Katakita by naomibachtiar

EQUITABLE TRANSIT-ORIENTED DEVELOPMENT PARTICIPATORY PLANNING FOR TOD IN JAKARTA

Naomi Marcelle Bachtiar Thesis mentor: Peter Ortner

CONTENT 0

ABSTRACT

POLITICS OF REDEVELOPMENT

1.1 1.2 1.3 1.4 1.5

Interest of the state vs Interest of the people History of railway improvements MRT Development in Jakarta Ecosystem of MRT Development Transit-induced displacement

2 DEVELOPMENT MODEL IN JAKARTA 2.1 2.2 2.3

Densification needs History of displacement in Jakarta Prevailing model of development

3 URBAN REGENERATION 3.1 3.2 3.3

Urban regeneration Tools and methods Games as a tool for participatory design

4 MAKING THE GAME: DEFINING THE BOARD AND PIECES 4.1 4.2

The Board: Identifying the vulnerable communities The Game Pieces: Supporting infrastructure for a sustainable equitable development

5 DESIGN INTERVENTION 5.1 5.2 5.3

Translation into Game Game framework Conclusion: The Next Step

6 BIBLIOGRAPHY

Abstract Profitability vs Equitability The ongoing MRT development in Jakarta has the potential to greatly improve mobility. In city which has long faced problems with traffic congestions and poor public transportation system, this MRT development can be key for driving equality. However, it runs the risk of causing displacement for the lower income group. v This thesis looks into equitable transit-oriented development through understanding the risk of displacement for the vulnerable communities when a new transit node is introduced. It aims to challenge the typical redensification model which rely upon the demolition of existing infrastructures. Instead, it will explore the possiblity of developing a design process that allow for the introduction of a new transit node to be beneficial for the existing community. In particular, participatory planning process will be explored as a way to drive a communitycentric development. As the problem of displacement is strongly linked to financial reasons, this thesis shall explore a design process that can balance the profitability of a project with equitability.

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POLITICS OF REDEVELOPMENT

Formal schemes of order are untenable without some elements of the practical knowledge that they tend to dismiss James C. Scott - Seeing like a State

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1.1 Interest of the State vs Interest of the People In his book Seeing like a State, James C. Scott describes the importance of legibility of a city to a State as a device for invoking control. A city that is laid out according to a simple and repetitive logic is easier to manage in the State’s perspective (Scott, 1998). Historically, some level of illegibility of a neigbourhood would provide the residents some political safety from control from outside elites. The obsession for control means that certain urban planning decisions have been made in order to maximise control, rather than for the benefit of the population. During the Second French Empire Era (1860s), Baron GeorgesEugene Haussmann was put in charge of modernising Paris. His plan of creating grand boulevards which are made long and wide was in large portion meant to protect against insurrections. Such streets would make barricading more difficult as compared to the crooked and narrow streets of the medieval city. In 1890s, the City Beautiful Movement started to gain prominence. It argues that beautifying the city is beneficial for civic life. There are certainly merits in this Movement, especially in 1890s American cities which were facing sanitation issues and overcrowding. Welldesigned and well-maintained public spaces can benefit residents. Meanwhile monumental grandeur could instill a sense of pride among residents and portray the city in a good light to visitors. That being said, there is a need to be careful of redevelopments whose main focus is beautifying the city. One example is the Sabarmati Riverfront Development where river rejuvenation caused more than 11000 families to be displaced.

James C. Scott’s Seeing like a State discusses the ways various authoritarian plans have failed and highlights the need to accomodate complex interdependencies within the local landscape for a scheme to work

In every redevelopment, even today, there is a tension between what the State seeks and what the people need. It is when the State forego the people’s inputs and ignore the rich social fabric that already exists on the ground that a proposed scheme could be detrimental to society.

1.2 History of Rail Transport in Jakarta Rail transport system has existed since the Dutch colonial Era. Electric railway system from the colonial era has been brought over to modern day Jakarta, where it becomes the starting point for the establishment of Commuter Line. Commuter Line is a railway system that serves Jakarta and its supporting cities (Jakarta and its wider region). The provincial government realises that the existing public transportation offerings were not enough. Traffic congestion level were high and with Jakarta being the economic center of Indonesia, traffic jams equal to loss in productivity level. It was estimated that the

Electrification of railway lines Spurred by economical considerations, electrification of railway lines begun. The first line to be electrified was the Tanjungpriok - Meester Cornelis (Jatinegara) line. Commuter Line

1923-1924

1927

loss amounted to some US$ 5billion each year. The pressure to reduce congestion level and improve mobility within the city can thus be associated to an economical one. 2008 marked the beginning of Mass Rapid Transit (MRT) in Jakarta with the establishment of the MRT Jakarta company. A joint venture agreement between Commuter Line and MRT was signed in 2019, signifying the intention to work together in the future. The agreement would establish a joint venture firm which will manage all railway stations and develop transit-oriented development planning at designated stations. Though details have

Hiatus Trains were not in use in the 1960s

1960s

Multiple lines available Avaliable lines were: • Batavia - Tanjung Priok - Kota (Benedenstad) • Tanjung Priok - Weltervreden (Bovenstad) Mester Comelis (Voorstad) • Between Wetervreden and Kota (Boven en benedenstad)

1976

Arrival of Japanese second Railways are back in use w trains from Japan. Indones second-hand trains from Ja

Mass

200

https://jakartamrt.co.id/en/history http://www.krl.co.id/

PT M esta Majo the DKI

yet been released, this shows that MRT and the wider railway network in Jakarta could potentially play a significant role in future development in the city.

Formation of PT KAI Commuter Indonesia (KCI) KCI is the subsidiary of the Indonesian national railway company and is responsible for operating the Commuter Line and Railink (Airport - Town train)

Importance of Commuter Line Throughout 2020, KCI served 154 592 886 passengers

2009

2020 2019

d-hand trains with the arrival of sia continues to import apan until the 2000s

s Rapid Transit (MRT)

MRT Jakarta was ablished ority shares is owned by provincial government of Jakarta.

2013

Start of Phase 1 construction Phase 1 is a 16km route from Lebal Bulus Terminal to the Hotel Indonesia Roundabout. It has 13 stations and 1 depot

Joint Venture Agreement Agreement between parent company of KCI and MRT. 51% of share to be owned by PT MRT. The joint venture firm will manage all railway stations and develop transitoriented development planning at designated stations.

2019

Phase 1 began operation

1.3 MRT Development in Jakarta MRT development in Jakarta is currently underway. As of now, phase 1 of the development which spans North-South and includes 13 stations have been completed. In total, the development have six phases with construction for the last phase planned to begin earliest in 2039.

State of Public Transportation

The development of MRT complements existing public transportation modes in Jakarta. Other than MRT, there are three main public transportation modes: • TransJakarta Bus Rapid Transit System was introduced in 2004. Currently, 83 percent of Jakarta’s population is served by Transjakarta within 500-metre radius. 72% of Jakarta’s area is served. •

CommuterLine

•

Ridehailing contributes greatly to first-mile and last-mile connection

Phases of Development

The Mrt development is split to six phases. • Phase 1 [completed] is 16.5 km long and consists of 13 stations from Lebak Bulus to Bundaran HI. Phase 1 covers the commercial district of Jakarta. With the land use being mostly for commercial. •

Phase 2 [in-progress] is a 6.5km continuation of Phase 1 within the same North-South spine and it goes from Bundaran HI to Kota. This phase will go to the historical district of Kota Tua.

•

Phase 3 [planned] is a 3.9km continuation of phase 2 and will go from Kota to Ancol Barat. (Timeline: 2020 -2029)

•

Phase 4 [planned] is a 35km line spanning East - West from Kalideres to Ujung

•

Menteng. (Timeline: 2030 - 2034) Phase 5 [planned] is a 10.4km line from Fatmawati to Kp Rambutan. (Timeline: 2030 - 2034) Phase 6 [planned] is a 20.1km line from Lebak Bulus to PIK.

