인도네시아 고층아파트 단지계획 및 단위세대 특성 - Agung Podomoro Land 프로젝트를 중심으로
Journal of the Korean Housing Association www.khousing.or.kr Vol. 29, No. 5, 1−13, 2018 pISSN 2234-3571 https://doi.org/10.6107/JKHA.2018.29.5.001 eISSN 2234-2257
The Characteristics of High-Rise Apartments in Indonesia - Focused on the Agung Podomoro Land’s Projects - 인도네시아 고층아파트 단지계획 및 단위세대 특성 - Agung Podomoro Land 프로젝트를 중심으로 -
마이사라* 주서령** 우랸타리 수다르소노*** Maisarah Ju, Seo Ryeung Woerjantari Soedarsono
Abstract The scarcity of land along with the increasing need of housing around the capital city of Indonesia, Jakarta, caused its inhabitants to move to apartment properties. Although apartments are not major housing typologies for the Indonesians who prefer landed houses, the demand for apartment units continues to grow rapidly. The high-rise apartments that were first introduced by the government have evolved along with the rising standard of living in Indonesia. As a first step to study high-rise apartments in Indonesia, this study aims to understand the planning and design trends of the high-rise apartments in terms of site planning, block plan and unit plan by analyzing the six representative projects developed by Agung Podomoro Land (APLN) in Jabodetabek. The study employed field surveys, website review and an interview with the director of APLN. Major results are as follows: The high-rise apartment projects of APLN are mostly developed as superblocks, mixed with commercial buildings, hotels and offices. Most of the cases are podium-tower type, which are 33-50 floors high residential towers built on the podium. In term of unit plan, the space order of the public space, which is found in all cases, shows a similar pattern: E-K-D-L-bal or E-L-D-K-bal. Keywords : High-Rise Apartment, Indonesia, Site Plan, Block Plan, Unit Plan 주요어: 고층아파트, 인도네시아, 단지계획, 주동계획, 주호계획
I. Introduction houses), to low-income people (Silas, 1995) in the late 1970s. Compared to other metropolitan cities in Asia, 1. Background and Aim of Study the development of high-rise2) apartments in Jabodetabek Due to rapid population growth, the population density has not been active until today. Major urban housing 1) of Jabodetabek reached 4,961.41person/sq.km (Statistics typologies in Indonesia are landed houses such as Indonesia, 2015), making it the second most populous detached houses, semi-detached houses, row houses, and urban area in the world after Tokyo. To solve the problem townhouses.3) of urbanization, the government introduced ‘rusun’, Since the 1990s, the price of land in Jabodetabek has 4) abbreviation of ‘rumah susun’ (vertically arranged continuously increased. This phenomenon rendered the
1) Greater Jakarta or Jabodetabek, as the abbreviation of Jakarta- ***정회원(주저자), 경희대학교 주거환경학과 석사과정 Bogor-Depok-Tangerang-Bekasi, is the official and administrative ***정회원(교신저자), 경희대학교 주거환경학과 교수, 생활과학연구 definition of urban area surrounding Jakarta. 소 연구원 2) According to Local Regulation 07/2010 about the buildings, ***정회원, Assistant Professor, Department of Architecture, School of Architecture Planning and Policy Development, Institute of based on the heights they are divided into three, namely: 1. the high- Technology Bandung rise buildings which have more than 8 floors; 2. the medium-rise building which have 5~8 floors; 3. the low-rise building which have Corresponding Author: Seo Ryeung Ju, Dept. of Housing & 1~4 floors. Interior Design, Kyung Hee University, 26, Kyungheedae-ro, 3) According to Law 01/2011, formal housing is defined as a Dongdaemun-gu, Seoul, 02447, Korea. Email: [email protected] detached house, a row house and a ‘rumah susun’. Formal urban housing is classified as a row house, a semi-detached house, a 이 논문은 2017년 한국주거학회 추계학술발표대회에서 발표한 내용 detached houses, a townhouse, a villa and an apartment (Harun, 을 일부 요약하였음. 2017). There is no official data about the housing stock by the 이 논문은 마이사라의 석사학위 논문의 일부를 수정보안한 연구임. housing typologies; however, according to the survey (Laporan 이 논문은 2016년도 정부(미래창조과학부)의 재원으로 한국연구재 Properti Industri di Indonesia, 2017), 82.6% of Indonesians prefer 단의 지원을 받아 수행된 연구임 (No. NRF-2016R1A2B2010247). to live in landed houses.
