DEVELOPMENT OF TALL BUILDINGS IN JAKARTA

Davy Sukamta 1)

Abstract Indonesia experienced a building boom in the year 1980 1997, during which period the height limitation imposed by the municipality of Jakarta was gradually increased. Before 1980, most buildings are 8-storey or lower with the few exception on those along the main business street of Jalan M.H. Thamrin and Jendral Sudirman. One of the first tall building in Jakarta is the Wisma Nusantara (see Figure 1), a 30-storey steel structure building designed and constructed by Japanese firms in the early 1970s. After year 1980, the height limit in most part of the business district in Jakarta was increased subsequently to 16-storey, 24-storey, 32storey and later it is open to the sky. Abstrak Indonesia mengalami booming pertumbuhan bangunan gedung pada tahun 1980 1997, masa dimana batas ketinggian di Jakarta secara berangsur-angsur meningkat. Sebelum tahun 1980, sebagaian besar bangunan gedung adalah 8 lantai atau kurang dengan beberapa perkecualian pada sentral bisnis di Jl. M.H. Thamrin dan Jendral Sudirman. Satu dari bangunan gedung tinggi pertama di Jakarta adalah Wisma Nusantara (lihat Figure 1), bangunan 30 lantai dari baja yang direncanakan dan dibangunan oleh perusahaan Jepang pada awal tahun 1970. Setelah tahun 1980, batas ketinggian pada sebagai besar sentral bisnis di Jakarta meningkat secara teratur dari 16 lantai, 24 lantai, 32 lantai dan selanjutnya semakin meninggi.

Figure 1. Wisma Nusantara, Jakarta

President of HAKI, Principal of Davy Sukamta & Partners

1. CONSTRUCTION INDUSTRY IN INDONESIA Before 1980, most of the development in the construction industry belongs to the government. With the influx of foreign investment, many private developers began to build hi-rise building in Indonesia. For a government project, the job is tendered by the related department, and a CM consultant and a general consultant will first be appointed. Then they will call for tender and appoint a general contractor. Most of the involved parties are local companies, if not all. The private sector brings a different system. Most often they have their own project management team and then apply the consultants, such as architect, structural engineer and ME/P engineer directly. There are a few cases where the Owner proceeds with ECP method. For big projects, the architect is mostly foreign firm working together with a local company, while the local engineering firms have seen better prospect as they have get a very good share of the projects.

2. THE LOCAL CODES Indonesia has its own codes covering nearly all aspects of engineering. The codes are reviewed periodically and revised. In the field of concrete, there are three codes that governs the design ; The Indonesian Loading Code SKBI-1.3.53. 1987, the Indonesian Concrete Codes, SNI 03-28472002, and the Indonesian Seismic Loading Code, SNI 03-1726-2002. All the three codes are biased heavily to the American practice. Due to limited budget, the codes cannot be revised in a fix periodical basis. For example, the Indonesian Concrete Code was first established in 1935, then revised in 1955, 1971, 1991 and recently in 2002.

3. DESIGN PRACTICE Indonesia has adopted the Construction Services Act No. 18 year 1999 as the standard of conduct for doing business in construction industry. Under this Act, only certified engineers are allowed to do any activities in construction services. The Construction Services Development Board (LPJK) issues the certificate in coordination with professional association or contractor association. HAKI (Indonesian Society of Civil and Structural Engineers) has been given the authority to conduct the certification process for its member. HAKI uses the similar system as what has been used in Commonwealth Country for its certification process. The flowchart of the process is presented in Figure 2. The certified engineer will then be registered to LPJK In the Municipality of Jakarta, a special license, issued by the governor of Jakarta, is needed if a person wants to do design or supervision work. To qualify, he or she must first be a member of HAKI. All design is reviewed by the construction section of the Municipality of Jakarta. If the building is higher than 8 levels, the reviewed is conducted by a special board whose members are elected by the governor. Indonesian consultants use sophisticated analysis procedure in their work. Designing and drafting are mostly performed with the aid of computer. It is a normal practice to make a 3-D computer model for analyzing a structure. In geotechnical engineering, commercial programs like PLAXIS, FREW is widely used.