2 4

6 1

https://data.jakarta.go.id/dataset/data-rw-kumuh-kota-administrasi-jakarta-utara-tahun-2018 https://data.jakarta.go.id/dataset/data-rw-kumuh-di-wilayah-kota-administrasi-jakarta-pusattahun-2018

1.4 Ecosystem of MRT Development MRT Development enhances the legibility of the city by providing identifiable paths which facilitate movement. It can improve the public transportation system of a city. In the macro scale, this can increase overall productivity of the city, reduces congestion and lower carbon emission. For the individuals, this can mean time and cost-saving benefits which also translate to a form of social equaliser where the gap between taking public transportation and private is reduced.

MRT Development and the redevelopment of an area

When a new transit node such as an MRT station is introduced into an area, this can spur the redevelopment of the area. The overall ecosystem of MRT development is depicted on the right.

Ecosystem

Japan International Cooperation Agency provides loan to Indonesia’s national government for the development of MRT. At the same time, it also provides designs and study recommendations to the provincial government of Jakarta. Indonesia’s national government then loan the money from JICA to Jakarta’s provincial government. This money is then used to establish a regionally-owned enterprise called MRT Jakarta which oversees the construction and operation of MRT.

Source: Wijaya, Lani Diana. “Gandeng ITDP, MRT Kembangkan TOD gandeng-itdp-mrt-kembangkan-tod-di-pembangunan-fase-2/full

D di Pembangunan Fase 2”. Tempo July 11, 2019. Accessed August 17, 2021. https://metro.tempo.co/read/1223707/ l&view=ok

1.5 Transit-induced Displacement New development of transit hubs have the • Cultural Displacement refers to the loss of potential of increasing land value and driving sense of belonging for long term residents out the existing community within the area. As when there is a shift in cultural character rental price goes up, the lower income group of the neighbourhood. Shops and services faces the risk of displacement either through introduced to an area might shift their focus forced eviction by landowners or a gradual to new residents and long term residents process as rentals become unaffordable. New could feel a sense of dislocation despite development would also often require the remaining in the neighbourhood. freeing of land, especially in a highly-developed • city. This could involve forced evictions and Forced Eviction and Demolition demolitions. Out of the need to free the land. many countries have devised in their legal framework a way Gentrification for the government to obtain land for public Gentrification refers to urban transformation and other specified purposes. Singapore, for via flows of both capital and people (Lees, example, have the Land Acquisition Act of 1967. It Slater and Wyly 2008). With gentrification, is stated in the Act that it’s purpose is “to provide neighbourhood change can occur. This change for the acquisition of land for public and certain includes both physical and socioeconomic other specified purposes, the assessment change wthin and in-between neighbourhoods. of compensation to be made on account of such acquisition and for purposes connected Displacement therewith.” Similarly, Indonesia has passed the While they sometimes occur simultaneously Law for Land Procurement For Public Utilities or one after the other, displacement Construction in 2012. and gentrification are not synonymous. Displacement is a broad phenomenon that is Land acquisition problem often hinders not limited to gentrifying neighbourhoods. development of public infrastructure. Having There are different types of displacement: • Direct Displacement occur when rising housing costs cause residents to no longer be able to afford to remain in their homes. Other causes include lease non-renewals, evictions, eminent domain or physical conditions that render homes uninhabitable as investors await redevelopment opportunities. •

Indirect/Exclusionary Displacement describes a phenomenon where lowincome residents cannot afford to move into homes which are already vacated by other low income residents because rents and sales prices have increased.

a legal framework to empower government to acquire land in the name of public interest could stimulate infrastructure development progress. However, what does this mean to the impacted community who happens to be in the way? Such law is not inherently bad, what is important, however, is to have proper compensation system and responsible relocation for the impacted.

Case Study 1.1

Transit-induced Displacement Bangkok, Thailand

BTS Skytrain in Bangkok has caused some transit-induced displacement along its line. Visible changes such as the dominance of condominiums in the vicinity of transit stations and demolition of old houses can be observed (Margono et al 2020)

This area becomes less affordable to residents who are eventually displaced. New developments in the area is exclusionary in practice as new condominiums are outside the price range that the original residents can afford.

Development of condominium around BTS Skytain line in Ratchadamri Road. Left: The road condition in 1946 dominated by low rises. Right: The road condition in 2015 dominated by high rise condominiums

DEVELOPMENT MODEL IN JAKARTA

2.1 Densification Needs Based on the 2020 population census, Jakarta’s population is bottom-heavy with 46.5 percent of the population aged 29 and below. In the next 10-15 years, it is projected that there will be an increase in housing needs especially taking into consideration the influx of people from outside Jakarta who come for better job opportunities. A haphazard growing model of the city will not cut it. Jakarta needs a concrete plan as to how it might cater to this future need.

With the ongoing MRT construction, future MRT lines can act as the spine for redensification. In fact, MRT Jakarta has identified potential stations to focus their TOD effort in. These identified zones are within the Phase 1 of development as marked in the map on the right. As the MRT construction progresses, there can be more identified TOD that arise. This thesis is especially interested to see how such a development would take place on areas with identified slums and high density of people living in low-rise buildings. Equitability and inclusivity become main themes that arise.

AGE GROUP THAT MAY REQUIRE HOUSING IN THE NEXT 10-15 YEARS

Based on Administrative Data and the 2020 Population Census (September)

2.2 History of Displacement in Jakarta Displacement caused by rising rental price is difficult to track. However, displacement due to national development projects itself is not uncommon in Jakarta. By studying the impact that such displacement has on the impacted community, we can begin to understand the socioeconomic impact of displacement and hopefully learn about the concerns that residents have in order to promote a more inclusive form of national development.

Housing relocation needs to fulfil certain criterias to be considered adequate for living by the United Nations. Quoted from the United Nations Human Rights Office of the High Commissioner, these criterias are: 1. Legal security of tenure Regardless of the type of tenure, there has to be legal protection against forced eviction, harrassment and other threats to tenure 2. Affordability Attainment and satisfaction of other In the past 5 years, there have been many basic needs such as food, education and instances of forced evictions in Jakarta. These healthcare should not be compromised by evictions are part of the government’s effort the associated cost to housing to eradicate slums discipline illegal buildings 3. Habitability and to make way for national infrastructure. Housing should provide adequate space, In fact, the building of MRT has required some protection from weather lements and residential buildings and place of business to diseases be demolished. Forced evictions seems to be 4. Availability of services, materials, facilities closely linked to the development of public and infrastructure infrastructure. According to Jakarta Legal Aid Occupants should have access to safe Institute, there were 495 forced eviction cases drinking water, adequate sanitation, energy, from 2015 to 2018. This has seen 15319 families etc. and 14258 business units displaced. 5. Accessibility Houding need to care for specific needs of The reasons given for eviction can be divided the disadvantaged and marginalised groups into these categories: (e.g. the poor, persons with disabilities, etc.) 1. Green corridor 6. Location 2. Green Space Housing should allow access to employment 3. Disciplining illegally built buildings options, schools, healthcare services 4. Tidying up of city and other facilities. It should not be built 5. Normalisation of waterways on polluted sites nor in their immediate 6. Others proximity. 7. Cultural adequacy Even though forced evictions make way for a Housing should respect and take into cleaner, tidier cityscape, there is other side of account the expression of cultural identity the story where displaced people may have had and ways of life their human rights violated. There is a need to rethink how redevelopment is conducted.

