Latar Oetara

LATAR OETARA

“Yes!

NOT IN MY BACKYARD

The rising NIMBY movement

Originated from a newspaper article from Virginia in 1980, NIMBY or “Not In My Backyard” is a characterization of opposition by residents to proposed developments in their local area

...that is logical in some senses

The new projects are most of the time impacting the local people badly by increasing traffic, harming locally owned small businesses, generating environmental degradation, failing to “blend in” with the surrounding architecture, robbing the sense of community, straining public amenities

YES IN MY BACKYARD

(Indonesia, 2015)

...but it doesn’t answer critical issues we’re facing today

NIMBY generally opposes land use changes, worsening the provision of affordable housing

YIMBY movement as its contrast

YIMBY or “Yes, In My Back Yard”, a pro-development movement

...providing solutions

It argues that new development will include higher employment, tax revenue, marginal cost of remote development, safety, and environmental benefits

(Wikipedia, 2023)

(Canada, 2019)

LATAR OETARA

“Yes! This is our backyard”

BACKGROUND CONTEXT

The Oetara DJAKARTA New Harbour City

Location

West Ancol, Pademangan, North Jakarta

Borders

West: Sunda Kelapa Port

North: Thousan Islands Regency

East: Ancol

South-east: Mangga Dua shopping complex

South: Old Town Batavia and the Jakarta Kota railway station

Area

Delineation: 165,14 Ha, includes 21,77 Ha sea area

Land Development: 143,31 Ha, includes 120,27 Ha reclamation area

Density

FAR: 5.06 (with FAR bonus)

SITE

Developable: 109.903m2

KDB: 60%

KLB: 4.0

KDH: 20%

Impian Jaya Ancol

BACKGROUND ISSUE IN NEED OF CONNECTIVITY

It’s hard to get to the site by car

There are only three entrance/exit points for cars, though there is an exit toll nearby. There is no direct access to the major street such as Lodan Raya Street. Two streets to Marina Batavia and The Bukit Residence are also privatized. Meanwhile, two entrance/exit points exist for other private vehicles, such as motorcycles.

...even more by public transportation

The only public transportation coming into the site is BRT Mikrotrans. Transjakarta (stop at Ancol Bus Stop) and Commuter Line (stop at Kampung Bandan Station) are the other nearest public transport. The pedestrian lane is of poor quality and not prioritized. The impedance is high, making the people don’t usually walk.

Urban character imbalance is clearly seen. The grid and rigid industrial buildings leave some leftover space for the surrounding residents’ activity to shop and eat in food stalls, food carts, or warung.

BACKGROUND ISSUE

Jakarta has the lowest residential ownership rate in Indonesia

The average ownership rate in Jakarta is 50% in 2022, while the national average is 83%. The demand is high, yet the price is only affordable for some.

Affordable housing demand will skyrocket in no time!

60% of 1.388.743 demanded housing units today are coming from 40 years old and above formal workers. Most younger Jakartans still live with their parents or family and will require affordable housing soon.

IN NEED OF LIVEABILITY

since 50 years ago

“Rusunawa,” or affordable rental housing, is intended to act as an incubator to increase the economic capacity of residents with an income of less than 10 million rupiah per month per family. Empowered residents are expected to be able to buy their own homes in “Rusunami”, with income of 10-14 million rupiah. Rusunami could be sold publicly and/or subsidized by the government, while Rusunawa is fully supported. These programs will also help the city’s problem of sanitation, access, and waste management. Job accessibility, skills training and mentoring, and space flexibility (esp. to support small businesses) are essential.

“Rusunawa” and “Rusunami” have made their way to the government’s priority list...

(Kompas, 2023)

BACKGROUND ISSUE IN NEED OF RESILIENCY

The land subsides 10cm every year

...and experience 6.8mm sea-level rise every year. Also, it is vulnerable to tidal floods!

Based on the recording of sea level anomalies in 2003 - 2010 in Muara Baru, Jakarta’s sea level experienced a maximum increase of 4.8 cm over the past seven years or 6.8 mm per year (Pranowo et al. 2014).

