D

evelopers and those who wish to build their own house, beware. Jakarta will soon to have a detailed spatial planning bylaw that may introduce some changes to the plan.

The draft of the detailed spatial planning (RDTR) bylaw has been submitted to the city'€™s Legislative Council for deliberation.

'€œThe draft is complete with a zoning map that will regulate land use even at the district level,'€ said the head of the city'€™s spatial planning agency, Gamal Sinurat.

'€œThe length of the process from the draft to becoming a bylaw now depends on the councilors. We have done our part,'€ he told The Jakarta Post over the weekend.

Darwin Syam Siregar, the team leader in charge of the formulation of the RDTR draft, said the agency had been working on the document for the past five years.

He said the draft bylaw draft, which would be valid until 2030, had more substance compared with the previous 2005 detailed plan.

The contents in the draft include specific locations of apartments, additional commercial areas and some major projects, such as the Transjakarta bus rapid system, the mass rapid transit (MRT), the monorail, the giant sea wall and the tunnel.

The zoning map shown to the Post has complex gradation colors and codes to show the different land use purposes.

'€œPreviously, housing areas were only marked with one yellow color. Currently, the housing color is still yellow, but there is one with shading that shows the location for vertical housing,'€ Darwin told the Post.

He said previously, developers who built an apartment building would have to secure a government decree, as vertical housing was not regulated on the old detailed
spatial plan.

Once the bylaw is approved, developers can only build apartment buildings in the dedicated zone.

The shaded yellow areas are marked with two different codes for low-cost and luxury apartment buildings.

The detailed zoning is expected to encourage the development of high-rise housing and thereby provide more green space.

'€œAreas for commercial apartment buildings can be used to build apartments for low-income people, but not the other way around,'€ he said.

A change of land use also occurs in the new detailed spatial plan draft. Darwin said some areas around the Sudirman Central Business District (SCBD) and traffic-oriented development (TOD) would be dedicated to commercial areas.

TOD refers to locations that are traffic hubs, such as the Lebak Bulus soccer stadium and bus terminal, which will become a central station and depot for the MRT, and the Transjakarta shelter in Dukuh Atas, South Jakarta.

In the existing detailed spatial plan, the areas around the soccer stadium are colored brown, which indicate public facilities. In the draft, the color is purple, which shows commercial trade and
service areas.

'€œOnce the central MRT station is operating, the area will be crowded with people, so it will not be a comfortable place to live anymore,'€
he said.

The draft, if passed, will also annul an article in the city'€™s bylaw on levies that allows developers to pay fees if they wish to change land use to fit their projects.

Darwin said the detailed spatial planning draft, which was drawn up based on the Spatial Planning Bylaw and Spatial Planning Law, would have a stronger legal position than the 2005 detailed plan, the enforcement of which depended on a gubernatorial decree.

Jakarta officially had a bylaw on Spatial Planning after two years of process. Back then, the public and academics offered harsh criticism over the limited public participation when drafting the bylaw.

The detailed planning bylaw draft and zoning map is available online at sosialisasirdtrdkijakarta.com.