Number of forced eviction cases

Number of displaced families and business units

Procedure of eviction Graphics by author, data from Jakarta Legal Aid Institute. https://www.bantuanhukum.or.id/wp-content/ uploads/2018/10/laporan-penggusuran-jakarta-2018.pdf

Majority of evictions from 2015-2018 were done in a one-sided way, whereby no adequate solution were reached or given. The common solution given are: 1. Relocation 2. Monetary Compensation In some cases, no solution was given at all, this is especially common for evictions that arise for illegally built buildings, even though some residents have lived there for more than 30 years and that would have given them the right to submit a request to legalise their land ownership.

When relocation or monetary compensations are given, many of the displaced find this solution inadequate. Relocation especially often sees the displaced being uprooted and having to find new source of income. This can prove to be hard for those in the informal sector.

2.2 History of Displacement in Jakarta Studying the cases of forced eviction has seen that the biggest problem is how displacement disrupts their way of life, livelihood and eventually can lead to a lower quality of life. It increases the economic vulnerability of the already disadvantaged lower-income group. What separates a successful eviction and a non-successful one is the level of public participation and discussion that happened. In general, communication level between the government and the displaced can be divided into two levels. The first is Socialisation and the second is Active Discussion.

Socialisation

Jakarta Legal Aid defines socialisation as a commmunication level between authorities and the residents where information flow is mostly one-sided. This involves the authorities telling the residents of eviction plans and schedules. There is no avenue given for the residents to voice out their opinions, concerns or disagreements.

Active Discussion

Active discussion refers to a communication level where the authorities and residents engage in a two-way discussion. Inputs and concerns from the residents are heard and taken into consideration. Both parties try to explore all potential solutions and to see if displacement is really unavoidable and the best in the long-run for public good. From previous cases of evictions, solutions reached from active discussion are usually relocation and monetary compensation. Both of which, still causes displacement to the residents and in some cases this makes the solution inadequate. Between socialisation and active discussion, it is clear that active discussion is the better course of action for an inclusive development. In the case of forced eviction, often times relocation is necessary to eventually tidy up

the overall city plan. However, transit-induced displacement covers a broader range of displacement which includes displacement due to rising cost of rental. This type of displacement might be avoidable if areas around transit nodes are deliberately planned to be inclusive. Public participation becomes

MORE THAN JUST STATISTICS Accounts from the displaced

2019

In 2019, tens of residents in Sunter, Jakarta become victims of forced eviction. The buildings demolished were residential units and places of business. Many of the residents have lived there for more than 25 years. A few residents protested the forced eviction even though they will be given a place in a social housing. The relocation plan would see them being moved 16km away. Some of the reasons given are: 1. Difficult to find job if relocated to the social housing (some residents work as a second-hand goods seller) 2.No money to rent a place. Unsure if they are moved to the social housing, will it be free-of-charge. “They (the local regional government) want to move us to Marunda (location of social housing. How can that be a viable solution for us? We collect second-hand goods for a living.” -Hasyim as reported by Kompas

Resident refusing to leave. Photo by: Farih. Detik.com

“We were hoping that once the river have been tidied up, the governor would give us permission to rebuild our homes here.” -Sukron as reported by Kompas

10 days post-demolition. Photo by: Farih. Detik.com Source: Wiryono, Singgih. “Menengok Nasib Warga Sunter Agung Setelah Penggusuran.” Kompas November 25, 2019. Accessed August 17, 2021. https://megapolitan.kompas.com/read/2019/11/25/09385331/ menengok-nasib-warga-sunter-agung-setelah-penggusuran?page=all

2.3 Method of Development The diagram on the right depicts a typical private development process and communitycentric development process. In a normal private development process, the process usually starts with land acquisition where developers buy land from existing land owners. Development is thus catered to future residents and businesses. The project development phase will include market research to understand the demand of the market. Profitability of the project is the focus. After project development comes the design formulation phase. This stage will take into account the findings from project development phase such as EIA and market research. Developer might outline the needs of the development and work together with consultants to develop the design. After which, consultation with relevant regulatory bodies is necessary in order to obtain permission to construct. This stage typically include submitting revisions to the initial proposal of design. Finally once the design is approved, construction can begin. In a typical community-centric private development, there is more focus on the social impact that the development can bring. Land pooling, also known as land readjustment, can be an alternative land acquisition. Preparation for the project will include Environmental Impact Assessment (EIA), Social Impact Assessment (SIA), market research and feasibility study. After which, planning process will be participatory in nature where related stakeholders, business owners and residents are involved in the process. Design itself will be conducted by developer and consultants, similar to a typical private development process. The difference come after, where the designs will undergo public consultation to get feedback from stakeholders. After approval by stakeholders and regulatory bodies, construction can begin.

WHAT IS LAND POOLING?

Asia Development Bank defines this method to be o fragmented belonging Diagram created byplots Amelia Budihardjoto many different landh variousAmelia. plotsInterview into onebyarea, subdividing thisinterview area in Budihardjo, Naomi Bachtiar. Online manner, providing infrastructure and redistributing original owners. This scheme allows government to politically unpopular and expensive land acquisition landowners. Landowners in turn must contribute a public purposes. Their compensation comes in the f infrastructure and higher land values.

Source: https://www.adb.org/sites/default/files/publication/6260

one that involves acquiring holders, consolidating the n an w. Julyorderly 7, 2021. and planned g serviced plots back to the o avoid legally challenging, n which can displace portion of their land for form of better access to

076/sawp-072-land-pooling-nepal.pdf

2.3 Method of Development Community-centric development process especially one involving the land pooling scheme is not common in Indonesia. Projects using this scheme can take a long time to prepare and implement due to the need for continued participation of landowners and consensus building. The long time lag is detrimental to its financial viability since the government’s recovery of infrastructure costs would depend on selling a portion of the land. Instead, a private-led development is much more common. This type of development is easier and faster for private developers. It can also be more profitable as there are less potential complications that can arise as compared to one involving a lot of stakeholders. Between the two types of development, a community-centric development seems to be the more inclusive form of development. The challenges that exist in successfully conducting this form of development is one of financial feasibility and sustaining continued participation and consensus among the stakeholders. In the case of future development around MRT transit nodes, a mixture of the two modes of development might be the best approach. We can apply Social Impact Assessment (SIA) during the development process just as a community-centric development would. Meanwhile, land acquisition approach is not necessarily a bad thing if the residents and businesses can get a place within the completed development. A pure land pooling approach may not be feasible due to the high densification need.

Case Study 2.1 Bhutan Land Pooling Thimphu, Bhutan

Land Pooling Strategy

Land pooling, also known as land readjustment, is a means of assembling land for urban expansion or redevelopment. Original land owners voluntarily contribute a portion of their land to the government or other parties initiating the project. The assembled land is then planned out, with roads, infrastructure, open spaces and public facilities. In some cases, a portion of the assembled land might be reserved for sale or other social purposes. After which, the land owner will receive back a serviced plot often at a much higher value, albeit smaller in size.

Thimphu. Bhutan Problems identified: 1.Rapid expansion spurred by migration from rural into urban areas Thimphu is the capital city and economic center of Bhutan. As a result, it attracts citizens from rural parts of the country looking for job opportunities. There is then a need to expand the urban infrastructure, facilities and amenities that the city have to cater to this influs of people. 2. Lack of fund for land acquisition Public infrastructure projects would require a lot of land, for which the government lacks the fund to go through the conventional land acquisition method.

