
project
Value Engineering
Individual design-build teams
typically perform value engineering during their proposal preparation, as part of their competitive efforts to win the project.
During proposal review, the CM provides an independent and objective evaluation of which alternatives can be most easily
constructed, and any shortcomings
that may be involved.
Role of CM as the
Owner’s Representative or Agent on a design-build
project.
o to ascertain and ensure that work is being performed in conformance with contractual documents.
o developing and implementing a construction or management plan, specific to the project.
o performs tasks that typically would be provided by an architect, which include:
o Review and certify contractor payments o Prepare and/or review change orders or
construction change directives
o Inspect for substantial and final completion o Authorize minor changes that do not affect
the contract time or price
o Other key roles provided by a CM may include public relations, environmental monitoring,
project schedule and budget monitoring, project accounting and document control.
Construction Phase
Role Of Contractor In A Design-Build Contract
Project management:
• Oversee construction from start to finish.
• Plan the budget, schedule the project, and managd the design and construction teams.
• keep the project on schedule and within budget.
Design creation:
• creating the design of the project
• meet the owner's budget and requirements. T
• ensure the design complies with all building codes.
Value engineering:
• seeks out chances to cut costs without compromising quality.
• Find opportunities and include in the design by the contractor.
Role Of Contractor In A Design-Build Contract
Risk management:
• managing project-related risks
• identify potential risks and develop steps to lessen them
• ensure project-related workers and public safety.
• Monitoring the construction timeline,
• collaborating with subcontractors, and
• ensuring the project is completed according to specifications.
Quality control:
• develops quality control procedures to ensure a high-quality project.
Communication strategy:
• Communicates between the contractor, owner, and design teams.
• Regularly reports on the project's progress and resolve any issues that arise.
Prime contract
between the owner and design-builder
Standard design-build contract forms widely used in the United States:
1.DBIA –very common in design-build project delivery. Most of
DBIA’s 26 standard contract documents were published in 2010 and 2012. DBIA documents are used in both vertical construction and horizontal (infrastructure) work.
2.American Institute of Architects (AIA) – AIA has approximately 11 contract documents specific to design-build, most recently
published in 2014-2015. Used largely on vertical construction projects.
3.Engineers Joint Contract Documents Committee (EJCDC) – A joint venture of the (ASCE), (ACEC), (NSPE), EJCDC has a family of 16 design-build documents in its D-series, most recently
published in 2016. Used largely for horizontal projects.
4.ConsensusDocs – ConsensusDocs is a coalition of
approximately 40 industry organizations, led by the Associated
General Contractors of America (AGCA). ConsenusDocs’ 400-series set d includes 22 documents, most recently updated in 2017,
primarily used on private projects.
PROCURING DESIGN-BUILD SERVICES
CONTRACTING FOR DESIGN-BUILD SERVICES
EXECUTING DESIGN-BUILD PROJECTS
Varian D&B di New
Zealand (dan
Australia)
D-B variants in Australia :
Design and
Construct; Design, development and construct; design
novate and construct:
Overview of types of
"project procurement methods" in AS4300
Source : Geoff Wood, Partner, Mallesons Stephen Jaques, The Design And Construct System For Project Delivery - Critical Issues, Sydney., ACLN Issue #64
D-B variant in Australia : Design, Novate and
Construct
Novation: Novation is the substitution of a new contract for the old one, usually with the same terms and conditions. The new agreement extinguishes the rights and obligations that were in effect under the old agreement. All parties must agree to the novation
Novation occurs when the contract
between the architect and the principal is extinguished and is replaced by a
contract with a new client (the building
contractor) usually on the same terms,
bringing about a transfer of contractual
rights and obligations
D-B variant in Australia : Design and Construct, with Novation
Source : Geoff Wood, Partner, Mallesons Stephen Jaques, The Design And Construct System For Project Delivery - Critical Issues, Sydney., ACLN Issue #64
D-B variant in Australia : Design and Construct, with Novation
Hemanta Doloi (2008) Analysing the novated design and construct contract from the client's, design team's and contractor's perspectives, Construction Management and Economics, 26:11, 1181-1196, DOI: 10.1080/01446190802512359
Impact of
novation on outcomes
Blue = positive; Red = negative; Green = Neutral
Design & Build: FIDIC
Design & Build:
FIDIC
Source : Allan Tandiono, 2023
Design &
Build: FIDIC
Role of Engineer
Who is the Engineer?
• The Engineer fulfils the project manager or
contract administration role in the FIDIC Yellow and Red Books.
