Draft Final Report - March 2000

DFID Research project R6860

Jakarta field studies and workshop

Guide to ood practice in core area de!elop"ent

3. Jakarta City and Metropolitan Region: a Contextual Overview

3.1 The National Planning Background

#nce the uidelines for $ational De!elop"ent polic% &G'($) ha!e *een drawn up+ each pro!ince prepares a *asic de!elop"ent plan &,#-D./ I)0 ,ro!incial o!ern"ents throu h their plannin depart"ents &'.,1DD. I) then identif% ke% issues identified in their *asic de!elop"ent plans as well as the $ational fi!e %ear plan R1,1-I2. to create a pro!incial fi!e %ear de!elop"ent plan &R1,1-I2. I)0 In turn the lower le!els of pro!incial local o!ern"ents &ur*an and rural districts) use ,#-D./ I to de!elop *asic local de!elop"ent plans &,#-D./ II)+ which are then used with reference to R1,1-I2. I to de!elop local fi!e-%ear de!elop"ent plans &#eto"o+ 3us*iantoro+ 4558)0 &Dia ra" 604 7 pa e 6-2)0 2his decentralised s%ste" of o!ern"ent pro!ides an opportunit% for the lower le!els of local o!ern"ent within the pro!incial set-up to pla% a part in de!elopin plans for their cities and rural hinterlands0 (owe!er+ in order for these local de!elop"ent plans to *eco"e statutor% the% "ust first *e presented and appro!ed *% either ,ro!incial and8or -ocal .sse"*lies *efore recei!in a decree fro" a ,ro!incial and8or Re enc% Go!ernor or Ma%or outlined in the para raph a*o!e0 .lthou h Jakarta is also a pro!ince+ the "akin of de!elop"ent plans for the capital cit%+ Jakarta is different since there are no lower le!els of local o!ern"ent in Jakarta with powers e9ui!alent to that of other ,ro!inces0 2his is discussed in "ore detail in 60: Jakarta; plannin *ack round0 #nce le alised+ statutor% spatial plans and sectoral plans are then used to control land use and de!elop"ent of *oth rural and ur*an land0 2%picall% ur*an de!elop"ent in Indonesia "ust confor" to cit% plannin re ulations0 2hose interested in de!elopin lar e sites "ust first ac9uire a location per"it *efore o*tainin a land pro!ision procedure and a new land title0 #nce ac9uired+ *uildin can onl% *e in after plannin and *uildin per"its ha!e *een issued and plannin uidelines a reed0 (owe!er+ local o!ern"ent continues to control the suppl% of de!elopa*le land offerin incenti!es in so"e areas and disincenti!es in others0 /e!eral !ertical and hori<ontal o!ern"ent institutions are in!ol!ed in inner cit% ur*an de!elop"ent0 2he "ain a encies of national o!ern"ent in!ol!ed in the "ana e"ent of ur*an area de!elop"ent are shown in 'o= 604 7 pa e 6-60

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DFID Research project R6860

Jakarta field studies and workshop

Guide to ood practice in core area de!elop"ent

Diagram 3.1 National Development Planning System

Development strategy / Poli y !statutory"

Development Planning !statutory)

#patial Planning !statutory"

Ot$er Planning

#e toral Pl an

Central

G'($

R1,1-I2. $ational /patial ,lan (ousin 2ouris" 2ransport others (ousin 2ouris" 2ransport others Ja*ota*ek Me*idan Ger*an 3ertosusilo IAID, (ousin 2ouris" 2ransport others /ectoral ,lan

Provin ial

,#-D./ Dati I &'asic De!elop"ent ,olic%)

R1,1-I2. I

,ro!incial /patial ,lan

%nter& regional Planning

Regen y/ Muni ipal

,#-D./ Dati II &'asic De!elop"ent ,olic%)

R1,1-I2. II

Re enc%8 Municipal /patial ,lan

/patial ,lannin for Ar*an areas /patial ,lannin for Rural areas Detailed ,lan 1n ineerin ,lan

Designated areas

(source: Developed from Winarso 1999) 3e%; G'($ ,#-D./ 7 $ational De!elop"ent ,olic% 7 ,ro!incial and -ocal De!elop"ent ,olic% Me*idan Ger*an 3ertosusilo IAID, 7 Medan+ 'injai+ Deli+ /erdan 0 7 Gresik+ 'an kalan+ 3ertosono+ /ura*a%a0 7 Inte rated Ar*an Infrastructure De!elop"ent ,roject