Source: Asian Development Bank. “Land Pooling Provides Soluti news/videos/land-pooling-provides-solution-sustainable-expa

Land pooling in Bhutan as a means for equitable urban development. Photo: Pema Gyamtsho

Proposal: Residents in four pilot areas voluntarily contributed 15 to 30 percent of their land in exchange for the development of common infrastructure and public amenities. Both public and private land were pooled. Initially, there was some reluctance among the residents especially since land value was increasing. However, once residents see the successes of the scheme in other regions, they become more willing to cooperate. There are many cases in Bhutan where areas are not planned properly. Buildings are built first then access road and infrastructure comes after. The land pooling scheme helps to alleviate such cases.

ion for Sustainable Expansion of Bhutan’s Capital City”. May 24, 2018. Accessed August 17, 2021. https://www.adb.org/ ansion-bhutans-capital-city

1.2 MRT Development in Jakarta

URBAN REGENERATION

3.1 Urban Regeneration Introducing a transit node into an area is an act that can spur urban regeneration. According to the World Bank, a successful urban regeneration consists of Scoping, Planning, Financing and Implementation. (World Bank, 2015), Various tools and methods of urban regeneration are studied to learn of what works and what does not in the different phases of the projects. In particular, for projects with transit elements, we look into how transit plays a role in the urban regeneration. For an inclusive urban regeneration public participation is important. This takes place in the scoping and planning phases. By studying effective tools and methods to engage the public, the goal is to in the end develop a tool that allow for meaningful public engagement to promote inclusive urban regeneration.

4 Phases of Urban Regeneration

Scoping

Scoping Phase: • Forward looking: identify what the city requires • Backward looking: Sensitive to the city’s history and identity • Devise the analysis, reasoning and narrative for the project

Pla

Planning Phase: • Devise the long-term vision and context • Structure a resilient framework that can withstand market sh and political cycles • Assess the available assets and vital elem

Source: World Bank. 2015. Accessed: August 17, 2021. https://urban-regeneration.worldbank.org/about

anning

hocks

e ments

Financing

Financing Phase: • Encourage private funding • Public-private Partnership (PPP) to share cost, risk and tehnical capacities in implementing the project • Regulatory instruments can be utilised to encourage participation from the private sector (e.g. Tax-based and non tax-based incentives, zoning, land-use regulations and development rights transfers.)

Implementation

Implementation Phase: • Expected project cycle and phases have to be mapped out clearly • Project is broken down into multiple phases of implementations to make it mangaeable • Macro and micro components of the projects have to sync up to ensure that projects feel complete as individual phases. Macro components include utilities, transport, park systems.

3.2 Tools and Methods Scoping

Planning

In the scoping phase, decision makers engage in a strategic assessment of an area to see the regeneration potential. This assessment is done in both the micro and macro level. In the macro level, it is about how a neighbourhood development can fit within the overall city plan and vision. In the micro level, it looks into the needs and existing dynamics within the neighbourhood. Because there are two different scales at play, there can be a lot of stakeholders involved. Some of these stakeholders can include (Chapple, 2019): 1. National government Regeneration to fit with national priorities 2. Local council Importance of external image of the area to attract investment, overall reduction of deprivation levels (measured by income, employment, education, health, crime, barriers to housing and services and living environment) 3. Property developers Profit-driven, will maximise sales values and rental values. Image of the area is important to attract buyers. 4. Existing residents Better housing, amenities, living conditions, access to services and job opportunities are important. Community spirit can be important. 5. Local businesses Increase in local population and overall income level of the area to boost the business. Success of local businesses can create job opportunities for others. Different stakeholders have different stakes in the project and might push for differing outcomes depending on what benefits them. Scoping exercise will start to identify these differences as well as commonalities to begin finding the overall vision of a regeneration.

Both the scoping and planning process require good understanding of the area. In addition, it requires the different stakeholders to navigate the potential conflict of interests between them and to find a compromise that satisfies everyone. Different tools and methods have been developed for this exercise.

“

Case Study 1

Living Lots NYC is a database of vacant lots and priva land opportunities that New Yorkers could potentially turn into community spaces. Once a spot is identified map will also give information on what kind of events developments people are already organising. In doing so, it becomes a platform that connects people based common interest to develop an area.

Lesson learnt: Open-sourced database can help to connect people https://livinglotsnyc.org/#11/40.7303/-73.9905

Case Study 2

By Rezone, We are

Redesire (2016) is an app-based game that provides a stakeholders to engage with each other and negotiat spatial desires. It requires stakeholders to propose k desireability in an urban development project. The re of interests that takes into account the different pers stakeholders.

Lesson learnt: Simulation games can spar encourage stakeholders to think from diffe http://gamesforcities.com/database/rezone-the-game/

“

Cities, like dreams, are made of desires and fears, even if the thread of their discourse is secret, their rules are absurd, their perspectives are deceitful, and everything concels something else. Italo Calvino - Invisible Cities

https://geographyrevisionalevel.weebly.com/11a-successful-or-not.html

ate y d, the s or g d on

e Muesli

a platform for te between different key metrics of esult is a map spectives of the

rk discussions and erent perspectives.

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3.2 Tools and Methods A typical participatory planning process comes in the form of verbal discussion with stakeholders. From studying the forced eviction cases in Jakarta, even active discussion process may not be enough to reach satisfactory result for the residents. In the case of forced eviction, it is clear that most unsatisfactory result came about because existing residents and businesses would not enjoy the benefits of development as they get displaced. Instead, they experience negative repercussions in the form of loss of income source and forced change in way of life. The ideal scenario for development of area around transit nodes is thus one that allow existing residents and businesses to have a place within the new development. They become stakeholders in the design process and thus their input become valuable in shaping the design. This model of development is still uncommon in Indonesia, but, studying how others have conducted meaningful design discussions can bring insight into how the existing participatory planning process can be further improved.

Community Design by Ryo Yamazaki and Studio L

Ryo Yamazaki is an architect by training. Having worked in an architecture and landscape company in the past, he started to realise the importance of incorporating public opinion into the design process. Yamazaki sees the importance of human connection and the management of communities who use and operate the space. This, in his opinion, is more important than designing facilities as it ensures continuity of public spaces. Together with studio L, they navigate the space between government or local authorities and the community in question. They foster civic participation and encourage people to partner with the government. The goal is to get local communities be active users and generators of activities once a public space project is done.

Methodology

Yamazaki calls their work Community Design. It is a technique that helps local people to participate in solving problems in their neighbourhoods. In this technique, Yamazaki and his team takes on the supporting role of guiding the process with their skills as designers. The local people are the ones who are in the center of every activities that they do. With regards to activities, Yamazaki highlights the importance of keeping things fun and engaging.1 The activities conducted must be something interesting, fun, attractive and beneficial for the individuals. In general, there is usually four steps involved in how they work.2

Steps

1. Interview: Starting with three people, talk about the issues that surround the community. After which, they ask them to introduce 3 more people to interview. This allows the team to find out the inner workings of the community beyond what is written on paper and reports. 2. Workshops: Having built personal relations with the community through interviewing them, the team will find it easier to invite the local people for workshops. These workshops typically include a brainstorming session and team building activities. To keep it fun, board games and card games are used. For example, for one project, the workshops utilise a board game that reflects the actual geography of Shingu City with mountains, towns and buildings. The game also contains card of issues and card of attraction, which will prompt the players to come up with a solution. The purpose is to instigate ideas and to condition the participants to be active problem solvers in their community. 3. Team Building: Part of the workshops, this is where the focus is on connecting people and devising concrete plans.

Lesson Learnt

1. Building rapport with the residents is important. In the interview step, personal introduction increases likelihood of residents to open up. 2. Workshops act as brainstorming and problem solving session. This goes beyond discussion of what residents want. It starts to look into potential issues and conflicts that can arise. 3. Board games and card games help instigate ideas. 4. Team building stage empowers residents to take concrete actions.

Cartoon-drawing activity during a participatory design workshop.