Graduated from accredited university

3 years work experience

P.E. Certification after 1 year 3-year interval no check yes P.E. HAKI

METHOD : self-assessment Write CV Write 3 narrations Claim CDP hours Interview

Figure 2. Flowchart of the Process for PE Certification

4. FOUNDATION SYSTEM Most hi-rise building in Jakarta is built on deep foundation. Precast concrete driven pile is the most popular foundation system. Bored-pile is used if the solution using precast driven pile is not viable, either because of the huge load imposed by the tall building, or because of the surrounding condition, or because of high hydrostatic pressure (uplift) due to deep basement and high water table combined with earthquake-induced tension force. The biggest and deepest bored pile construction ever used in Jakarta is the foundation of the 48-storey Plaza Indonesia Tower currently under construction. It has a diameter of 1.8 m, reaching 70 m deep from the surface with an allowable compression load of 16 MN. The pile must be tested to two times the design load. For driven pile, one out of one-hundred piles must be tested, while for bored piles an even more stringent requirement of 1 to 75 is applied. Tests must be done by exerting physical force to the pile. There are three methods of pile load test currently accepted in practice. The first one is the traditional kentledge method, using stacked concrete blocks (1 cu.m) as counter weight. For bigger load and difficult site condition, load test by using reaction piles as a mean to transfer load to the pile is also performed. The third method, which is beginning to gain popularity, is the Osterberg Cell method. In this method the O-Cell is buried inside the pile. It will exert upward and downward pressure, so the friction and end bearing component can be measured directly. The O-Cell is normally used for big load and to test the tension capacity of the pile. It had been used in the 24-storey Pakubuwono Apartment, the 48-storey Plaza Indonesia Tower and in the bridge of Cipularang motorway. Testing by PDA method is only allowed for part of the whole test program, i.e 25 percent of the total number of tests.

5. BASEMENT CONSTRUCTION Before 1980, only a few building has basement of one level. As demand for parking increases and often this is an important factor in determining the success of a development, parking building and deeper basement become a common practice, especially in big cities like Jakarta, Surabaya and Bandung. In the last ten years we have seen some buildings in Jakarta with deep basement up to 5-6 levels, with excavation depth reaching 23.5 m. For one level basement, open cut excavation is common. Sometimes steel sheet pile is used. For deeper excavation, a retaining structure is used, unless the site has adequate soil strength to accommodate the use of natural slope or reinforced slope (soil nailing) open excavation. Excavation up to 10 m deep with open cut method has been performed is Jakarta. Figure 3 shows the construction site of Menara Prima, a 28-storey office building with 3-level basement, where the open excavation system was used. The common retaining structure system is contiguous bored-piles, secant pile or diaphragm wall. Precast prestressed concrete sheet pile has also been used in limited project in Jakarta. For supports, ground anchor as tie-backs is popular method. Steel strutting has limited application due to the high cost of steel profile. Recently top down construction is gaining acceptance. Sofitel Gran Mahakam Hotel, the Manhattan Hotel, Menara Bank Mega (13 m deep excavation), and NISP Head Office building (16.7 m deep) used top-down system. Figure 4 shows excavation below concrete slab in progress for the basement of NISP building. In the Plaza Indonesia project, the system is extended as up-down construction, where upon completion of the basement, the super-structure will reach level 10. Figure 5 shows the artist impression of the Plaza Indonesia Tower to be completed in 2009.

Figure 3. Open Excavation for Menara Prima

Figure 4. Excavation below concrete slab for NISP

Figure 5. Plaza Indonesia Extension

6. STRUCTURAL SYSTEM The most common and popular structural system used in Indonesia is open frame, all cast-in-situ reinforced concrete construction. This type of construction is very popular due to the simplicity in the design and the familiarity of the contractor with the system. Raw material for concrete is readily available in abundance. As taller buildings are being built in big cities, notably in Jakarta, other structural system comes into play. For buildings around 12-storey to 32-storey high, a combination of open frame and shear wall is commonly used. The shear wall often forms the corewall in the shape of C, I or O. As the building gets taller, effort to reduce the floor to floor height is made through the introduction of other gravity system like band beam, flat slab or flat plate and prestressed post-tensioned beam. Figure 6 shows the structural plan of Menara Prima, a 28-storey office building in Jakarta. The gravity system for this building is RC slab and beam, and the lateral system is RC corewall and open frame. Figure 7 shows the structural plan of the NISP building, the head-office of the NISP Bank in Jakarta. The 23-storey building uses flat slab with drop panel and perimeter beam as the gravity system. The FFH is 3.65 m and the net ceiling height is 2.6 m. For the apartment building, the