-1- 2 마이사라·주서령·우랸타리 수다르소노 development of landed properties less possible (Aditya, general overview, site plan, block plan and unit plan
. 2013), especially in the Central Business District of 5) Table 1. Framework of Analysis Jakarta called 'Golden Triangle’. Additionally, the severe traffic congestion brought the new concept of General Overview Site Plan Block Plan Unit Plan Built Year, “TOD (Transit Oriented Development)”. The TOD led No. of Towers,No. No. of Bays, No. Site Layout, Block Layout, to more active constructions of high-rise apartments than of Floors, of Bedrooms, Vertical Layout Elevator, Total No. Size of Unit, before. At the same time, the government considered Parking, Stairs, of Units, Spatial Public Facilities Corridor supplying housing to various income levels since 2004. Development Configuration To avoid focusing solely on supplying the high-income Type population, the government proclaimed that every private apartment projects are required to provide 20% of its From the six high-rise apartment projects analysed above, building’s floor area to build rusun for the low-income we selected 24 out of total 31 unit plans collected for unit population.6) Consequently, the constructions of high-rise analysis after excluding the unit plans with similar designs in apartments are commonly found in Jabodetabek today. the same project. The aim of analyzing the unit plans is to find However the topics on high-rise apartments in the out the order that decides the spatial configuration of the main aspect of the architectural planning and design are not spaces of the unit plans. To find out this spatial order clearly, widely mentioned among scholars. we applied the graph-theoretical approach was adapted from Therefore this study will be a pioneering study on the design the model developed by Seo (2007a; 2007b).8) and planning of high-rise apartments in Indonesia. This study In this project, the analysis is done according to bedroom aims to understand how they have been developed in the types: studio type (ST), one bedroom type (1BR), two aspect of site planning, block plan and typical unit plans. This bedrooms type (2BR), and three bedrooms type (3BR). study focuses on the high-rise apartments developed by the APLN, which is the representative developer in Indonesia that built the most apartment projects as a first step of following studies.7)
2. Research Scope and Methodology of Study This study analysed the six representative high-rise apartment projects developed by Agung Podomoro Land (APLN), located in Jabodetabek. The study employed field Figure 1. Methodology of Conversion of Unit Plans into Diagrams surveys (conducted in August 2017), website review and an E: Entrance L: Living Room D: Dining Room K: Kitchen R: Bedroom bth: Bathroom u: Maid Room interview with the director of APLN. The framework of analysing the projects are based on the four viewpoints; 8) There have been many studies on the classification of apartment unit plans among scholars. Generally researchers would analyse the 4) Land area which is not proportional compared to the amount of plans using diagrams or symbols to simplify them. This was efficient demand is one of the causes of land price increase, especially in to understand the structure of the plans, but more difficulty in Jakarta, which reached 22~33% per year. This figure ranks highest integrating or comparing the plans due to various researchers’ in Asia (Realestat Indonesia, 2017). different methods of simplification. As the author ultimately aims to 5) Golden Triangle of Jakarta is rough triangular shape area of compare and analyse other Southeast Asian apartment plans, we Jakarta, capital city of Indonesia, which covers from Jalan M.H. need a simple method with minimal information that would be Thamrin - Jalan Jenderal Sudirman (North-Southwest), Jalan H.R. applicable to the analysis of other various plans. Rasuna Said (North-Southeast), and Jalan Jenderal Gatot Subroto Space syntax is a popular methodology to interpret space (East-West). Golden Triangle is one of the fastest evolving CBD in connectivity (Choi et al., 2005). Spatial abstraction in this method Asia-Pacific region (Jakarta Property Market Review 2Q17, 2017). provides the possibility to compare different spaces (Hillier et al., 6) UU No. 20 2011, 2011. 