R1,1-I2. 7 2he Fi!e %ear De!elop"ent ,lan Ja*ota*ek 7 Jakarta+ 'o or+ 2a eran + 'ekasi0

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DFID Research project R6860

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Guide to ood practice in core area de!elop"ent

Box 3.1

Central overnment !gencies in "ndonesian #r$an Development

40 $ational De!elop"ent ,lannin 'oard &'.,,1$./) 2his a enc% is responsi*le in coordinatin the cross-sector de!elop"ent in national strate ic areas0 2he co-ordination is ad"inistered throu h the $ational /patial ,lannin >o-ordination 'oard &'32R$) which consists of the related central o!ern"ent depart"ents and institutions0 20 Depart"ent of (o"e .ffairs 2his depart"ent could directl% and indirectl% &throu h the local o!ern"ent) ad"inister the co-ordination in ur*an de!elop"ent0 #ne of the tasks is issuin the "ana e"ent ri ht &hak pen elolaan) of an area0 60 Depart"ent of /ettle"ent and 2erritorial De!elop"ent 2he role of this depart"ent is ad"inisterin directl% or indirectl% throu h the local offices spatial plannin + "ana e"ent+ ur*an de!elop"ent polic% and the related infrastructure0 @0 Depart"ent of 2ransportation 2his depart"ent has responsi*ilities for transportation "ana e"ent in the area includin the pu*lic transportation pro!ision0 :0 $ational 'oard of -and .ffairs 2his a enc% ad"inisters the AA $o0:84560 -and .ct and ,residential Decree 2684588 that "ake pro!isions for land use plannin and issuin 'usiness Atilisation Ri ht &(ak Guna Asaha)0 2his co"prises the Atilisation of 'uildin Ri ht &(ak Guna 'an unan) for Indonesian citi<ens and the Atilisation Ri ht &(ak Guna ,akai) for forei ners residin in Indonesia0 60 2he /tate Ministr% of ,u*lic Borks 2his depart"ent has responsi*ilit% in co-ordinatin the eneral ,u*lic Borks affairs in Indonesia0 2he role is indirectl% to co-ordinate the spatial plannin + "ana e"ent+ ur*an de!elop"ent polic% and the related infrastructure in support to the role of Depart"ent of /ettle"ent and 2erritorial De!elop"ent &see @ a*o!e)0 ?0 Depart"ent of Industr% 2his depart"ent directl% or indirectl% ad"inisters the industrial affairs of industrial de!elop"ent in ur*an areas0