• Under Clause 3.1, the Engineer can be a person or “a legal entity” (i.e. a company,
partnership, etc). If they are a legal entity, then a natural person must be appointed to act on its behalf, and notice must be given to the Parties as to who that person is.
• Whoever is appointed must be a professional engineer having suitable qualifications,
experience and competence to act, and must be fluent in the ruling language6.
Source : Fenwick Elliot, 2021
Design &
Build: FIDIC
Role of Engineer
• The Engineer has a very significant project management role under the 2017 forms.
• Examples of the Engineer’s role (and tools for project management) include:
1. Notifying the Contractor of the Commencement Date not less than 14 days before that date;
2. Reviewing programmes;
3. Measuring the Works;
4. Issuing payment certificates
5. Issuing instructions (including for variations);
6. Ensuring that the personnel of the contractor act
professionally and safely and removing them the site if they do not;
7. Inspection and testing of the works;
8. Issuing notices to correct failures;
9. Issuing Taking-Over Certificate(s);
10.Issuing the Performance Certificate;
11.Assessing and making a neutral determination.
Source : Fenwick Elliot, 2021
Design & Build: Praktek di Indonesia (PBJP)
Sumber : Emin Adhy Muhaemin, 2023
Sumber BPK, 2023
Design & Build: Praktek di Indonesia (PBJP)
Sumber : Dr. Ir. Danis H. Sumadilaga, M.Eng.Sc., 2023
Design & Build: Praktek di Indonesia (PBJP)
Sumber : Emin Adhy Muhaemin, 2023 Design & Build: Praktek di Indonesia (PBJP)
Design & Build: Praktek di Indonesia (PBJP)
Tugas Manajemen Konstruksi pada DB - Permen PUPR No.25/2020
Pasal 43
(1) Konsultan Manajemen Konstruksi atau Tim Teknis memiliki tugas:
a. melaksanakan penjaminan mutu (quality assurance) pelaksanaan pekerjaan mulai dari tahapan persiapan pengadaan,
persiapan dan pelaksanaan pemilihan, pelaksanaan konstruksi, sampai dengan serah terima akhir pekerjaan;
b. membantu PPK dan Pokja Pemilihan dalam proses persiapan pengadaan dan pemilihan Penyedia jasa pekerjaan Rancang dan
Bangun (Design and Build);
c. membantu pengguna jasa dalam melakukan persetujuan atau
penolakan perubahan Kontrak;
d. melakukan verifikasi atas tagihan pembayaran;
e. membantu pengguna jasa dalam menghitung nilai perolehan aset barang milik negara; dan
f. membantu pengguna jasa ketika dilakukan audit hasil
pekerjaan/proyek setelah serah terima akhir pekerjaan.
Design & Build: Praktek di Indonesia (PBJP)
Hasil penelitian kinerja DB pada proyek-proyek Bina Marga
Titik lemah pelaksanaan proyek DB di
Direktorat Jenderal Bina Marga berada pada fase desain.
Permasalahan dasar yang menyebabkan rendahnya kinerja DB antara lain terkait dengan:
• waktu yang disediakan untuk menyiapkan dokumen
• penawaran,
• kesiapan lahan,
• standar penyusunan Ketentuan Pengguna Jasa (KPJ) dan basic design,
• perubahan kondisi lapangan,
• personil perencana,
• koordinasi dengan stakeholder/
instansi lain,
• masa berlaku basic design.
Sumber : Taurista Yuristanti, 2020, Analisis Kinerja Proyek Design And Build Pada Proyek Jalan Di Direktorat Jenderal Bina Marga, Master Thesis, ITS
Design & Build: Praktek di Indonesia (PBJP)
Penerapan DB di IKN
Sumber : Dr. Ir. Danis H. Sumadilaga, M.Eng.Sc., 2023
Design & Build: Praktek di Indonesia (PBJP)
Isu-Isu Kritis
Sumber : Dr. Anggoro Putro, S.T., M.Sc. CCM, 2023
Permasalahan Audit Pekerjaan DB
Design & Build: Praktek di Indonesia (PBJP)
Penyebab Sengketa dalam DB
Sumber : Ir. Dona Alisyah Siregar, ST. MSc. MH. IPM, 2023
Design & Build: Praktek di Indonesia (PBJP)
Penyebab Sengketa dalam DB
Sumber : Ellyyanti, Dipl QS, BBuildCE, MSc.QS, 2023
Design & Build: Praktek di Indonesia (PBJP)
Sumber : BPK, 2023