1976). However, this method draws criticism, especially as the unit 7) APLN developed a total of 35 high rise projects, including 24 plan’s boundary geometry disappears and renders the structure of apartment projects, offices and hotels, during its more than 40 years the plan unpredictable. of experience. In comparison, among top property developers in The graph-theoretic methodology developed by Seo (2007a; 2007b) Indonesia (Asia Property HQ, 2018), PP Properti developed 18 is based on space syntax, but was revised to include the information apartment projects during 60 years, Lippo Group developed 10 about the accesses and boundary of spaces, and to differentiate apartment projects during 60 years, Ciputra Group developed 9 indoor and outdoor spaces. In this study, the graph-theoretic apartment projects during 30 years, Sinar Mas Land developed 7 methodology developed by Seo (2007a; 2007b) was applied to the apartment projects during 30 years (Source: Official Website of analysis after revising it to reflect the special condition of Each Developers) Indonesian apartments.
한국주거학회논문집 인도네시아 고층아파트 단지계획 및 단위세대 특성 - Agung Podomoro Land 프로젝트를 중심으로 - 3
II. Urban Housing Development in Jakarta According to the data from Colliers International11), supply of apartments in Jabodetabek in 2013 reached 15,068 units. In Jakarta, the capital of the Republic of Indonesia, has been 2014, despite falling 29% from the previous year, 10,701 new the center of various activities since the introduction of a apartment units were supplied. In 2015, 28,838 units of new centralized system to the country in the first presidential era apartments were supplied. This number is expected to increase (1945~1966) (Bambang, 2015). The rapid increase of to about 58,000 units until 2018. population, while contributing to the progress of the city, also As a response to the ‘Back to the City’ phenomenon, resulted in various problems such as traffic, slums, pollution APLN, one of the leading property developers in Indonesia, and environmental degradation (Jakarta Open Data, 2014). In also introduced a new concept called ‘superblock’ or ‘mixed- the 1980s and 90s, there was a phenomenon in Jakarta where use development’, which is a large-scale property middle-class population predominantly preferred more development that integrates shopping centers, apartments and comfortable and cheaper housing environment in the suburban offices. These superblock developments were built in the area rather than in the city. Developers responded to this midst of urban areas with the support of existing infrastructure phenomenon by developing housing community from small and provided various housings for middle- and upper-middle residential area to large scale new town. The new towns such income classes. As explained in
9) BSD is a 6,000 ha new town, which was developed since 1984 located in Tangerang. Citra Raya is a 2,760 ha new town, which was developed since 1994 located in Tangerang. Sentul City is a 3,000 ha new town, which was developed since 1994 located in Bogor. 10) Survey on 232 residents in Tangerang (Winarso, 2000), 60% of them worked in Jakarta, and it took two hours for most of them to 11) Colliers Quarterly Property Market Report Q2 2017 Jakarta. reach their workplace (in other words, they spent four hours to 12) Colliers Quarterly Property Market Report Q2 2017 Jakarta and commute). APLN Official Website
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III. Case Analysis Table 2. The Overview of the Cases Project Name/ Unit Project Location/ Unit 1. Overview of Projects Summary Size Unit Code No. Total Land Type (sqm) The 6 high-rise apartment projects are located in three Area developments. Except Project A (The Lavande), which is a ST 24 A-10-01