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DFID Research project R6860

Jakarta field studies and workshop

Guide to ood practice in core area de!elop"ent

3.%

"ndonesia land management

Go!ern"ent lar el% controls IndonesiaCs land ownership and tenure s%ste"s0 2here are two "ain t%pes of land ri ht in Indonesia and *oth are "ana ed and ad"inistered *% the '$, &$ational -and . enc%) in accordance with the 4560 'asic -and .ct $o : &Andan -Andan ,okok . raria)0 2he first t%pe consists of ri hts that are ranted *% o!ern"ent and these includeD (ak Milik &Ri ht of #wnership)+ (ak Guna 'an unan &Ri ht of 'uildin )+ (ak Guna Asaha &Ri ht of 1=ploitation)+ (ak ,akai &Ri ht of Ase) and (ak ,en elolaan &Ri ht of Mana e"ent)0 2he second consists of special land ri hts i!en *% the pri"ar% holder to another part%0 2hese includeD (ak Guna 'an unan &Ri ht of 'uildin )+ (ak ,akai &Ri ht of Ase)+ (ak /ewa &Ri ht to Rent)+ (ak Gadai &Ri ht of ,awnin )+ (ak Asaha 'a i (asil &Ri ht of ,roduct /harin 1=ploitation) and (ak Menu"pan &Ri ht of 2akin .d!anta e)0 It is therefore within this conte=t that all land transactions in Indonesia should *e !iewed &#eto"o+ 3us*iantoro 4558)0 Bith the introduction of location per"its and land ownership and con!ersion s%ste"s+ the o!ern"ent is a*le to control lar er scale pri!ate sector land and estate de!elop"ent0 (owe!er+ it has had less success controllin the de!elop"ent of indi!idual housin 0 ?0E or "ore of JakartaCs population is now acco""odated in de!elop"ent that+ *% default+ does not co"pl% with plannin and *uildin re ulation standards0 2he a*ilit% for authorit% to "ake plannin conditions and *uildin re ulations in eneral or for li"ited and readil% identifia*le lar e-scale de!elop"ents is relati!el% eas% in ter"s of 9ualified "anpower0 2he a*ilit% to enforce and control the "ajorit% of indi!idual in!est"ents is ad"inistrati!el% co"ple=+ wide-ran in and la*our intensi!e0 It is also open to o"ission and repression throu h e=ploitation of pett% power0 2he co""ercial ele"ent has *eco"e para"ount in the rede!elop"ent of central Jakarta0 2his has included su*stantial in!est"ent in central area hi hrise hi h-inco"e co""ercial+ office and condo"iniu" tower *locks at the e=pense of e=istin "i=ed-use housin areas0 2he real estate ar u"ent has *een that the inclusion of "iddle or low-inco"e housin in these de!elop"ents reduces *oth the salea*ilit% and !alue of the hi h-inco"e towers0 /i"ilar ar u"ents are used in the case of presti ious office de!elop"ents0 It is the co"*ined pressure of *oth these ele"ents that dro!e the e=clusi!el% hi h-!alue propert% de!elop"ent *oo" in the decade *efore the 455? crash0 .fter the crash "an% hi h-inco"e offices and residential spaces were either partiall% finished or had *een co"pleted *ut re"ained un-let0 Man% of the hi h-rise *locks in and around 3aret 2en sin are pro"inent e=a"ples0 2here has *een !irtuall% no "ajor co""ercial *uildin acti!it% in Jakarta since the crash0 -and ac9uisition and asse"*l% has also ceased0 1!idence fro" the 3aret 2en sin field stud% showed that e!en s"all-scale+ indi!idual *uildin i"pro!e"ent and replace"ent was unco""on0

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Guide to ood practice in core area de!elop"ent

3.3

&o'(income housing policies

60604 Introduction (ousin i"pro!e"ent and securit% are an essential in redient of the core areas research uidelines0 3nowled e of the past and current statutor% pro!isions affectin the de!elop"ent of housin + and low-cost afforda*le housin in particular+ is therefore i"portant since these will set the conte=t within which i"ple"entation can take place successfull%0 It could also hi hli ht where statutor% a"end"ents "a% need to *e considered0 60602 3a"pun I"pro!e"ent ,ro ra""es #!er the %ears the Indonesian o!ern"ent has introduced a li"ited nu"*er of low-inco"e housin pro ra""es0 2he first and perhaps *est known of these was the 3a"pun I"pro!e"ent ,ro ra""e &3I,) which was launched in Jakarta in 45680 2he pro ra""e in!ol!ed i"pro!in the pro!ision and "aintenance of infrastructure and ser!ices in ka"pun areas0 .fter *ein funded *% the >it% of Jakarta in its initial %ears+ the pro ra""eCs success later attracted successi!e Borld 'ank fundin in the "id to late 45?0Cs0 '% 458: the 3I, clai"s to ha!e i"pro!ed the li!in en!iron"ents of so"e 60: "illion people &JRD,' 458:) and on a "ore eneral le!el has contri*uted to hi her propert% !alues in i"pro!ed ka"pun settle"ents0 2he pro ra""eFs success owes a reat deal to the a"ount of co""unit% support it has recei!ed+ with "an% co""unities *ein responsi*le for the operation and "aintenance of facilities0 60606 ,eru" ,eru"nas - pu*lic sector housin IndonesiaCs second "ajor low-inco"e housin pro ra""e ,eru" ,eru"nas 4 was launched in 45?@ and has deli!ered an a!era e of 2@+000 units a %ear since its inception &.sian De!elop"ent 'ank 458@)0 2he pro ra""e was initiall% desi ned to house ci!il ser!ants *ut now focuses on deli!erin lowinco"e housin to the ur*an poor0 2he pro ra""e was launched in conjunction with a "ort a e sche"e run *% the /tate Mort a e 'ank+ '2$ that allows low and "iddle inco"e fa"ilies to *orrow lon -ter" loans at su*sidised interest rates0 6060@ ,ri!ate sector housin More recentl% the o!ern"ent stipulated that new residential de!elop"ents should *e *uilt accordin to a ratio s%ste" that re9uires de!elopers to *uild at least 6 low-inco"e and 6 "iddle-inco"e units for each hi h-inco"e unit *uilt in a sche"e &4;6;6)0 2his pro ra""e further insists that de!elopers set aside at least 20E of the total project area for low-inco"e households &#eto"o+ 3us*iantoro 4558)0 2he pro ra""e is desi ned to encoura e the de!elop"ent of sociall% inte rated and econo"icall% !ia*le ur*an space and is a ood e=a"ple of how a plannin s%ste" can *e used for social *enefit to create "i=ed -inco"e nei h*ourhoods &throu h cross-su*sid%) and acco""odate the poor in core ur*an areas0

