Strategi Pengelolaan Green Building Berbasis SWOT dan Cost-Benefit Analysis: Studi Kasus Gedung Chairul Saleh

Abstract

Pertumbuhan kawasan perkotaan meningkatkan kebutuhan gedung perkantoran yang berdampak pada konsumsi energi, penggunaan air, dan emisi karbon. Gedung Chairul Saleh Kementerian ESDM telah menerapkan efisiensi energi dan konservasi air, namun sebagai gedung terbangun masih menghadapi kendala teknis, biaya, dan koordinasi sehingga diperlukan strategi pengelolaan yang layak secara ekonomi dan lingkungan. Penelitian ini bertujuan mengevaluasi kesesuaian Gedung Chairul Saleh terhadap Greenship Existing Building v1.1, menilai kelayakan ekonomi program energi dan air, mengidentifikasi faktor internal dan eksternal melalui analisis SWOT, serta menyusun strategi peningkatan Green Building. Analisis dilakukan menggunakan penilaian Greenship, Cost-Benefit Analysis (CBA), SWOT, serta evaluasi Skenario Aktual dan Skenario Optimalisasi dengan indikator Net Present Value (NPV), Discounted Payback Period (DPP), dan Net Benefit-Cost Ratio (Net B/C). Hasil penilaian Greenship menunjukkan bahwa Gedung Chairul Saleh memperoleh 77 dari 117 poin dan mencapai peringkat GOLD. Hasil Preliminary CBA menunjukkan bahwa program aktual belum layak secara ekonomi dalam periode implementasi awal. Pada aspek energi diperoleh NPV sebesar -Rp2.302.173.996, Net B/C sebesar 0,6, dan DPP belum tercapai. Pada aspek konservasi air diperoleh NPV sebesar -Rp292.366.417, Net B/C sebesar 0,15, dan DPP belum tercapai. Hasil tersebut menjadi dasar perlunya strategi lanjutan untuk meningkatkan manfaat jangka panjang. Hasil SWOT menunjukkan Gedung Chairul Saleh berada pada Kuadran I atau posisi pertumbuhan (growth position), dengan nilai faktor internal 1,44 dan faktor eksternal 0,63. Rekomendasi strategi diarahkan pada optimalisasi sistem MVAC/chiller, penggantian lampu TL menjadi LED, perbaikan ducting AHU, peningkatan kapasitas PLTS, optimalisasi air hujan dan kondensat AC, serta pemanfaatan greywater untuk kebutuhan non-potable. Hasil Advanced CBA menunjukkan bahwa efisiensi dan konservasi energi lebih layak secara ekonomi dibandingkan konservasi air. Skenario Aktual energi menghasilkan NPV sebesar Rp2.535.923.971, Net B/C 1,9, dan DPP 13,2 tahun, sedangkan Skenario Optimalisasi meningkatkan NPV menjadi Rp3.440.911.684, Net B/C 2,2, dan DPP 13,3 tahun. Pada konservasi air, Skenario Aktual belum layak (NPV -Rp507.922.934; Net B/C 0,6), sementara Skenario Optimalisasi menjadi layak dengan NPV Rp5.564.844, Net B/C 1,0, dan DPP 19,1 tahun. Hasil ini menunjukkan bahwa optimalisasi Green Building berpotensi meningkatkan kualitas lingkungan gedung sekaligus memberikan manfaat ekonomi jangka panjang, terutama melalui efisiensi energi dan konservasi air.

Urban growth has increased the demand for office buildings, leading to higher energy consumption, water use, and carbon emissions. The Chairul Saleh Building of the Ministry of Energy and Mineral Resources has implemented energy-efficiency and water-conservation measures but still faces technical, financial, and coordination challenges, requiring an economically and environmentally feasible management strategy. This study evaluated the building's conformity with Greenship Existing Building version 1.1, assessed the economic feasibility of its energy and water programs, identified internal and external factors through SWOT analysis, and developed Green Building improvement strategies. The analyses included Greenship assessment, Cost-Benefit Analysis (CBA), and SWOT, using Net Present Value (NPV), Discounted Payback Period (DPP), and Net Benefit-Cost Ratio (Net B/C) as economic feasibility indicators. The Greenship assessment showed that the Chairul Saleh Building obtained 77 out of 117 points and achieved the GOLD rating. The Preliminary CBA results showed that the actual programs were not yet economically feasible during the initial implementation period. In the energy aspect, the NPV was -IDR 2,302,173,996, with a Net B/C of 0.6, and the DPP was not achieved. In the water conservation aspect, the NPV was -IDR 292,366,417, with a Net B/C of 0.15, and the DPP was not achieved. These results provide the basis for developing further strategies to increase long-term benefits. The SWOT results showed that the Chairul Saleh Building was positioned in Quadrant I, or the growth position, with an internal factor score of 1.44 and an external factor score of 0.63. The recommended strategies were to optimize the MVAC/chiller system, replace fluorescent lamps with LED lamps, repair AHU ducting, increase solar PV capacity, optimize rainwater and AC condensate utilization, and use greywater for non-potable uses. The Advanced CBA results showed that energy efficiency and conservation had greater economic feasibility than water conservation. In the Actual Scenario for energy, the NPV was IDR 2,535,923,971, with a Net B/C of 1.9 and a DPP of 13.2 years, while the Optimization Scenario for energy resulted in an NPV of IDR 3,440,911,684, a Net B/C of 2.2, and a DPP of 13.3 years. For water conservation, the Actual Scenario was not feasible, with an NPV of -IDR 507,922,934 and a Net B/C of 0.6, while the Optimization Scenario resulted in a positive NPV of IDR 5,564,844, a Net B/C of 1.0, and a DPP of 19.1 years. The results indicate that Green Building optimization can improve the building’s environmental quality while providing long-term economic benefits, particularly through the implementation of energy-efficiency and water-conservation programs.