Case Study: Grogol, West Jakarta

about 80 % area in near toll road and bus station are abandoned

about 70 % area in the main streets are changed to commercial use; 100 % area in street close to market is changed to commercial use

limited changed in the northern are of Grogol

isolation by new urban infrastructures

lack of management caused by shrinking public funding

lack of urban elite’s interest

local marketcan’t compete with new shopping malls

Case Study: Grogol, West Jakarta

Case Study: Grogol, West Jakarta

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Redevelopment with mixed used

Relocation

Renewal with apartment

Improvement

Housing Development PlanGrogol District Area (2004)

Planned MRT line North- South

Planned MRT line East-West

Under construction bus way East-West

Operational bus way North- South

Under construction monorail

Integrated Transport Master planJakarta (2003)

(1) Resident Change

Social Analysis

+ Resident profile changed from the homogenous middle class to a lower income(filtering theory)

+ 2000 students have significant influenced in daily life activities within neighborhood

+ more 60 % population = low class

(2) Other Organization Change

+ Resident association cannot face with urban scale problems

+ Reducing of social funds from municipality budget have marginalized the community activities and initiatives

+ Low capability of local officer to face with natural growth of neighborhood

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(3) Dwelling Changes

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Physical Analysis:

+ Inadequate maintenance after retirement period of origin residents

+ Exploitation land value followed of the rise of local property market and without restriction by building regulation

+ Abandoned building as an impact of enlarging new infrastructure

+ Reducing function of main public spaces by intrusion of new functions

+ Decreasing of public facilities by lack of maintenance

+ Isolation access to the area as impact of the enlarging scale of urban infrastructures

(4) Other Structure and Spaces Changes

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Comment to Theoretical Framework:

[1] The ecology approach more applied to explain the natural change, but could not explained structural problems: e.g.: occupation vacant lands by low class group

[2]The assumption of sub-culture approach that a neighbourhood can remain stable if the social structure is strong could not explained why the resident associations

lost their collective force when faced with several urban scale problems

[3]The political economy approach is providing a better explanation of

neighbourhood decline. Actually, urban neighbourhoods have been a worst sufferer by several

interference structural causes, mainly: incapability of municipality agencies, enlarging urban development, lack concern of city program and at once the

impact of global capital flows

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Conclusion 1

Roots of decline Signs of change

What were the primary causes of neighborhood decline?

Natural process of neighborhood growth and change

Exploitation of property value

Low capability of local officer in development plan and control

Enlarging of new urban developments in surrounding area

Lose priority from municipality programs for residential development

in inner city area

Strategic location

The existing structure of planned area is still at a good condition

High demand of residential area in inner city

Still a lot of space to implement a neighborhood regeneration program

Current trend of inner city development

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Conclusion 2

In Indonesian cities context, can we arrive at a model of neighborhood

change and decline?

A preliminary model of neighborhood change

Stage 3: Clearly declineOriginal residents moving out; domination of low income residents; higher density in unplanned area; exploitation of land and property.

Stage 4: Accelerate declineDisappearance of aesthetically pleasing open space; neglecting of public facilities; buildings abandoned; diminishing of residential use; absentee-owned properties, lost of the social relationship. Stage 1: Original and healthy

modern planned and homogenous residents

Stage 2: Incipient decline Aging, neglected structure of house; influx of

new residents from middle class group, intrusion non residential use; low income residents started to occupy vacant lands

Stage 5 (alt 1): Object of RedevelopmentGentrification and redevelopment a part or all of area by coalition of urban elites (political and capital powers)

Stage 5 (alt 2): Regeneration programKeep and optimize of residential function and improve the quality of living environment

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What can be done to improve the quality of urban neighborhood?

General recommendation

Recommendation

(1) Introducing and dissemination of neighborhood regeneration

(2) Set up an assistance program to municipality officer to provide an emergency plan and procedure to deal with neighbourhood change.

(3) Facilitating public meetings to search out the public perceptions and preferences of neighbourhood regeneration

(4) Set up a further research to develop an urban regeneration policy as a base of regeneration program at the local level.

(5) Set up a pilot project to initiate a neighbourhood regeneration program.

Comment to Theoretical Framework:

Subjects to compare Sweden Denmark United Kingdom

Nature of problem Housing parameter are lower acceptable standards

Old housing stock with low standards of amenities

No livable neighborhoodsLow condition than legal standards of housing

Level of government intervention Very high(attempt to skip from state domination)

Very high(attempt to skip from state domination and integration of all stakeholders)

Very high(attempt to skip from state domination)

Main objectives To consider social propose under the rehabilitation process

To provide good amenities and facilitiesTo create the job in construction sectorsTo reach integration of immigrant residents

To improve housing, physical and environmental issues integrallyTo improve jobs, health, safety, schooling

Approach Small scale careful rehabilitation with comprehensive vision of the problems

Area based approachIntegrated approach

Deprived neighborhood renovation

Financial Direct and indirect subsidesTax reduction

State subsidesRent controlCheap loan from rehabilitation areaSome private investors involvement

Targeted helps fundsSubsides (cutback now)

Organizational Municipality (lead by housing association and social department)

Municipality with strong support by national programPPPEstablishing community center

Municipality with strong support by national programStrong link between different levels of public sectorInclusive partnership on local level

Condition when applicable Welfare country with stable economy

Rich country with welfare systemCivil society and willingness to participate

Country with stable and profitable economy Civil society

The Comparison of Housing Regeneration in Sweden, Denmark and United Kingdom (adaptation from Khortova, 2003)

Recommendation

Encouraging local interest committees, such as sport committee, art committee, etc. Vocational education and micro job center

Community participation

Private sector involvementInvolving of several institutions who get advantages from neighborhood regeneration project: universities for student housing, business complex for single person housing.

Aim of regenerationKeep of residential function in inner city area Intensification of residential capacity Experimentation of mixed residential area for student living, young family, elderly people and local business activitiesIntegrated between planned and unplanned area

Connecting to city development programRegeneration program as a part of restructuring inner city areaEmpowering municipality officer role and responsibility at district level

An Idea of Regeneration for Grogol Area

@ Rotterdam+ Lund, December 13th , 2004

Jakarta, 13 Januari 2005

In the history of New York the significance of the name Harlem has changed from Dutch to Irish to Jewish to Negro.

Of these changes the last has come most swiftly. Throughout colored America, from Massachusetts to Mississippi and across

the continent to Los Angeles and Seattle, its name, which as late fifteen years ago has scarcely been heard, now stands for the Negro Metropolis. Harlem is, indeed, the great Mecca for the sight-seer, the pleasure seeker, the curious, the adventurous, the enterprising, the ambitious, and the

talented of the Negro world; for the lure of it has reached down to every island of the Caribbean Sea and has penetrated

even into Africa. (J.W. Johnson, “The Making of Harlem”, 1925, cited from Park, 1925:8)