EVALUATION FOR TECHNICAL FEASIBILITY OF TRANSFER OF DEVELOPMENT RIGHTS (TDR) IMPLEMENTATION IN KOTATUA JAKARTA

• Main Author: Sulaiman, Riardy
• Format: Theses
• Language: Indonesia
• Online Access: https://digilib.itb.ac.id/gdl/view/53666
• Institution: Institut Teknologi Bandung

The Municipal of DKI Jakarta has been trying to re-increase vitality of the Kota tua as one of conservation and a prospective economic zone development in Jakarta through revitalization and conservation programs. In fact, there are many heritage buildings which are under low maintenance and seriously damaged in the Kotatua Area of Jakarta. Because of the conditions, a discourse about applying method of TDR (Transfer of Development Right) in the Kotatua Area of Jakarta can be an approach to protect and preserve the landmark and also the historic buildings as well as to encourage and direct the future development of the area. Transfer of Development Rights is a government device to control land use by which landowners to sever the development rights from properties in government-designated low-density areas, and sell them to purchasers who want to increase the density of development in areas that local governments have selected as higher density areas. TDR programs have been used for variety of goals such as protection of farmland, preservation of historic landmarks, protecting wildlife habitat, or controlling development pressure in an area that has a limitation in its infrastructure capacity or public service facilities (Pruetz, 2003). These programs also have been used for sprawl prevention in rural areas, or conservation of environmentally sensitive areas. In most cases, in the TDR programs there will be kind of area called as a sending area and a receiving area, the sending area is an area where the development rights being transferred, and the receiving area is an area where the transferred development rights being used. A technical feasibility as one of point studied in this paper is one of requirements which should be considered in the implementation of a public policy. This study is trying to evaluate the technical feasibility of TDR implementation in Kotatua Jakarta by using a combination of pseudo and formal evaluation approach. The evaluation is carried out by using some indicators and parameters from case studies and kind factors which have brought a success for the implementation of TDR programs in preservation areas/buildings in other cities. After boundaries of sending and receiving areas are defined based on relevant regulations, then the indicators and parameters which have been chosen from previous process will be compared with physical design condition of the area. The most important considerations in this study are availability of the development rights (Floor Area Ratio/FAR value) which will be transferred from sending area and also the capacity of infrastructures of the receiving area intended to anticipate impacts from the transfer process. This study and evaluation find that the implementation of the TDR program in the Kotatua Jakarta is technically quite feasible because all the important indicators for the evaluation have fulfilled the certain requirements. This study figures out some facts that the favorable value for transferring intensity from all the heritage buildings and sub block of the sending area is still left, the road capacity is possible to receive the impacts of the addition value of the Gross Floor Area, an adequate drainage system as it is connected with an appropriate macro system and condition the area which is free flood and at last an proper accessibility for an electricity network. On the contrary, an inadequate water supply is becoming a serious problem; the receiving area does not meet a standard requirement of delivering a good quality and quantity of clean water for covering the totaling activities. In conclusion, beside the need to find other alternatives source of water supply for delivering an adequate water supply, there are some recommendations to be considered to perform TDR programs successfully. The recommendations are; firstly, the needs to improve current traffic management with an intensive development of the road infrastructures and public transport. Secondly, the necessity to clearly define the area to being the receiving and sending area by way of providing appropriate information related to the specify rules of the transferring value ratio, the accurate data of the land and buildings ownership, and the precise size of the property and the heritage buildings.