Innovative City Forum. (2015, November 9). (ICF2015)Ryo Yamazaki - [Future in Asia: Redesigning for Community] Opening [Video File]. Retrieved from https://www.youtube.com/watch?v=_uJe4rjEmVM 2 Jarvis, S. (2019). Community Design in Japan. Retrieved from http://www.hkdi.edu.hk/en/news/publication-detail. php?product_id=161 Photo: Studio L 1

3.3 Games as Tools for Participatory Design Serious Game

Games is not just about fun and it goes beyond simple child’s play. Since the 1960s, there has been the rise of a sub-genre of games called Serious Games. These games offer more than just entertainment value. Instead, they are often used in education and training setting. Serious games often have an element of real world simulation where players can think through real world issues or practices in a game setting. Serious games are games that aim to support and facilitate learning (Gee, 2003) and problem solving processes (Abt, 1970). They can be “any form of interactive computer-based game software for one or multiple players to be used on any platform and that has been developed with the intention to be more than entertainment” (Ritterfeld et al, 2009, page 6). In The Ambiguity of Play, Brian Sutton-Smith said that the ambiguous nature of play removes the constraints of what we know to be possible (Sutton-Smith, 1997). Within the context of city planning, Games certainly has a great potential to facilitate the design process and conflict resolution. This potential has been recognised by many practicioners and some games have been developed to aid city planning process as a result. As mentioned, urban regeneration is a complex process that involve many stakeholders. When games simulate such environment, meaningful conversations can start to take place.

HOW IT WORKS Case Study 2 By Rezone, We are Muesli Redesire (2016) is an app-based game that provides a platform for stakeholders to engage with each other and negotiate between different spatial desires. It requires stakeholders to propose key metrics of desireability in an urban development project. The result is a map of interests that takes into account the different perspectives of the stakeholders. Value: Mimic how different stakeholders have different personal goals. At the same time, there is also a collective goal of developing a great plan (based on metrics agreed upon).

Roles / Stakeholders:

1. Government Bonus mission: Have a vision 2. Investor Bonus mission: Keep it feasible 3. Developer Bonus mission: Be supportive 4. Citizen Bonus mission: Beauty matters 5. User Bonus mission: usefulness first 6. Yourself No bonus mission

Game Objective:

1. Get the best personal score 2. Improve the city-value

http://gamesforcities.com/database/rezone-the-game/

1. First player choose his desired word and plays it

2. The rest of the players rate the word based on three scales: Beauty, Usefulness and Feasibility

3. Player has a chance to write a short description to convince other players for higher rating

4. Second round of rating by other players

5. Conclusion of first turn. Step 1-4 repeats until everyone has gone through 3 turns

6. All the desires will be added to a map, with its size reflecting desireability

Strength:

1. Versatile. Can be applied to any projects with minimal adjustment required 2. Reflects how different stakeholders have different interests 3. Allow for some discussions

Weaknesses:

1. Non-spatial. Different stakeholders can have different imagination of the same word 2. Not site specific. May not capture exisiting conditions well. 3. Relationships between stakeholders not depicted in the game

3.3 Games as a tool for participatory design HOW IT WORKS Case Study 3

MethodKit is a company that produces cards meant to facilitate discussion. One of which is the MethodKit for Cities. A deck of cards from MethodKit for Cities will include common components and concerns within an urban planning project. How the participants / facilitators use the cards is up to them.

How to use:

Checklist, ideation, timeline, defining scope, division of responsibilities, prioritisation

Graphics by author. Photos by MethodKit.

Sample cards include: Public Spaces, Transport System, Walkability, Buildings, Mistakes & Failures, Wasted Space & Decay

Strengths:

1. Versatile. Can be applied to any projects with minimal adjustment required 2. Allow for ideation and discussions

Prioritisation cards to sort through the different cards

Weaknesses:

1. Non-spatial. Different stakeholders can have different imagination of the same word 2. Not site specific. May not capture exisiting conditions well. 3. Very general, might limit usefulness

3.3 Games as a tool for participatory design HOW IT WORKS Case Study 4 their vision with the public. They may veto projects if it conflicts with their vision, with approval from local government 6. Activist By Play the City Activits’s role is to warranty there is enough and good quality public / green space in the Play the City is a company that designs development. They can lobby for projects game for collaborative decision making. with other players to join collectives if they One of their projects was catered to the agree. With support of 5 other players, they neighbourhood of Overhoeks in Amsterdam, can veto projects. Netherlands.It simulates the real world 7. Entrepreneur (individual) situation and allow participants to ideate how An entrepreneur may look for collaboration they envision Overhoek to be in the future. possibilities if they are interested in growing in size. Roles / Stakeholders: Resources: Up to 7000 m2 in 7 years 1. Cultural Institutions 8. CPO - Initiative Cultural insitutions are to follow and CPO-Initiative need to imagine models and invest in other cultural initiatives that themas for a co-housing initiative. increase the value of their facilities. Resources: Up to 35 000 m2 in 7 years Resources: Up to 14 000m2 in 7 years 2. Entrepreneurs (collective) Gameplay Entrepreneurs follow the developments 1. The game consists of 7 rounds, with each and should be alert about suitable round representing one year. Every round locations for their activties. lasts 10 minutes, the first 5 minutes is Resources: Up to 21 000 m2 in 7 years for shopping for parts according to their 3. Technical Advisor allowance and construction. The second 5 Technical Advisor needs to provide minutes they register their square meters to enough high quality infrastructure, public the bank and begin public negotiation. spaces, public facilities and cultural 2. At the start of the game, each player has one events. minute to give a speech of their vision and Resources: 21 000 m2 in 7 years plans for the game. 4. Companies 3. Public polls take place at the middle and end Companies have to find the best fit of the game. Some projects may get vetoed location based on facilities they choose to and removed, while if players gain support represent. for their projects, they can be rewarded with Resources: Up to 35 000 in 7 years more square meters to build with. 5. Policy Maker Policy maker holds a speech and shares

Re-Play Noord!

source:https://www.playthecity.eu/gamereports Photos by: Play the City

Game table and pieces to shop

Strengths:

Construction phase

1. Site specific. Allows for deeper contextual discussions that can bring new insights. 2. Mimics the real world by giving different resources and missions to different stakeholders. The social structure of the game also mimics the real world.

Construction and negotiation

Weaknesses:

1. Resources are given in terms of size. May fail to reflect economical feasibility of projects. 2. The game was conducted without residents’ involvement. Nor was there a ‘resident’ role within the game.

1.2 MRT Development in Jakarta

MAKING THE GAME: DEFINING THE BOARD AND PIECES

4.1 The Board: Identifying Vulnerable Communities The board shall be the representation of the site within game context. To define the board condition, we need to identify the locations where vulnerable communities might get displaced. In 2017, the Statistics Bureau of Jakarta catalogued areas with slum-like qualities. The body of informations built on previous cataloguing exercise done in 2013 and 2016.

Methodology

Data collection was done through surveys and interviews. There is a scoring system with an average score of 8.48 and standard deviation of 3.29. This scoring was done by looking at 10 variables which are: 1. Population density 2. Building density 3. Housing construction method 4. Ventilation and lighting 5. Sanitation 6. Waste management 7. Drainage and water piping 8. Road condition 9. Lighting condition of public road 10. Building Layout The extent of slum-like qualities are divided into five categories which are: 1. Heavy (score of >15.06) 2. Moderate (score of 11.77 < X ≤ 15.06) 3. Light (score of 8.48 < X ≤ 11.77) 4. Very light (score of 5.19< X ≤ 11.77) 5. Not slum-like (score ≤ 5.19) The resulting map of the communities is displayed on the right, overlayed with density. By including density information, size of community can be measured on two aspects: area size and population impacted.

