VALUE ENGINEERING ANALYSIS ON ANDALUSIA HOUSING PROY GRIYA GIRI PHASE II IN GRESIK DISTRICT

The need for housing continues to increase as the number of inhabitants increases. Housing development as one of the efforts to meet the needs of the community for residential houses. The Andalusian Griya Giri housing estate in Gresik Regency was built with a type. However, with the vast area in Gresik Regency and the fierce competition of housing developers who offer housing in a higher segment and at prices that do not differ much, it can be concluded that this housing is a waste of costs in development. Therefore, a way is needed to overcome this problem, namely by applying Value Engineering. This study aims to analyze the optimization of the calculation of the cost budget plan without reducing the quality and function of the building with the Value Engineering method. The analysis technique in Value Engineering of this study uses a comparative method with cost analysis. This method compares the profit price of the landcape design before it is redesigned with the design that has been redesigned, namely changing the house plan, appearance and number of house compositions / site plans so that maximum profit is obtained. This analysis uses the stages of the Value Engineering plan, namely the information stage, stage, creative, analysis stage, recommendation stage and presentation stage. Based on the results of the Value Engineering analysis at the Griya Giri Andalusian Housing Project in Gresik district, the most profitable design alternative was to use Design C with the change of type 38/72 housing units to 36 units. The profit price after redesigning from the original design, the production price of the type 38 house is Rp. 122.2 40. 00,000 becomes Rp. 9 0.728.514. The amount of profit increased generated after the redesign of the original design and the change in the number of house compositions / site plans was carried out amounting to Rp 7,864.960. 000 becomes Rp. 9,981,773,496.


INTRODUCTION
The house becomes a place to live to shelter from the outside weather and a gathering place for a family.Not only that, the house is also a place to rest, carry out daily activities and a place to show identity for the individual himself.
Gresik Regency is the most prospective area in East Java for the property sector in the Gerbangkertosusila Metropolitan area.The type and shape of this house will affect the construction of the house itself.The most visible influence is the use of building materials and materials which are differences in the type of building materials and the quantity of building materials used.The event that may occur is the waste of building materials and materials that can affect the price of the house.One of the disciplines of civil engineering, namely Construction Engineering Management (MRK), learns about how to save on project construction costs.This method is known as Value Engineering.

Tjendani
Andalusian Griya Giri Housing Developed by PT.Manzilah Visi Mulia has a comfortable residential area with a total area of 4.600 m2.located near the Gressmall shopping center in GKB Gresik regency.
Based on these conditions, the ongoing development project requires a large enough allocation of funds so it is necessary to consider that the design used has been optimal so that the price remains competitive with competitors.Therefore, it is necessary to review the design of development projects so that it is possible to make cost savings so that production prices can be lowered by identifying and reducing unnecessary costs without reducing the quality and function of the project.

Value Engineering
In general, the definition of Value Engineering is a technique commonly used to increase profits by blocking creative ideas in order to reduce production costs by not reducing function and quality or by increasing production costs followed by increasing the product.
The meaning of Value Engineering is widely stated by experts, namely Value Engineering is a concept that is neatly arranged in a system and uses the technique of finding the function of a product or service that can be reduced in production costs by not reducing the function of the product or service (the most economical).(Imam Soeharto, 2001 quoted from Society Of American Value Engineers)

Understanding Home
The definition of a house is a shelter or shelter from the influence of surrounding natural conditions (rain, sun, etc.) and serves as a place of rest after serving in the context of daily needs.
The interpretation of the house from experts is that a house is not only a building (structural), but also a place of residence that meets the conditions of a decent life, seen from various aspects of life.Home as a place to shelter, enjoy life, rest and rejoice with family.The resident gets an early impression of his life in this world in the house.The house must guarantee the interests of the family, among other things to develop, live in harmony with its neighbors and surroundings, and more than that, the house must give tranquility, pleasure, happiness, and comfort to every incident in its life.(Hartanto Wibowo, 2001)

Definition of Design and Site Plan
Design is taken from the English word, namely "Design", which means to form a plan or design before making an object, system, component and structure.Meanwhile, the Site Plan is a situation plan.The definition of a site plan is a two-dimensional drawing that shows the details of the plan to be carried out on a land plot, both regarding the layout of the house, road plan, utilities, electricity, clean water, dirty water, social facilities and public facilities

RAB (Cost Budget Plan)
According to Suyitno ( 2006) the cost budget is the cost of matrial and building materials that are calculated carefully, meticulously, and qualified.The Cost Budget Plan is the calculation of the costs required for materials and wages and other costs in the implementation of a construction or a project.

