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Japan International Cooperation Agency (Jica) REPUBLIC OF INDONESIA REPUBLIC OF INDONESIA PREPARATORY SURVEY FOR LEBAK BULUS STATION AREA DEVELOPMENT PROJECT IN INDONESIA Final Report June 2015 JAPAN INTERNATIONAL COOPERATION AGENCY (JICA) Nippon Koei Co., Ltd. OS Tokyu Land Corporation JR(వ) 15-052 REPUBLIC OF INDONESIA REPUBLIC OF INDONESIA PREPARATORY SURVEY FOR LEBAK BULUS STATION AREA DEVELOPMENT PROJECT IN INDONESIA Final Report June 2015 JAPAN INTERNATIONAL COOPERATION AGENCY (JICA) Nippon Koei Co., Ltd. Tokyu Land Corporation 0km 5km Source：METI Study Tea Location Map Preparatory Survey for Lebak Bulus Station Area Development Project Preparatory Survey Lebak Bulus Station Area Development Final Report Table of Contents Chapter 1 Project Overview ................................................................................................................1-1 1.1 PROJECT BACKGROUND ..................................................................................................... 1-1 1.1.1 State and Issues of Urban Transport Sector in Jakarta Metropolitan Area ........................... 1-1 1.1.2 Position of Development Plan in Urban Transport Sector and this Project in the Area ....... 1-2 1.1.3 State and Policy of Aid of Japan and JICA to Urban Transport Sector ................................ 1-2 1.1.4 Necessity of the Project ........................................................................................................ 1-3 1.1.5 Budget Allocation ................................................................................................................. 1-4 1.1.6 Setting of HPL to BUMD ..................................................................................................... 1-4 1.2 OBJECTIVES OF SURVEY .................................................................................................... 1-4 1.3 SURVEY AREA ....................................................................................................................... 1-4 Chapter 2 Basic Survey .......................................................................................................................2-1 2.1 CURRENT STATUS AND CHALLENGES OF URBAN TRANSPORTATION SECTOR IN JAKARTA METROPOLITAN AREA, AND NECESSITY OF THE PROJECT ................................ 2-1 2.1.1 Social Economic Status of the Country and the Government .............................................. 2-1 2.1.2 Current Status and Challenges of Urban Transportation Sector in Jakarta Metropolitan Area, and Relevant Policies, Development Plans, Budget and Financial Resource of Indonesian Government ...................................................................................................................................... 2-4 2.1.3 Public Private Partnership (PPP) Projects in Indonesia ........................................................ 2-8 2.1.4 Position of the Project in Jakarta Metropolitan Area (in terms of Demand Trend and Development Plans)........................................................................................................................ 2-10 2.1.5 Necessity and Importance of this Project ........................................................................... 2-12 2.1.6 Modal Shift Effect to Public Transport by the Project ....................................................... 2-12 2.2 ANALYSIS OF MARKET DEMAND AND COMPETITORS ............................................ 2-13 2.2.1 Housing Market, Hotel, Office, Demand Survey of Commercial Facilities ....................... 2-13 2.2.2 Survey Result...................................................................................................................... 2-37 2.3 CASE STUDY OF TOD IN OTHER COUNTRIES .............................................................. 2-38 2.3.1 Survey Outline .................................................................................................................... 2-38 2.3.2 Survey Result...................................................................................................................... 2-39 Chapter 3 Facility Plan ........................................................................................................................3-1 3.1 SUMMARY OF FACILITY PLAN ......................................................................................... 3-1 3.1.1 Public Infrastructure ............................................................................................................. 3-3 3.1.2 Private Infrastructure ............................................................................................................ 3-5 3.1.3 Finishing Specification of Buildings .................................................................................... 3-6 3.2 DEVELOPMENT POLICY ...................................................................................................... 3-7 3.2.1 Architectural Regulations ..................................................................................................... 3-7 3.2.2 Aviation Regulation ............................................................................................................ 3-16 3.3 ARCHITECTURAL PLAN .................................................................................................... 3-16 Page i Preparatory Survey Lebak Bulus Station Area Development Final Report 3.3.1 Summary of Plan ................................................................................................................ 3-16 3.3.2 Consideration of Divisions: Site Division, Property Division ............................................ 3-19 3.3.3 Confirmation of Architectural Regulation .......................................................................... 3-21 3.3.4 Evacuation Plan .................................................................................................................. 3-24 3.4 STRUCTURE PLAN .............................................................................................................. 3-25 3.4.1 Foundation .......................................................................................................................... 3-25 3.4.2 Superstructure ..................................................................................................................... 3-28 3.5 FACILITY PLAN ................................................................................................................... 3-30 3.5.1 Outline ................................................................................................................................ 3-30 3.5.2 Points for Facility Planning ................................................................................................ 3-30 3.5.3 General Description of Electric Facilities .......................................................................... 3-33 3.5.4 Outline of Air Conditioning Facility .................................................................................. 3-34 3.5.5 Outline of Water Supply and Drain Equipment ................................................................. 3-34 3.5.6 Outline of Disaster Prevention Equipment ......................................................................... 3-36 3.6 TECHNICAL ISSUES IN THE FACILITY PLAN ............................................................... 3-37 3.6.1 Architectural Considerations .............................................................................................. 3-37 3.6.2 Consideration for Utilities .................................................................................................. 3-39 Chapter 4 Construction Method and Cost Estimate ............................................................................4-1 4.1 CONSTRUCTION METHOD .................................................................................................. 4-1 4.2 PROJECT COST ESTIMATE .................................................................................................. 4-1 Chapter 5 Laws and Regulations .........................................................................................................5-1 5.1 PROJECT BACKGROUND AND LEGAL SURVEY ............................................................ 5-1 5.1.1 Project Background .............................................................................................................. 5-1 5.1.2 Legal Survey ......................................................................................................................... 5-2 5.2 FOREIGN INVESTMENT AND PROJECT COMPANY ....................................................... 5-3 5.2.1 Foreign Investment under Indonesian Law .......................................................................... 5-3 5.2.2 Line of Business in Project Companies ................................................................................ 5-5 5.3 LAND TITLE ISSUES IN THE PROJECT.............................................................................. 5-6 5.3.1 Land Title under Indonesian Agrarian Law.......................................................................... 5-6 5.3.2 Issues Associated with Hak Pengelolaan (HPL) and Hak Guna Bangunan (HGB) on Top of HPL 5-8 5.3.3 Land Title to the Property ..................................................................................................... 5-9 5.4 LEGAL FRAMEWORK FOR PUBLIC-PRIVATE PARTNERSHIP (PPP) AND COOPERATION BETWEEN THE PUBLIC AND PRIVATE SECTORS IN INFRASTRUCTURE AND/OR URBAN DEVELOPMENT IN INDONESIA ....................................................................
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