Communities At-Risk of Transitinduced Displacement As mentioned in chapter 1.3, MRT development will happen in phases. We shall focus on phase 4 development which will be a 35km line spanning East - West from Kalideres to Ujung Menteng. This development is planned to take place from 2030 to 2034. The next step is to filter out areas categorised as “Light”, “Very Light” and “Not slum-like” in the scale of extent of slum-like qualities. Hence, we will only look at areas categorised as “Heavy” and “Moderate, which are located near phase 4 of MRT development.

Legends

4.1 The Board: Identifying Vulnerable Communities

Ancol RW 2

Area: 0.582 km2 Population: 0.582 * 7946 = 4625 Distance to MRT Line:0 - 246m Key infrastructure: Manufacturing facilities, office, University, School, gated community, condominium, slums, cemetary

Kedoya Utara RW 8

Area: 0.260 km2 Population: 0.26 * 17676 = 4596 Distance to MRT Line: 55m Key infrastructure: Office, market, primary school Surrounding infrastructure:

Kampung Bali RW 4

Area: 0.0292 km2 Population: 0.0292 * 20074 = 586 Distance from MRT Line: 350m Key infrastructure: Logistic centre Surrounding infrastructure: Commercial hub

Bungur RW 6

Area: 0.0358 km2 Population: 0.03458 * 36863 = 1275 Distance from MRT Line: 0m Key infrastructure: SMEs Surrounding infrastructure: Train station, sports complex, primary school

Tanah Tinggi RW 11

Area: 0.0275 km2 Population: 0.0275 * 89160 = 2451 Distance from MRT Line: 90m Key infrastructure: SMEs, mosque Surrounding infrastructure: Clinic, park

Penggilingan RW 8

Area: 0.529 km2 Population: 0.529 * 11894 = 6292 Distance from MRT Line: 400m Key infrastructure: Manufacturing facilities, mosque, office Surrounding infrastructure: Social housing, manufacturing facilities

4.1 The Board: Identifying Vulnerable Communities A total of six areas are identified. Bungur RW 6 and Tanah Tinggi RW 11 seems to be the most likely communities to be displaced as they are located 0m and 90m away from the MRT line respectively. Furthermore, they have the highest population density out of the identified areas meaning that the number of at-risk people are high despite the small size. Lastly, these two areas are located within 400m and thus can be thought of as being under the same community. Further analysis is done of Bungur RW 6, Tanah Tinggi RW 11 and their surroundings.

Legends Amenities Slum area Plot 400m radius Existing train station Future MRT Station

4.2 The Game Pieces: Elements of a sustainable equitable development

Bu Project

Residential: Social Housing

Residential: Single-family housing

Mobility Infrastructure: Bus stop, bike parking

Metro Cable Bjilmer

Residential: High-rise housing

Buiksloterham A sustainable equitable development requires the presence of certain elements. It needs enough variety of residential options, supporting mobility infrastructure and presence of various amenities to support the needs of its residents. Three neighbourhood rejuvenation projects from around the world have been identified as case studies. There are various building typologies present across these projects. In particular, 12 building typologies have been extracted as being the most relevant for our site context. These are: 1. Residential: Social Housing 2. Residential: Single-family Housing 3. Residential: High-rise Housing 4. Mobility Infrastructure: Bus Stop, Bike parking, Parking Lot 5. Public Space: Park 6. Public Space: Event Plaza 7. Sport Facilities: Field 8. Community Hub 9. Education Facilities 10. Retail Space 11. Office 12. Mixed Typologies: Residential / Retail, Retail / Office, Residential / Office, Residential / Retail / Office

O O

Case Study 4.1 Metro Cable

Caracas, Venezuela

O O

Public Space: Park

O O

P S Eve

uilding Typologies Present

Public Space: ent plaza

O O

Sports facilities: Field

Community hub

Education Facilities

Retail space

O O

Office

Mixed typologies: Residential/retail, Retail/office, Residential/office, residential/retail/office

O O

Problem identified: 1. Physical disconnection Physical disconnections have the potential to worsen social divide. This is the case in the informal settlement of San Agustin, where residents lack access to basic services. Major highway and canal separates San Agustin from the rest of the city and residents have to go through steep stairs on their way to work or school. These paths are not accessible sometimes during rainy season due to flooding.

Proposal: 1. Cable Car System (low-impact) Initial proposal to mitigate the isonlation was to construct a new road system and bus lines. However, this would cause massive displacement of up to a third of the homes in San Agustin. An alternative was suggested to build a cable car system to link the settlement to the city. It can transport 1200 people per hour.

2. Provision of amenities Urban slums lack access to many amenities that a typical neighbourhood in a city would have. The problem becomes how do we provide these amenities effeciently.

2. Plug in amenities to metro cable stations The idea is to have amenity-rich space that is space efficient. A pilot test of vertical gym was built in Santa Cruz, Chacao. It offers 4 levels of dedicated athletic facilities. The first three levels houses local businesses and municipal offices. It becomes a community center in itself.

4.2 Elements of a sustainable equitable development Case Study 4.2 Bjilmer

Amsterdam, Netherlands The Bijlmer is a social housing project in Amsterdam which has faced many problems since its realisation. As a post-war housing estate, it embraces the modernist principle and showcases form-oriented physical planning. The Bijlmer was constructed in 1966. Enormous buildings intended for working class households dominated the landscape. The large monotone structures create an environment that felt impersonal and eventually failed to cater to the taste of the middle-class who prefer semi-detached houses.. There was a lack of connectivity to its surroundings, with only a small and obscure mall available for daily shopping. Meanwhile, a railroad embankment separated residences from nearby office district. This lack of connectivity socially exclude residents and lower their access to employment and education. In 1985, the complex had a 25% vacancy rate. Its population were mostly immigrants who had less options for housing.

Reasons for Initial Failure • •

Supply has always exceeded demand since it was first constructed Immigrant population and social stigma surrounding the area

Lessons learnt • • •

Flexibility in long-term planning Community-involvement Mixed-income housing option

Urban Renewal Efforts •

• •

Reconstruction of residential buildings. Some reduced in size, others demolished and replaced with new low-rise buildings for owner occupancy. Remaining concrete structures repainted in bright colours and retrofitted with elevators Construction of a new stadium for Ajax, Amsterdam’s Premier League football team. This helps stimulate street activities and the surrounding entertainment offerings. Physical improvemnets complemented with large expenditures on social services and programmes such as employment training. Place branding as a multicultural community in a bid to attract new residents.

Conclusion

Bijlmer urban renewal efforts has clearly seen some success. Crime figures show that nowadays Bilmer is not less safe than other Amsterdam districts. However, its longstanding history as an area dominated by the poor and marginalised has colored the area with stigmatisation. For urban renewal efforts to achieve its full potential, an image change would be necessary.

4.2 Elements of a sustainable equitable development For each of these typologies, we then looked into what the typical form is like in the context of Indonesia.

Residential: Social Housing

One of the available social housing solution is known as Rumah Susun (Rusun), which translates to vertical housing. According to ___, the target beneficiaries of this social housing are lower-income group, civil workers, fishermen and students. Case Study: Rawa Bebek Social Housing

Residential: Single Housing

It is quite a common development model where individuals purchase plots of land and build their own house or pay a contractor to do so. The result is often a minimalist 2-storey housing suitable for the occupancy of a single family (4 people). Such housing model is also a popular choice among developers when building a housing complex.

Total of 6 blocks, each containing 125 residential units. Overall, 750 units are available. Average rental cost: IDR 450 000 / month i.e. approximately SGD 45 / month

Typical size: 6 x 10m, 7 x 12m Occupancy: 4-5 people

Rawa Bebek Social Housing Complex

Street in the selected site

Open Space

The government provisioned public open space is known locally as Ruang Publik Terpadu Ramah Anak (RPTRA), which translates to Child-friendly Integrated Public Space. Based on Family Welfare Empowerment of Jakarta, in the vicinity of the selected site (Senen area), there are three of such spaces located at Senen, Kenari and Paseban. The sizes are 950 sqm, 1300 sqm and 350 sqm. This provides a good reference point for the size of public spaces to be provided.

