Jakarta, Indonesia
TACKLING URBAN HOUSING IN PRUMPUNG, EAST JAKARTA BY HARYO WINARSO, NIKEN PRILANDITA, ANNISA LARASATI
INTRODUCTION e Prumpung subdistrict of East Jakarta is home to a large lowincome community living in slum conditions. Prumpung is located close to the Ciliwung River, which oods almost every year. A housing project was designed to upgrade living conditions by rebuilding dilapidated houses, and remodeling them into twostorey maisonette-style homes. e objective was threefold- rst to consolidate the slum area; second, to improve living conditions for residents; and third, to create additional open green space for local residents. e maisonettes are also designed to withstand the regular ooding in this low-lying area close to the Ciliwung River. The additional green spaces crated by the project would also serve as catchment areas for the oodwaters, helping to alleviate the impact on residents.
Darrundono proposed the construction of a maisonette-style development as a more practical alternative. According to him, masionettes offer several advantages over apartments. First, no heavy construction equipment is required to construct these simple two-storey homes, and construction is simple and inexpensive. Second, there is no signi cant environmental impact. Most importantly, each unit is built on the original property, reducing land acquisition costs, and eliminating disruption and the social cost of land repossession that would be necessitated by construction of high-rise apartment buildings.
e project was initiated by Dr Darrundono, an environmental and spatial planning expert at Jakarta’s Tarumanegara University. Concerned over the drawbacks of the government’s plans to transform the Prumpung slum area by conversion into apartments, Dr
rough this program, a highdensity population of up to 800 people/ha can be accommodated, in line with government policy, although certainly such densities are lower than might be attained through apartment blocks.
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Jakarta, Indonesia
e project was funded by the Government of Jakarta through the Housing Office budget. e ‘Build, Operate and Transfer’ (B OT) method was selected to implement construction, in order to ensure that prices of the maisonettes were affordable for low-income residents of Prumpung. Payments were made in scheduled installments or via a revolving fund system spread over a ten-year period. Under the payment plan, the resident receives the house ownership certi cate on payment of the nal installment. A participatory approach was utilized in the design process, to ensure strong local community support and a voice in decision making. Regular meetings and consultations were held between the community, government, developer and consultant. e majority of the construction work was undertaken by a consultant from Tarumanegara University, with help from local residents. This project was piloted on a small scale with 8 households joining the program. Although the concept was to be replicated in other areas such as Pluit and Tugu, implementation in both areas was curtailed by lack of funding. Positive impact According to Mr. Dodo Juliman from UN-HABITAT Indonesia, the maisonette housing project offers an innovative solution to Jakarta’s slum problem, and has 2
signi cant advantages over construction of low cost apartment blocks. ough implemented on a small scale in this pilot project, the project succeeded in its aim to provide healthy and permanent homes for low-income people, and enhance their quality of life. In addition, the maisonette design created opportunities for additional income since the ground oor is designed for commercial use. Process criteria In terms of the learning process, the project suffered from signi cant weaknesses. Since the building and construction process were managed almost entirely by outside experts and technicians, there was little transfer of knowledge or skills to local residents. Moreover, the three main institutional actors involved (the Jakarta Housing Office as the sponsor, Tarumanegara University, and Mulitdecon as consultant) did not sufficiently engage the community as was originally envisaged.
maisonette scheme is unlikely to be forthcoming.
Value criteria Compared with construction of apartments, maisonette developments require simpler, less costly technology and materials, and are also preferable.in terms of environmental sustainability, health, safety and quality of life. e idea of converting semi-permanent houses into permanent low-cost maisonettes offers an effective alCon gruency with cit y ternative to high-rise apartment blocks to solve the urban housing goals and objectives The maisonette housing pro- problem. ject has signi cant potential in addressing the urban housing Lessons learned problem in Jakarta Metropolitan e government has acknowlArea, and also complied with the edged the argument that maiJakarta Master Plan. However, sonettes are a feasible and less because it does not correspond disruptive alternative to high-rise with government’s existing policy apartment blocks. Unfortunately, to develop high-rise apartments, the project suffered from two future government support for drawbacks- lack of local involveexpansion and replication of the ment and a failure to secure
Jakarta, Indonesia
government support to replicate this project. î ˘ese are therefore important lessons learned that will be vital for sustainability and broader impact of future redevelopment schemes.
REFERENCES Darrundono, D. A. and B. A. Tirtamadja. 2000. Proceedings of International Workshop on Kampung Improvement Program: Lessons leading to strategies for the future. Kampung Improvement Program III, Jakarta, Indonesia, World Bank, DKI Jakarta.
CONTACT INFORMATION
Darrundono, D. A. 2000. 30 Years of Kampung Improvement Program 1969-1999. Kampung Improvement Program III, Jakarta, Indonesia, World Bank, DKI Jakarta.
Program Studi Perencanaan Wilayah dan Kota SAPPK ITB (Department of Regional and Urban Planning-School of Architecture, Planning and Policy Development, ITB) Labtek IX-A Lantai 4 Jl. Ganesha No. 10, Bandung 40132, Indonesia
Landry, Charles. 2008. î ˘e Creative City: A Toolkit for Urban Innovators (Second Edition). London: Earthscan. Winarso, H. (2009) Urban Dualism in the Jakarta Metropolitan Area. In Sorensen, A., Okata, Y. Megacities in the World: Towards Sustainable Urban Forms , Springler, 2010.
Haryo Winarso (PhD)
Emial: haryowinarso@yahoo.com
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