Profit
Profit is a profit derived from a reduction in cost of goods produced, other costs, and losses from income or operating income so that it is expected to be sufficient to represent the company.Profit is also called net income or net earnings.(Faturohman, 2005)

Previous Research
Here are some of the previous studies relevant to this study: Pottu, Y.E.( 2014), with the title Application of Value Engineering in the Polyclinic and Veterinary Medicine Building Construction Project, Universitas Brawijaya Malang.Alternative selection, analysis of column dimensions and alternative costs of Wide Flange Profile Steel (WF) after design changes were made was Rp. 1,927,192,938,-of the total cost of Rp .1,927,938,-of the total cost of Rp. 2.715.032.033,-Costsavings generated by Rp. 787,839,095,-(amounting to 29.02% of the initial design cost) and in terms of analysis of the selection of alternatives the global priority weight with a total value of 12,247.So that the recommendation for the design of the middle structure of the Polyclinic and Medicine Building, Universitas Brawijaya Malang uses a span column dimension of 4 m with a profile section of WF 300x300x10x15 and WF 250 x250x 9x 14, dimensions of 6 and 7 m span beams with WF profile sections 200 x 200 x 8 x 12, spans 3 and 5 m with WF profile sections 175x175x7.5x 11.

RESEARCH METHOD
This study collects references on matters related to the process and implementation of cost management on a good construction project from various sources, including: literature, both books and journals.
This informal field observation is in the form of a case study on the Andalusia Griya Giri Housing Development Project Phase II, which is to conduct direct interviews with staff / employees    2 Site Plan design A housing with an area of 4,600 m2 with an initial planning of 32 housing units after redesigning to 33 units maximizes land use by changing some area.

Figure 3 Site Plan Design B After Redesign
Figure 3 is a residential B design site plan with an area of 4,600 m 2 with an initial planning of 32 housing units after redesigning to 34 units, this change was obtained after changing the garden next to plot D10 into plots / units.So that a greater profit is obtained than the previous design.Based on figure graph 9 obtained the best and more profitable alternative is the C design composition, with the change of the previous type 38/72 32 units to 36 units.The amount of profit increased generated after the redesign of the original design was originally Rp. 7,864.960.000 becomes Rp.9,981,773,496.The increase in profit after the redesign is Rp.2,116,813,496 or 107.87% of the initial profit.

CONCLUSION
The most profitable design alternative is to use Design C, which is type 38/72 with a total of 36 units.
Alternative design of house type 38 housing Andalusia Griya Giri, namely changing the original design with a cheaper design and changing the composition of the house on the site plan.The alternative design carried out is to redesign the original shape of the plan and appearance of the building without changing the function of the building, as well as changing the number of house compositions on the siteplan using 1 type of house, namely type 38 and land area of 72 m2.Cost reduction obtained after redesign from the original production price of type 38 houses initially Rp.122,240,00,000 to Rp.90,728,514.The profit price after changing the design of each type of house, namely for type 38 design, a production profit of Rp. 9,981,773,496.Increased profit from the original design of Rp 7,864,960.000 after redesign to Rp. 9,981,773,496.

Figure 1
Figure 1 Site Plan Original Andalusian Housing Griya GiriSource: PT.Manzilah Noble Vision, 2021 Figure1is the original site plan of Andalusian Griya Giri housing with an area of 4. 600 m 2 with a total of 3 2 houses consisting of 1 house type and 1 same land area, namely type 38/72.

Figure 4
Figure 4 Site Plan Design C After RedesignFigure4is a residential C design site plan with an area of 4. 600 m 2 with the initial planning of 3 2 housing units after redesigning to 36 units, this change was obtained after changing the garden / fasum next to the plot D1 0,C9,C1 into a plot / unit .So that a greater profit is obtained than the previous design.

Figure 5
Figure 5 3Plan and HouseView type 38 after redesign Figure 5 The above 7 is a comparison of the floor plan, location of the room and the front view of the original type 38 house building and after redesign.