Mobility Infrastructure

Mobility infrastructure here is defined as the supporting infrastructure that facilitates mobility. This includes bus stops and bike parking. Current MRT stations already have bike parking available. Bus stops too are already dispersed across the city, with some located near train and MRT stations for multimodal integration.

Typical size: 350 - 1300 sqm These open spaces consist of: 1. Playground 2. Park 3. Sports field 4. Event space

Typical size: Bus stop: 10 x 3m Bike parking: 9.4 x 3.4m

Planet Senen Child-friendly Integrated Public Space

Bike parking near MRT station

1.2 MRT Development in Jakarta Education Facilities

Public schools are usually segregated to primary school, middle school and high school. A typical school would have a basketball court in the middle of the school, with the classrooms surrounding the court.

Typical size: 50 x 45m Occupancy: 400-500 students

A typical public high school design

A typical middle high school design

Mix Use

A common mix-use typology in Jakarta is retail / residential whereby shopping mall occupy the podium block and residential towers are stacked on top of it. Examples of such developments are Seasons City and Taman Anggrek.

Seasons City mix-use development

Taman Anggrek mix-use development

1.2 MRT Development in Jakarta

DESIGN INTERVENTION

5.1 Translation into Game Game mechanics are derived from real world practice and interactions. This allows the ga,e to act as approximation of the real environment in which development process takes place.

Game Mechanics

Real World Practice

1. Self- Builders Collective

1. Assemble Collective Self Build

Residents can form a coalition and initiate a development of housing. In this case, residents pool their resource to finance the development.

2. Ground-up Land Pooling

Architect can combine several plots of land and propose a vision. E.g. area in immediate adjacency to the station should have public amenities and be a vibrant place. Developers and self-builders can choose to take up sub-plot and propose a development.

Assemble brings people together to build their own homes. It offers guidance to communityled housing group. One such instance is guiding the Clachan Cohousing, Glasgow (2018). The project involved co-design workshops to help the group define the mix of homes suitable for them, and to explore the financial viability of the different proposals.

2. Cityplot Buiksloterham

Game Mechanics

Real World Practice

3. Integrated Social Housing

3. Sabarmati Redevelopment

4. Approval Rating

4. Hubei Old Village Redevelopment

Equitability score will be determined by availability of social housing in the area and the access to amenities the housing has. Relocation of existing residents is not considered viable. Hence, it should minimally accomodate the current amount of population. Accomodation can be a mix of social housing and normal market-rate housing.

The Sabarmati Riverfront Development is an urban rejuvenation project that seeks to convert the Sabarmati River into an urban space by reclaiming nearly 200 ha of land and displacing nearly 11000 families. Resettlement process was mismanaged and many families were not provided replacement housing. Those who were provided social housing found themselves being resettled far away.

It is important for development process to have the approval of residents / public. Otherwise, we can end up having a mismatch between what is built and the needs/wants of the residents. A developer announced their latest development plan for the Old Hubei Village. Their plan involves removing, demolishing and recreating the Old Village and was advertised as a way to protect the Village. This plan faced a lot of public backlash as it is believed to be destructive to the Village, despite being done in the name of preservation.

5.1 Translation into Game Game Mechanics

Real World Practice

1. Self- Builders Collective

1. Lancaster Co-Housing

Residents can form a coalition and initiate a development of housing. In this case, residents pool their resource to finance the development.

Central to the idea of the game, is the idea of having different types of roles. This mimics the real world where there are different stakeholders with different abilities and responsibilities in relation to a development project. One such role is resident. The question is then, how can we empower residents to be a more active participant in the development process?

A group of individuals with similar goals came together and start a co-housing project centred around low-impact sustainable living. Members set up a limited company to purchase the site. All members forward-funded the project by depositing 30% of the development cost of their houses. At the same time, a loan was given. Once houses are completed, members purchase them. Benefits 1. Encourage discussion between players playing the role of residents 2. Forces players to prioritise as they have very limited resources to work with unlike the developer role

Game Mechanics

Individual residents and small medium enterprises (SMEs) owners fall under the category of dwellers, as they will be the one to reside in the development. Each of them have a sum of money at the start of the game. Individually, this sum of money is not enough to build housing. However, a group of dwellers can get together and form a coalition and initiate a housing project in a plot of land.

Individual residents pool resources and form a coalition. The resultant coalition acts as one unit and have enough resources to start a development project

Case Study 5.1

Lancaster Co-Housing What is Co-housing?

Co-Housing is defined by Scottish CoHousing Network as “an intentional community composed of self-contained homes, supplemented by shared facilities – all of which planned and managed by the residents.”

Financing Model

Funding for the development comes from two sources: 1. Members: Deposit 30% of the development cost of their houses 2. Loan: Triodos Bank gave a loan to fund the development Once development is finished, members purchase their homes. A mortgage can be taken up from the Ecology Building Society. Otherwise, personal fund is used. The money can then be used to pay off the loan given by Triodos Bank.

Lancaster co-housing is located beside a river

Design

The project consists of 41 units ranging from: 1. 23 three-bed family houses 2. 12 two-bed family houses 3. 6 one-bed flats Additionally, the project includes shared community facilities such as: 1. On-site workspace 2. Common house for shared meals, socialising and events 3. Laundry facilities 4. Bike store and workshop 5. Food cooperative

Photos: Passivhaus Trust

The project is carbon-neutral

Shared facilities strengthen the community

5.1 Translation into Game Game Mechanics

Real World Practice

2. Ground-up Land Pooling

2. Cityplot Buiksloterham

Challenging the traditional developer-led model of development, can we give architect a bigger say in developing the vision of the project? At the same time, can we craft a method of development that does not involve total revamp of the land? Instead, one that happens step-bystep and start from small, more independent interventions.

Game Mechanics

As an in-game architect, player have a starting social capital which allow him to ‘convince’ residents in a plot to let go of their land for redevelopment. Architects thus can select several plots of land and combine it to bigger plots for redevelopment. The total plot size that can be combined will depend on the architect’s social capital. This social capital can increase or decrease based on the success/failure of previous rounds of development in the game.

Military Site

The cityplot concept consists of compact, flexible city blocks composed of small scalemixed -use developments. The concept is based on an ideal plot size of 100 x 100 metres. This plot size is big enough to accommodate diverse building typology while keeping small enough to make it more economically-viable. Further sub-divided plot and owners are free to self-build their plot within the set guideline. Benefits 1. Resultant development starts from small-scale, before progressing to bigger development projects as the game progresses. This provides an alternative to conventional land acquisition practices which displace large number of residents in one go. 2. By giving the architect role freedom in choosing which plots to start with, a more acupunctural architectural solutions can be explored in the game.

Military Site

Architect chooses a few plots and can combine it into a bigger plot. This accomodates a greater variety of building typologies.

Case Study 5.2

Cityplot Buiksloterham What is Cityplot?

The Cityplot concept is a concept where compact, flexible city blocks composing of small-scale mixed-use developments are the drivers of development. An ideal plot size of 100 x 100 metres is used which is big enough to accomodate various building typologies. Further sub-division of the plots then allow self-builders to develop their own sub-plots.

Buiksloterham

Buiksloterham is the test bed of the Cityplot concept. There was a need to transform a disused industrial area into a vibrant residential and commercial district

Vision of the project: Mix of typologies

Lesson learnt

Adapting the cityplot concept to our brownfield site, the 100 x 100 metres plot can be formed when existing plots of land are combined. After which, sub-division of the combined plot can result in new formation of plots of land which is suitable for the individual projects’ needs.

