The DKI Jakarta government is working to improve the spatial planning system through the revision of the Detailed Spatial Plan (RDTR). The Detailed Spatial Plan is a detailed plan on spatial planning with a planning area equipped with Zoning regulations.
In accordance with the Job Creation Law, the RDTR regulation is no longer in the form of Regional Regulation No. 1/2014 on Detailed Spatial Planning and Zoning Regulations (RDTR-PZ), but a Governor Regulation.
This change has implications for Jakarta. Jakarta can more easily revise the Jakarta Detailed Spatial Plan if needed. Thus, the nature of the current Detailed Spatial Plan (RDTR) regulations can better adapt to the situation. Another significant change is the determination of building intensity, more precisely KLB (Building Floor Coefficient).
What does the RDTR revision change?
The changes to the RDTR show a shift in urban planning thinking from data collection to analysis. Previously, Jakarta's RDTR had a basic principle of documentation. One example is the determination of building intensity, which only determined the average amount in each region. With the revision of the Jakarta RDTR, the determination of building intensity is based on the performance of the area.
What is building intensity?
One of the things regulated in the RDTR is building intensity. Building intensity is the provision of building density and height in each area. One component of building intensity is KLB. KLB is the coefficient of the ratio of the total floor area of the building to the land area. Building intensity is a reference to the number of floors that can be built in each area. Therefore, all space users need to pay attention to building intensity guidelines.
How does the determination of building intensity affect urban development?
Based on the RDTR, the higher the building intensity, the greater the opportunity to build vertically. The high intensity supports the creation of a compact city and a high-density city. This is in line with Presidential Regulation no. 60 of 2020 concerning the Jabodetabekpunjur Region RTRW.
The attractiveness of Jakarta increases the need for space, both as a place to work, recreation, and residence. The limited availability of land is increasingly unable to accommodate space needs. However, limited land does not mean limiting the provision of space for many people.
Why is it necessary to change the determination of building intensity?
With the new RDTR, new intensity determinations can increase the potential for built space, including the supply of vertical housing. More than 40% of land in Jakarta has been developed as residential, but inefficiently as landed houses. Determining building intensity based on Jakarta's previous RDTR inhibited vertical development. Now, the determination of building intensity takes into account the availability of infrastructure.
How much will the determination of building intensity change?
In the latest version of RDTR, the availability of mass transportation is a major consideration in determining building intensity. The impact is quite significant, especially in areas of transportation nodes. One example is the Palmerah area where, with the implementation of the latest RDTR, building intensity has almost tripled. This is because the area is served by all the infrastructure under consideration. Changes in the determination of building intensity, after the RDTR changes, maximize the potential for spatial development in each area.
What is the intensity of the building with respect to infrastructure?
The determination of building intensity based on the latest version of RDTR takes into account the availability of essential infrastructure. The following is the infrastructure in question, in order of greatest consideration.
- Stations (MRT, LRT, and KRL), Transjakarta bus stops, terminals, andfeeder points that support the mobilization needs of residents;
- Parks that can function as ecosystem balancers, oxygen providers, and spaces for public activities;
- PAM/piped clean water network to reduce the use of boreholes that risk exacerbatingland subsidence;
- Waste infrastructure (TPS, TPS3R, and FPSA) to accommodate increased waste management and treatment due to intense activities, and;
- Located along arterial or collector roads.
In the new RDTR, each of the above infrastructure has a score, the sum of which will determine the amount of building intensity. The more infrastructure available, the greater the score and intensity.
If a region adds infrastructure, what happens?
The acquisition of intensity is not fixed, but can adjust to the addition of surrounding infrastructure. Land with minimal infrastructure still has the opportunity to increase intensity. For example, if an area adds an MRT station, the intensity will increase.
Even if all infrastructure is in place, building intensity can still increase by meeting several criteria. These criteria are useful for assessing land capability, which includes:
- Not in afloodplain area;
- Not in a coastal area;
- Not near a lake, pond or reservoir;
- Not in a cultural heritage area
Jakarta is already congested, why add more intensity?
The changes to the determination of building intensity implemented with the new RDTR are actually a solution to increase vertical space to overcome Jakarta's congestion. Many people think that Jakarta is too crowded. In fact, the truth is that Jakarta is not dense, but claustrophobic.
The cause is the dominance ofsingle use buildings that are not optimized. This triggersurban sprawl, which results in low productivity.
The change in building intensity based on the new RDTR encourages single-use buildings to become mixed-use buildings. That way, urban sprawl can be controlled and the productivity of residents will increase. Land in Jakarta is very limited, but that doesn't mean we can't try to increase the availability of space.
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