use of flat slab is gaining popularity in the last decade or so. Flat plate combined with special reinforced concrete shear walls as bearing wall system has been used successfully in hotel and apartment projects. According to the IBC codes, this system is permitted to be used without any height limitation for building which falls into seismic design category C, but must be limited for SDC D. In Indonesia such limitation is not stated, but prudent engineers impose themselves on such regulation. Building in South Jakarta tends to fall into SDC C, while further North it tends to fall into SDC D due to the poorer soil condition.

Figure 6. Structural plan for Menara Prima

Figure 7. Structural plan for NISP Bank

The use the outrigger in tall building was first introduced in the 52-story Amartapura Apartment (162 m), in 1994. The lateral system of this tower is core wall and 3-story deep RC outrigger beam. In the Peak@Sudirman, outrigger is put at three locations along the height of this 50-story (218 m) apartment building. The outrigger stiffens the structure effectively and proved to be a very efficient lateral system for tall building.

7. CONSTRUCTION METHODOLOGY In recent time, most if not all buildings in Indonesia are built by local contractors. The era after 1970 was the beginning of the construction of hi-rise building. Some of the early buildings were designed and built by the Japanese. After 1970, some joint venture companies worked to complete buildings in Jakarta : The Widjojo Center, Ratu Plaza, The President Hotel, the Mandarin Hotel and many others. The local contractors from state-own to private sector companies learned very fast and by 1980s these contractors had the capability to build hi-rise building on their own. Some of them are very advanced. One company promotes the use of semiprecast building system, consisting of precast half slab with in-situ concrete core and in-situ beam-column joint for beam elements. The first big application for this system is in the Kelapa Gading Mall 3 project, where the contractor completed a 90,000 sq.m mall in 7.5 months. It had also been used successfully for the Jakarta City Center project, a very huge retail complex with a total floor area around 500,000 sq.m See Figure 8. During the peak months, the contractor cast around 100,000 sq.m of floor area per month, three months in succession. Formwork system takes around 25 percent of the cost of the super-structure. Before 1980, timber and plywood was used for formwork. Nowadays, more modern system is being used. For hi-rise construction, the construction of the corewall normally proceeds ahead two to three floors, using a mechanized jump form system. The floor will follow later. Construction of the floor using flying form or Perri / Doka formwork is a common practice as shown in construction of Menara Prima (Figure 9).

Figure 8. Jakarta City Center in progress

Figure 9. Formwork for Menara Prima

Concrete is normally delivered to the site by ready-mix suppliers. Concrete grade up to 60 MPa has been used successfully in building projects. The use of concrete pump is a common practice, pumping up to 160 m high.

8. PROJECT DESCRIPTIONS A collection of several tall buildings in Jakarta is presented. The data provided is the response to a survey to engineering firms in Indonesia who had designed the project themselves. Special thanks to PT. Bita Enarcon Engineering, PT. DavySukamta Konsultan, PT. HAERTE Widya Konsultan, PT. Propenta Persisten Indonesia and PT. Wiratman and Associate, who has provided the information. Figure 10, 11, 12, 13 and Figure 14 show the structural plan, cross-section and photos of the completed projects.

Typical Floor plan

Figure 10. The Amartapura Residence Lippo Karawaci

Figure 11. The Peak@Sudirman, Jakarta

Y X

Y X

Typical Floor plan of story 1 (units in mm)

Typical Floor plan of story 4-19 (units in mm)

Typical Floor plan of story 22-38 (units in mm)

Typical Floor plan of story 39-41 (units in mm)

Level 21

Level 20

Isometric View of Outrigger

Figure 12. Menara Matahari, Lippo Karawaci

Level 4-22 Floor Plan

Level 25-44 Floor Plan

Figure 13. Ritz Carlton, Jakarta

Level 15 - 18 Floor Plan

Level 34 - 36 Floor Plan

Figure 14. Sudirman Place, Jakarta