Cityplot concept of three 100 x 100 m plots

Diagrams: Studioninedots and DELVA Landscape Architects

5.1 Translation into Game Game Mechanics

Real World Practice

3. Integrated Social Housing

3. Sabarmati Redevelopment

Central to this thesis is the idea of balancing between profitability and equitability. As such, profitability and equitability shall be the metrics in the game to measure success. To maximise equitability, the minimal condition is to not have relocation of existing residents.

Benefits 1. Pre-requisite of minimum accomodation unit ensures that the resultant development will not dedensify the area, which would have gone against Jakarta’s densification need. 2. Simply having the same number of accomodation unit does not guarantee that sufficient number of these units will go to the lower-income group. As such, some displacement might occur. To mitigate this, equitability score will encourage the development of social housing to meet the affordable housing needs.

Game Mechanics

Builders in the game can choose the types of projects they wish to build. Despite this freedom, there shall be a pre-requisite that the overall development should be able to accommodate 37236 people (estimate of population based on area and population density). With the assumption of 4 people per residential unit, this translates to 9309 housing units.

37236

≥ 37236

Case Study 5.3 Sabarmati Riverfront Dedevelopment

The Sabarmati Riverfront Development is an urban rejuvenation project that resulted in the displacement of nearly 11000 families.

Reasons for Failure • •

•

Lack of clarity on the Rehabilitation and Resettlement Policy of the Riverfront project. Resettlement did not take into consideration the previous living structure of the slums. Each resettlement site comprises of people from different slums. This causes social fragmentaion of residents from the same slum neighbourhood across different sites. Relocation sites are far from the displaced residents’ place of livelihood. Although physically nicer than their slum dwellings, residents faced difficulty finding a job and has limited fund to travel.

Sabarmati riverfront before development: illegal settlements along the riverbank blocks public access.

Lessons Learnt • •

Relocation of displaced residents need to take into account the preexisting social network. Relocation sites should be withing the redeveloped area, or at least be near it.

Stakeholders

1. Municipal Commisioner of Ahmedabad 2. Ahmedabad Municipal Corporation 3. Sabarmati Riverfront Development Corporation Limited (SRFDCL), a whollyowned company by the AMC and a few

Photos: Sabarmati Riverfront

Sabarmati riverfront after development: Public promenade along the riverbank.

5.1 Translation into Game Game Mechanics

Real World Practice

4. Approval Rating

4. Hubei Old Village Redevelopment

To have a successful redevelopment project, there should not be a mismatch between what is built and the needs / wants of the residents. One way to do this is to have participation from the residents during the design process. How do we simulate this feedback loop in-game?

Benefits 1. Instant feedback for builders (developer and self-builders) 2. Gives motivation for architect to take up the role of a moderator in steering the types of projects that builders choose to build

After each round, dwellers (residents and SMEs owners) can give a rating of the development projects in the plot. This rating then affects the social capital that the architect has.

Game Mechanics

Dwellers will give a rating of the development projects in the plot after each round. This gives a constant feedback to the developers and architects of what works and what does not. If rating is too low or if all the residents dislike one particular project within the plot, they will have the power to veto said project.

5.2 Game Framework

Static Single player game where players can design a transit-oriented development using the building blocks provided. There is a budget set and two types of scores will be measured: profitability and equitability. Profitability will be a measure of rental values. Equitability will be measured by level of access social housing have to amenities and transit.

Linear Step-by-step game involving different players at different stages of the game. This is meant to simulate the step-by-step process that a development take in the real world (simplified).

DYNAMIC Stakeholders

1. MRT Jakarta (non-neutral moderator) • Highest no of people living near transit station • Integration with other modes of transport 2. Developer • Maximise profit in the form of rental and sales • Cultivate image of the area to attract investors • Approval rating from residents 3. Local self-builders • Livability of the area (public amenities, public space) • Approval rating from residents 4. Investor • Maximise profit from their investment 5. Local Business • Increase local population • Rental price 6. Existing resident • Proximity to amenities and transport nodes • Rental price 7. Urban planner (Moderator)

Categories of Players

The different stakeholders can be divided into a few types: 1. Sponsors • Sponsors have the ability to fund the project • Investor and bank fall under this category • During the game, builders can make a pitch to sponsors to get fund for their project 2. Builders • Builders have the ability to build a project in an empty plot • Developers and local self-builders fall under this category 3. Dwellers • Dwellers have the ability to rate projects done by builders • Dwellers will vote if they would want to reside in a particular project. • Local business and existing resident falls under this category • Local residents can become local selfbuilders when a few residents come together and pool their money for a project

Gameplay

Dynamic Multiplayer game that involve different stakeholders with their different interests being reflected in the game. Scores will be measured as personal score and overall score. This model simulates the different motivations and potential conflict of interests in the real world to kickstart problem-solving.

Game Pieces

At the start of the game, stakeholders have different sum of money that they can work with. There are blocks representing the different projects that can be funded. Sample blocks: 1. Social housing • development price: f(unit) • rental: $100 • land area needed: min X sqm 2. Normal housing • Development price: f(unit) • rental: f(unit, proximity to station, amenities) • land area needed: min X sqm 3. Mall • development price: $X, rental: $200, land area needed: min X sqm • Effect: Increase liveability, increase image 4. Community Hub • development price: $X • rental: $200 • Land area needed: min X sqm • Effect: Increase liveability, increase image, increase equitability

1. Architect choose some existing plots and can combine it into one larger plot. The number of plots that can be combined at once will depend on the social capital that the architect has. 2. Developers and self-builders can choose a subplot within the large plot and ‘purchase’ a development. 3. Builders will purchase three blocks and place it in the plot of their choice 4. Once done, builders can give a description of why they choose to build the projects there to convince dwellers. Dwellers will rate their approval of each project. That is the end of round 1. 5. Overall approval rating will affect the architect’s social capital for the next round. If approval rating for individual projects do not pass a certain mark, project can be vetoed by dwellers. 6. Round 2 will see the architect combining more plots. Builders once again can purchase projects and place it on the plot of their choice. Note: Each plot has an FAR value attached to it and if FAR has not been met, builders can choose to place their card on an occupied land. 7. Once again, builders can choose to describe their reasoning before dwellers take a vote. 8. More rounds will be played until all the plots have been filled. At some point in time, builders might run out of money. At this stage, they can go to sponsor and make a pitch for their project. Note: If a project is built using sponsor’s money, the rental value will be divided between builders and sponsors.

5.3 The Next Step The purpose of this thesis is to explore a way to balance profitability and equitability in a development project. One of the identified challenges is the lack of public participation required for equitable development. Game is then utilised to be this neutral platform to kickstart discussions.

Foreseeable Challenge

The Next Step

That being said, unpredictability can be viewed as the strength of this process. New ideas and combinations of spatial layouts which would not have been considered previously might emerge by involving more stakeholders in the design process. In the end, even if no ideal solution was derived, the game could be considered successful if it is able to spark dialogues between stakeholers who would otherwise not have such discussion platform.

In chapter 4, initial research on the site and building typologies have been conducted. The next step is to adapt these information into the playing board for the game as well as game pieces where the different building typologies become the different types of projects that builders can build. After the development of the game, a series of games will be conducted with different groups of participants to generate a range of collective designs for the selected site. The range of output will then be analysed based on equitability and profitability metrics. The most successful design variation will be documented. Success is framed according to the context of the process that created it. The focus of the thesis is not the final design output per say, rather, it is the process which creates this output.

Unlike a conventional design process, working with a game-based participatory process will result in a range of outcomes and introduce unpredictability to the process itself. This might pose a challenge for an architectural thesis as the final result might be deemed inconclusive.

1.2 6.1 MRT Development Game Developmentin Jakarta

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