,eru" ,eru"nas is IndonesiaCs $ational (ousin De!elop"ent >orporation

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Guide to ood practice in core area de!elop"ent

6060: /lu" and ka"pun clearance 2he third "ajor polic% ai"ed at low-inco"e households in!ol!es a process of ur*an renewal where dilapidated ka"pun areas are de"olished and replaced with new housin and infrastructure0 2he polic% enforced *% ,residential Instruction $u"*er : of 4550 stipulates that settle"ents on o!ern"ent land will *e rede!eloped without e!ictions takin place0 2he /tate Mort a e 'ank '2$ pro!ides "ort a es and construction loans to residents0 1=a"ination of the actual effecti!eness of these procedures has *een outside the scope of this stud%0 60606 >onclusions Bhilst there ha!e *een so"e successes+ as the pressure to utilise centrall% located land for co""ercial purposes increases+ de!elopers ha!e co"plained of findin it too e=pensi!e to include the stipulated a"ount of low-inco"e households on residential sche"es &see also ?06)0 Further"ore+ sche"es ha!e *een criticised for *ein pri!ate sector dri!en with no co""unit% in!ol!e"ent0 Indeed responses fro" our field sur!e%s undertaken in 3aret 2en sin and a nu"*er of Flat co"ple=es &.ppendi= .) indicate that "an% households co"plain of acco""odation *ein too s"all and too e=pensi!e0 (owe!er+ it "ust *e noted that a lar e nu"*er of people ha!e "ade su*stantial profits *% sellin on their well-located flats to hi her inco"e roups.' /ince 4585 housin polic% in successi!e fi!e-%ear de!elop"ent plans &Repelita V and VI) has focussed on pro!idin low-inco"e roups with *etter access to *asic ser!ices and afforda*le housin 0 Durin Repelita VI &455:55) reater e"phasis was placed on findin inte rated low-inco"e housin solutions which encoura ed interrelated residential and co""ercial de!elop"ent0 2he challen e for JakartaCs &D3I) ad"inistration has *een how to incorporate for"al and infor"al de!elop"ent in such a wa% that "akes *est econo"ic and social use of e=istin and a!aila*le land in Jakarta0 Bith co""ercial and residential co"petition for land intensif%in + possi*ilities of pro!idin suita*le low-cost housin to low-inco"e roups in well located areas either throu h "i=ed-use or newl% esta*lished de!elop"ents is *eco"in increasin l% difficult0 2he ethos of co""ercial de!elopers precludes oin for an%thin other than that which will i!e the hi hest return0 2he desi n of new de!elop"ents and their sales pro"otion concentrates on ainin the hi hest !alue throu h increasin social and co""ercial e=clusi!it%0 In this conception+ "i=ed de!elop"ent lowers !alues and is not therefore co""erciall% attracti!e0 3.) *akarta+ administrative $ackground JakartaCs Metropolitan re ion+ known as Ja*ota*ek+ is situated in the northwestern corner of Best Ja!a and co!ers an area of 6+500 s90 k" &Fir"an G Dhar"apatni 455@)0 2he re ion co"prises Jakarta itself+ and 'ota*ek "ade up of 'o or+ 2an eran + 'ekasi and their respecti!e re enc% &rural) areas &Fi 0 404 - pa e 4-2)0 #!er the %ears+ forei n and do"estic
2

refer to conclusion in Flat report+ .ppendi= .0

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Guide to ood practice in core area de!elop"ent