South Jakarta/ 1.3 ha 1.3 Jakarta/ South Year Built 2010 small scale (1.3 ha) and pure-residential development, the 2BR 56 A-10-02 The Lavande/The 13) Towers/ other projects are developed as a part of super block 2/23~30 3BR 56.5 A-10-03 Floors development. A Land Area 1.3 ha 3BR 80 A-10-04 The housing projects were developed during 2010-2015. Total Units 750 3BR 80 A-10-05 They were built as 23-35 stories high, while Project D and F 576.92 Density 3BR 83 A-10-06 are 48-50 stories high, which is the tower block type. unit/ha
All of the projects provide various unit type from ST type to Coast ViewApartment Year Built 2012 Towers/ ST 18 B-12-01 3BR type. The density of the projects ranges between 184.12 4 / 33 Floors and 1819.10 unit/ha. Due to the wide range of the densities of B Land Area 3.5 ha the projects, it is difficult to estimate their general trend. Total Units 3,764 1) The Lavande (Project A) 2BR 30 B-12-02 Green Bay Pluit/North Jakarta/12 ha 1,078.51 Density Project A comprises an area of 1.3 ha and has a density of unit/ha
576.92 unit/ha. This project is located in Tebet District, South Bay View Apartment Year Built 2012 ST 18 C-12-01 Towers/ Jakarta, which belongs to the ‘Golden Triangle’, the most 4 / 34 2BR 32 C-12-02 Floors central place for business, financial and diplomatic establishments C Land Area 3.5 ha 2BR 37 C-12-03 in Jakarta. Because this project is surrounded by various urban Total Units 3,096 facilities, it was developed exclusively for residential buildings, 887.11 3BR 42.5 C-12-04 Density not commercial. unit/ha It provides 750 units consisting of 1 type of studio unit (ST), ViewSea Condominium Year Built 2015 1BR 40 D-15-01 Towers/ 1 type of two bedrooms unit (2BR) and 4 types of three 4 / 48 2BR 68 D-15-02 Floors bedrooms unit (3BR). D Land Area 5 ha 2BR 71 D-15-03 2) Green Bay Pluit (Project B, C, and D) Total Units 2,072 2BR 75.5 D-15-04 Project B, C and D are super block (as size of 12 ha) 412.34 Density 3BR 108 D-15-05 development, consisting of three high-rise apartment projects unit/ha and a huge shopping mall. Each high-rise apartment project Year Built 2011 1BR 32.5 E-11-01 Royal Mediterania Towers/ also has commercial area on the lower levels. This 2 / 35 Podomoro City/West ha Podomoro Jakarta/25 Garden Floors development aimed to build recreational and seaside high-end 2BR 42 E-11-02 E Land Area 0.89 ha shopping and residential areas to escape from the busy Total Units 1,619 downtown. This is an early stage of ‘Pluit City’ development, 1819.1 2BR 53.5 E-11-03 Density which is an on-going development for following 10-20 years unit/ha
14) Residences Park Central to re-activate the North Coast of Jakarta (Giant Sea Wall). Year Built 2011 1BR 44 F-12-01 Towers/ 3) Podomoro City (Project E and F) 3 / 50 2BR 77.5 F-12-02 Floors Project E and F is located in the Grogol Petamburan F Land Area 6.55 ha 2BR 82.5 F-12-03 District, West Jakarta, which is the second biggest business Total Units 1,206 district after South Jakarta. This district contains various 184.12 3BR 113 F-12-04 Density supporting facilities such as shopping areas, educational unit/ha facilities, and hospitals and easy access to MRT and toll road
to commute (three bus terminals and two train stations). 13) Project A is a ‘pure residential project’ built in 2010 on an area Therefore this city was built as a self-contained city at the of 1.3 ha. Project B, C, and D belong to ‘Green Bay Pluit’ as ‘superblock developments’. Green Bay Pluit was completed in 2015 edge of Jakarta to reduce the local traffic; as it is well equipped on an area of 12 ha. Project E and F belong to ‘Podomoro City’ as with offices, hotels, commercial facilities and various housing superblock developments on an area of 25 ha. Construction of Podomoro City began in 2005 and will be completed in 2018. to meet various income levels (seven apartment blocks with a 14) Liputan6, 2016. total of 10,645 unit).