LATAR OETARA’S BIG MOVES

#1 CONNECTIVITY

Transitioning the new development to the surrounding area through integration and place-making

#2 LIVEABILITY

Creating a compact and self-sustaining community through the collective culture and technology

#3 RESILIENCY

Mitigating and adapting to environmental issues in tropical context

HIGH LANE, NEW YORK

111 newton road, singapore bishan ang mo kio, singapore

LATAR OETARA’S BIG MOVES

#1 CONNECTIVITY

Transitioning the new development to the surrounding area through integration and place-making

CONNECTOR ALLEY

Accommodating access, social interaction, and existing activities (esp. food stalls and food vendors)

INNOVATION HUB

Accomodating skill training programs, co-working offices, and start-up incubator

ICONIC RETAIL

Human-scale skyline and active edge adjacent to the urban villages

High Line, New York

Xin Tian Di in Shanghai, China

Jakarta Creative Hub, Jakarta

CONNECTOR ALLEY

police station PUBLIC PLAZA

PARK MOSQUE & HEALTH CENTER

SCHOOL

ALLEYFOOD

retail hub shared use

LATAR OETARA’S BIG MOVES

#2 LIVEABILITY

Creating a compact and self-sustaining community through the collective culture and technology

MIXED HOUSING

To encourage inclusivity and vibrancy, the type and ownership status of housing are diversified; 1.382 unitsrental public housing (“Rusunawa”), 1.394 units of owned public housing (“Rusunami”), and 348 units condominium. Total population that can be absorbed is 12.896 people

CORESIDENCE IN VERTICAL RENTAL HOUSING

Reduce space (35%) and construction costs (40%) (Habiter Le Grand Paris Framework, 2013) while leveraging the collective culture of Indonesians by sharing the kitchen and the workspace

CIRCULAR ECONOMY PRINCIPLE APPLICATION

Through the usage of solar panel (renewable energy), urban farming and waste recycling as part of UMKM (small-medium enterprises) in every residential tower’s ground floor, rooftop and refugee floor

LATAR OETARA’S HOUSING TYPOLOGY

LATAR OETARA’S BIG MOVES

#3 RESILIENCY

Mitigating and adapting to environmental issues in tropical context

STREET TREES LANE

Preserving the existing trees

FLOOD-RESILIENT BUILDING

Treating flood-prone buildings with flood-resilient specifications

WATER-SENSITIVE URBAN DESIGN PRINCIPLE IMPLEMENTATION

Integrating WSUD elements into the streetscape and land percil

Sydney and Melbourne, Australia

(Boston Coastal Flood Resilience Design, 2019)

Ancol Barat VII Street

Ancol Barat IV Street

LATAR OETARA’S BIG MOVES

#3 RESILIENCY

Mitigating and adapting to environmental issues in tropical context

WATER-SENSITIVE URBAN DESIGN PRINCIPLE IMPLEMENTATION

Integrating WSUD elements into the streetscape, land percil, and building

LATAR OETARA’S MASTERPLAN

Residential Office & Commercial Amenities

Green Space

micro land-use

Pedestrian Sidewalk & Bicycle Lane

Pedestrian Second-level Connection

Connector Alley

Pedestrian Dedicated Entrance/Exit

Shared Street

BRT Stop

PEDESTRIAN & BICYCLE

BRT Transjakarta

440m accessibility radius

BRT Jaklingko

220m accessibility radius

ROW 24 - Primary Local Street

ROW 18 - Secondary Local Street

ROW 14 - Shared Street

Off-street Parking

On-street Parking

PRIVATE VEHICLE AND PARKING

LATAR OETARA’S SECTION

OWNED HOUSING

CONDOMINIUM

COMMERCIAL PARKING

LATAR OETARA’S SECTION

LATAR OETARA’S 3D

LATAR OETARA’S 3D

LATAR OETARA’S 3D

LATAR OETARA’S 3D

LAKE VIEW TO PUBLIC’S AMENITIES & ICONIC RETAIL

LAKE VIEW TO DIFFERENT TYPES OF HOUSING

public plaZA & ENTRANCE LANDMARK

STREET TREES LANE & ICONIC RETAIL