in!est"ent and international trade ha!e fuelled rapid econo"ic rowth in Ja*ota*ek0 Bith ser!ice and construction industries predo"inant in Jakarta and "anufacturin in 'ota*ek+ the area e=ists as a successfull% inte rated econo"ic re ion0 (owe!er+ rapid econo"ic rowth and in!est"ent ha!e also *een acco"panied *% a correspondin rowth in the re ionCs population+ which+ esti"ates su est+ will reach 60 "illion &JMDR 4556) *% 20400 Jakarta >it% itself occupies an area of 660s90k" &JMDR 4556)0 2o the north lies the Ja!a /ea to the south 'andun ,ro!ince &includin 'ota*ek descri*ed in the para raph a*o!e)0 2he rowth of the cit% as a "ajor industrial centre *e an in the 4560Cs and was "atched *% a correspondin rowth in its ur*an population as "i rants fro" the surroundin Ja*ota*ek re ion and other areas of Indonesia flocked to the cit% in search of work0 Man% of these "i rants settled in ka"pun 6 &self-*uilt settle"ents situated in central areas of the cit%) where the% could find work &see 606 a*o!e)0 (owe!er+ as co""ercial co"petition for land in central Jakarta continued to row a lar e nu"*er of ka"pun s ha!e *een ac9uired for e=clusi!e hi h!alue co""ercial de!elop"ent and the e=istin populations dispersed often to cheaper areas located in the ur*an peripher%0 2he re"ainin ka"pun areas in pri"e locations are constantl% under pressure to sell off their land for co""ercial rede!elop"ent0 In 455@ Jakarta >it% &D3I) &i0e0 the local o!ern"ent area) @ had a population of 440: "illion with an annual rowth rate of @06 E *etween 4550 -455: &A$ 455:)0 3., *akarta+ planning $ackground Jakarta has its specific cit% plannin re ulation+ which is "ore sophisticated than other parts of Indonesia0 Jakarta+ as the capital cit% of Indonesia+ has the sa"e ad"inistration le!el as pro!incial o!ern"ent0 (owe!er+ district areas of Jakarta do not ha!e the direct authorit% of their counterparts in other pro!incial ad"inistrations0 (ence the cit% plannin re ulation is centred in the central local o!ern"ent directl% under the o!ernor of Jakarta Metropolitan0 2he local o!ern"ent &D3I) of Jakarta is pro!incial le!el0 It has a sin le plannin depart"ent &'.,1DD.) within the or anisation0 It ad"inisters the AA 2@84552 statutor% .ct of /patial ,lannin and the drawin up of de!elop"ent plans and polic% in accordance with the pro!incial and the 3ota"ad%aCs "aster plans &R2RB, and R2RB3)0 2his includes the related en!iron"ental "ana e"ent plans &.MD.-)+ ad"inistered *% the -ocal 1n!iron"ental I"pact . enc% &'apedalda) in the respecti!e "unicipalities0 2his a enc%+ which works under the /tate Ministr% of 1n!iron"ent controls the i"ple"entation of 1n!iron"ental -aw AA $o0 @04582 and the Go!ern"ent /tatutor% >ode ,, $o0 :484556 that are the current o!ern"ent re ulations on en!iron"ental protection0 .s in other pro!inces in Indonesia+ in Jakarta a location per"it "ust *e ac9uired in de!elopin lar e sites *efore o*tainin a land pro!ision procedure
2he na"e 3a"pun s applies to the se"i-ur*an !illa es *uilt on swa"ps that for" a lar e part of the Indonesian cities0 4 Jakarta D3I is ad"inistered as a Hspecial capital pro!inceC which effecti!el% inte rates pro!incial and "unicipal ad"inistrations
3

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Guide to ood practice in core area de!elop"ent