한국주거학회논문집 인도네시아 고층아파트 단지계획 및 단위세대 특성 - Agung Podomoro Land 프로젝트를 중심으로 - 5
section, there are “Coast View Apartment” (Project B), which provides 3,764 units consisting of 1 type of ST, 1 type of 2BR and 3,535sq.m of a business center and “Bay View Apartment” (Project C), which provides 3,096 units consisting of 1 type of ST, 2 types of 2BR, 1 type of 3BR and 3535sq.m of the business center. In the third section, 3ha of green space and water sports public recreation facilities are locate which is originally included in the green zone by government regulation.15)
Figure 3. Road System around Podomoro City
2. Site Planning 1) Site Plan Project A was developed as “L” shape buildings and has two accesses. Main access from primary road leads to a reception building, consisting of lobby, cafe and multi-function room. This reception building helps provide the privacy to the community. The site plan is designed as a semi-enclosed courtyard, which has open space and a swimming pool. Figure 5. Land Use of Green Bay Pluit
Figure 4. Land Use of Project A Figure 6. Land Use of Podomoro City
In ‘Green Bay Pluit’, there are three sections in its master plan
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‘Podomoro City’ was developed as two parts along the and jacuzzi and bank appear in most cases as well. It is secondary road passing the center of this city; one side is a interesting that Project A, which is the smallest project among commercial area (mall, office, hotel) and the other side has cases, has more facilities than other projects do. We can apartments. Project F located in the commercial area, and was understand that Projects A is a ‘single pure residential block’, developed as super block that contains the 11th largest while the others are ‘superblocks’ with multi-use development. shopping mall in the world. In this mall, there are five-star Therefore various public facilities are necessary for high-rise hotel and APLN headquarter. The three apartment towers and apartment planning when they are not provided in their one hotel tower were built on the rooftop of the Central Park neighborhood. Mall, where a private pool is available for both apartment 3) Parking and Vertical Layout residents and hotel guests. Project E, located in residential area The parking lots of all apartments surveyed are mainly of this city, provides 1 type of ST, 2 types of 2BR and located underground and additionally in the outdoor area. shophouses. Having an underground parking lot is unique found in 2) Public Facilities Indonesia because in other Southeast Asian countries such as In general, public facilities are divided into 3 categories: Malaysia and Vietnam, it is common not to build an sport, community, and daily life facilities. As seen in
, swimming pool, cafe & restaurant, ATM, laundry, and in Project F, an additional parking is located on the lower security 24 hours CCTV are facilities available in all cases, levels of podium to meet the capacity for commercial function of the projects. Table 3. Public Facilities In all of the cases, public facilities are placed on the lower Facilities Type A B C D E F Total floors while apartment units are placed on the upper floors. Fitness Centre ●● ● ● 4 Sports Facilities Based on the vertical layout, surveyed projects can be Indoor Squash ●● 2 classified into four categories: single tower, multi-tower, Jogging Track ● ● 2 Multi-Function Sport Area ● 1 multi-tower with podium and mixed-tower with podium. In a Swimming Pool ● ● ● ● ● ● 6 single tower, the project only has a residential building, while Yoga Area ● 1 lower floors accommodate public facilities for residents and BBQ Area ●●● ● 4 upper floors are reserved for residential units (Project A). In a Beauty Salon ●●● 4 multi-tower type, the projects consist of several residential Business Centre ●●●3 buildings. In Project E, especially, low-rise commercial Cafe ● ● ● ● ● ● 6 buildings along the main road are attached to residential ●●● ● 4 Children Playground buildings (Project E) to activate pedestrian pathway on the Club House ● 1 main street. A multi-tower with podium means that apartment Gazebo ●●●● 4 Community towers are built above one large building with a commercial Jacuzzi ● ● ● ● ● 5 area, which is designed on a larger scale (mall) in podium area Kids Pool ●● 2 Mini Market ● ● ● ● ● ● 6 with open space on the rooftop (Project B, C, and D). In a Multi-Function Room ● 1 mixed-tower with podium, not only apartment towers, but also Reflex Stone ● 1 hotel and office towers are placed above the podium (Project F). Restaurant ● ● ● ● ● ● 6 Sauna ●●2 Table 4. Parking Lot Type Sky Veranda ● 1 Parking Lot Type A B C D E F Spa ●●●3 Underground ●●●●●● Thematic Garden ●●● ● 4 Ground ● ATM ● ● ● ● ● ● 6 Outdoor ●●●●●● Bank ● ● ● ● ● 5 Daily Life Facility Clinic ● 1 3. Block Plan Copy & Printing Service ●● ●● 4 Intercom ●● 2 Block plans of apartments surveyed can be classified Laundry ● ● ● ● ● ● 6 generally into two types: double loaded type and tower type. Post Office ● 1 16) Jakarta has an average of 1755 mm (69.1 in) of rainfall per year, Security 24 Hours CCTV ● ● ● ● ● ● 6 while Kuala Lumpur (as comparison) has an average rainfall of Shoe Repair Shop ● 1 2500 mm (98 in) a year
한국주거학회논문집 인도네시아 고층아파트 단지계획 및 단위세대 특성 - Agung Podomoro Land 프로젝트를 중심으로 - 7
Table 5. Diagrams of Site Plan, Block Plan and Vertical Layout
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When compared with the block plan in other Southeast Asian would have. Here, the width of 1 bay ranges between 3 and 4 countries, the block plans of Indonesian high-rise apartments meters. As seen in Figure 9, most of all units have 1 bathroom. are pretty simple. The double loaded type, as seen in
, appeared as the most common type where units are units) have 2 bathrooms. arranged in two rows on both sides of a corridor. Despite the disadvantage of poor lighting and ventilation, these types are adopted to accommodate high population density. In the tower type, units are located around the central core. This type has the advantage of good lighting and ventilation compared to the double loaded type. In Project A and E, they combined the double corridor type and tower type at the block plan and located larger size units at the tower type part.
4. Unit Plan 1) Overview of Units Among total 24 units, there are 3 cases of ST units, 3 cases Figure 8. Number of Bays According to Unit Type of 1BR units, 11 cases of 2BR units and 7 cases of 3BR units. The size of unit ranges as follows: ST ranges between 18 and 24sq.m, 1BR ranges between 32.5 and 44sq.m, 2BR ranges between 30 and 82.5sq.m and 3BR ranges between 42.5 and 113sq.m
. The average size of ST is 20sq.m, 1BR is 38.83sq.m, 2BR is 56.82sq.m and 3BR is 80.43sq.m. Unlike ST and 1BR units, sizes of 2BR and 3BR units have much wider ranges, making it is difficult to propose general sizes of the units. It needs further study to find out the Figure 9. Number of Bathrooms According to Unit Type general sizes of units according to the number of bedrooms. 2) Studio Unit (ST) A studio type (ST) is an open plan consisting of a dining kitchen, a living space and a bedroom space with the bathroom being the only separate space. The only difference between unit designs is whether a bedroom space is located at the front with a window view (A-10-01 and C-12-01) or at the back near the entrance (B-12-01). The studio design aims to maximize the use of available space, which is the same issue for studio types in other countries. As illustrated in
, the order found in spatial configuration in ST units is E-D/K/ L-bal that the entrance leads to one multi-purpose space consisting of kitchen, dining and living space, with a balcony at the end. This studio unit shows no clear division between public and private spaces. 3) One Bedroom Unit (1BR) Figure 7. Unit Size According to Unit Type The unit is divided into a public space and a private space. The public space is one open space consisting of an entrance, As a result of analysis of the relation between number of a dining, a kitchen, a living space and a balcony at the end. bays and unit type