and a new land title0 2he location per"it has li"it of ti"e+ ran in fro" : to 40 %ears accordin to location0 2he intended de!elop"ent should also co"pl% with related re ulations fro" central o!ern"ent and local o!ern"ent0 2hese re ulations co!er such "atters as land ac9uisition where*% 20E of the area should *e allocated for flat housin in renewal areas of "ore than :0000s90" :+ house and plot si<es to pro"ote a *alanced social strata 6 and uidance for *alanced "i=ed uses co!erin 4;6;6 social strata housin co"position ?0 &see also 6060@ a*o!e)0 Iarious le!els of statutor% plannin "ust *e co"plied with in de!elopin a site0 2hese are co!ered *% the Jakarta Master ,lan 2004 &,ro!incial /patial ,lan)+ Rencana A"u" 2ata Ruan 3ota &General ,lan for >it% De!elop"ent in District le!el)+ Rencana 'a ian Bila%ah 3ota &/u* District Ar*an De!elop"ent ,lan) and Rencana 2ata 'an unan dan -in kun an &Ar*an Desi n and De!elop"ent ,lan for selected area)0 ,lannin control is conducted in !arious le!els of local o!ern"ent ad"inistration co!erin District &Balikota)+ /u*-District &3eca"atan) and 3elurahan+ the lowest le!el of o!ern"ent ad"inistration0 2he -ocal Go!ern"ent of Jakarta Metropolitan /tatutor% ,lan &scale 4;4000) &Dinas 2ata 3ota) i!es infor"ation for de!elop"ent uidance on per"itted use+ densit%+ *uildin hei ht+ floor area ratio and *uildin to site are co!era e for each indi!idual street *lock and a list of land use codes and definitions for de!elop"ent control purposes0 Fi ure 602 &pa e 6-44) and acco"pan%in dia ra" in .ppendi= ' show a representati!e e=a"ple0 (owe!er+ this statutor% plan "a% *e chan ed in specific conditions such as where there is pri!ate sector interest in de!elopin an area that in!ol!es the transfer of land ownership+ for a lar e-scale co""ercial de!elop"ent project0 3.*akarta+ land development

(istoricall%+ in order to acco""odate JakartaCs rowin ur*an population and de"and for land+ rural a ricultural land+ "uch of it in low l%in or flood prone padd% field areas+ has *een con!erted for ur*an use0 (owe!er+ since "ost a ricultural land is unre istered &due to costs in!ol!ed) a si nificant a"ount of land con!erted for ur*an use does not initiall% ha!e a re istered title and enerall% is outside the official ur*an plannin and *uildin control s%ste"s0 Bith "ost a ricultural land *ein pri!atel% owned+ its con!ersion to ur*an use is predo"inantl% carried out *% the pri!ate sector0 #n the one hand+ indi!iduals can re ister and *uild on and8or su*di!ide the land for !arious kinds of de!elop"ent+ or sell on the unre istered land title to pri!ate de!elop"ent co"panies0 2he infor"al sector on the other hand operates in a clandestine "anner de!elopin on unre istered land without adherence to standard *uildin re ulations or stipulated land use and plannin controls0
Go!ernor decree of Jakarta Metropolitan no0 :@0+ 4550 on -etter of principal a ree"ent on land release for ph%sical de!elop"ent in Jakarta Metropolitan0 6 Go!ern"entCs re ulation no0583,2/84552 on Guidance of house and settle"ent de!elop"ent in a *alanced en!iron"ent0 7 -etter of co""on resolution of "inister of ho"e affairs+ "inister of pu*lic works and "inister of housin no06@8-68@84552+ no0?6583,2/84552 and no00583,2/845520
5

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Guide to ood practice in core area de!elop"ent

Ancontrolled residential de!elop"ent of this kind has resulted in the de!elop"ent of hi h-densit% conditions in ka"pun s 8 and infor"al settle"ents that ha!e *eco"e defined as o!ercrowded or slu" areas without reference to the econo"ic+ li!elihood and social *enefits the% can afford to low-inco"e and "i rant workers and their fa"ilies0 Bith the increasin densit% of the cit% centre+ li!in conditions in the hea!il% populated ka"pun s *eca"e+ not surprisin l%+ ph%sicall% unsatisfactor%0 Most houses are infor"al+ lack *asic infrastructural ser!ices and are su*ject to re ular out*reaks of fire and flood0 .lthou h o!ern"ent in Jakarta is supposed to uide ur*an de!elop"ent throu h the pro!ision of ur*an ser!ices and pu*lic facilities+ ?0E of houses in the cit% ha!e *een de!eloped infor"all% on land and la%outs outside official plannin and de!elop"ent control &.rcher 455@)0

(igure 3.): Jakarta ity and prospe tive study sites

(source: Falk Jakarta Cit !ap" Cop ri#$t %unt$er W& 'oltorf( Jakarta 199))
8

2he "ajorit% of the ka"pun s possess le iti"ate tenure0

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(igure 3.': *o al government statutory plan

(source: field*ork) .n e=a"ple of "ap of Jakarta local o!ern"ent statutor% plan which shows road widenin fro" the e=istin road+ *uildin set*ack line and infor"ation on uses+ densit%+ *uildin t%pe and *uildin hei ht per"itted in the lots0

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