the impacts of land tenure security on self-help housing and community assets. case: bandarharjo...
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Disampaikan oleh Andy Siswanto (Wiswakharman Consulting Firm)TRANSCRIPT
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The Impacts of Land Tenure The Impacts of Land Tenure Security on Self-Help Housing Security on Self-Help Housing and Community Assets. and Community Assets.
Case: Case:
Bandarharjo Squatter, SemarangBandarharjo Squatter, Semarang
WISWAKHARMAN
Consultanting Firm
Andy Siswanto, Ir.,M.Arch., M.S., PhD.
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The Mayor Agreement on designating the neighboorhood as renewal project.
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Bandarharjo SquatterThe largest, Densest, Most indecent, Most notorious Neighbourhood in Central Java Province5000 HH, 16.000 people)
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Ruang terbuka Tempat Anak Bermain/Jalan Terbesar:Cumi2 Raya/TPS Kota
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• 92% temporary Housing,• 43% sinking Houses• 67% of the area is
Floaded 7-8hours/day
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Di Masa Lalu
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DARI PERMUKIMAN TERKUMUH KE MASYARAKAT MADANI YANG MANDIRI
CIVIL SOCIETY
ACTIVE SOCIETY
SOCIETAL LEARNING
CBO’sCOMMUNITY
PARTICIPATION
•KSM Baktijaya 01•KSM Baktijaya 02•KSM Baktijaya 03•KSM Pancangsari•KSM UB Serbaguna•KSM Relokasi Pasar•KSM Lantai Dasar Rusun•KSM Pengelolaan Ikan
•Vision dan Mission•Self Survey•Problem•Planning•Design•Programming•Budgeting•Management•Maintenance•etcENABLEMENT
(TRIBINA)
PerumIntro .Str
PerekonomUsaha
Tujuan
Sasaran
Metoda
Strategi
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Community authorization to AS as their representative to negotiate the community program with the local and central government.
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Social Capital
Development
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P ro g ra m P em b a n g u n a n F isik B a n d a rh a rjo
P rog ra m B a n g u n a n J u m la h L o k a si
1 . G L D P e m b a n g u n a n ru m a h b a ru
(T r ig u n a d a n n o n trig u n a )
R e h a b ilita s i ru m a h
F a s il i ta s U m u m , s o s ia l , e k o n o m i.
2 5 7 u n it
6 6 u n it
1 5 0 0 m 2
R W . 0 2
R W . 0 2
R W . 0 2
2 . P e ru m a h a n R u m a h c o n to h
R u m a h S u su n ta h a p II
1 0 u n it
2 8 3 u n it
R W . 0 2 , R T. 0 1
J l .H a s a n u d in
3 . S m a ll C re d it
S c h e m e
P e rb a ik a n ru m a h
R u m a h se h a t m e la lu i d a n a b e rg u lir
1 0 u n it R W 0 3 d a n RW
0 5
4 . S u p ra s tru k tu r
E k o n o m ir
P a sa r
P e m a n g g a n g a n ik a n “ K o p in ”
P e n g g a ra m a n ik a n “ K o p in ”
W o rk s h o p jo k d a n p e rk a y u a n
L a n ta i d a s a r R u su n
G e d u n g K o p e ra s i
3 0 0 0 m 2
1 6 5 0 m 2
1 0 0 0 m 2
2 3 5 0 m 2
4 3 k io s
1 u n it
R W 0 2
K a li S e m a ra n g
K a li S e m a ra n g
K a li S e m a ra n g
R u s u n Ta h a p I
R W 0 4
5 . S u p ra s tru k tu r
so s ia l
H u m a n R e s o u rc e D e v e lo p m e n t
G e d u n g P e r te m u a n A re a G L D
1 u n it
1 u n it
JL . H a s a n u d in
R W . 0 8
6 . In fra s tru k tu r Ja la n
D ra in a g e
Je m b a ta n
S a m p a h
A ir b e rs ih
1 0 5 0 0 m ’
2 0 0 0 0 m ’
R W . 0 3 - RW .0 7
R W . 0 2 - RW . 0 7
J l .H a s a n u d in-
Ta n a h M a s
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Master Plan ENCLAVE ELIMINATION:
The Integration of neighbourhood Space
Structure, Infrastructure, Social and Economics with
the Urban System
HOUSING PROGRAM
Rusun//Flats
Couples/Row Houses
Guided Self-Help New Housing
Self-Help Rehabilitation
SOCIAL AND COMMERCIAL
FACILITIES
GUIDED LAND DEVELOMENT
UPGRADING
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ZONA INDUSTRI KECIL: : Jok, Kret, Mangut, Makanan, Bengkel, Garbage Recycling
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Rumah Susun
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Rumah Susun
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Self-Help Housing through Small Credit Schemes for Temporary
Sinking Houses
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Committed Land
Sharing/Readjustment
Security of Land Tenure
Ilegal Occupation
Chaotic Pattern of
Occupation
GLD
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Evaluasi Masyarakat BandarharjoCommunity Self – Evaluation
27 Mei 1999
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Economy:
1993
Neighbourhood Economic: Isolated Open, consumers come
Below Poverty Line : 90% : 40%
Underemplyed/Unemployment: 90% : 15%
30% Sektor Informal10% Unemployed/Discouraged Worker,
Formal Sector : 10%Fishermen, craftmen, manufactture labor
60%New jobs as Police, businessmen, civil servants, etc
Financial Institutions: N/A Many credit institutions BKK, BRI, Koperasi, KPR, Taskin, etc
Trading with outside: Very limited Developing
Business Trust: Very Low Getting better
1999
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Social Cultural Conditions:Dari “Barutikung”, ke “Tikungbaru”
1993 1999
Neighbourhood Image : Criminal Enclave Fading......
To the city: Threatening, You come there, you die reassuring
Habit: Drink, gamble, fight Penyimpangan Sosial Berkurang Drastis
Education Level: extreemly low Tingkat Pendidikan Meningkat
Labor skill: Very low Buruh Berkeahlian Meningkat
Attitude: Despair Remaja Lebih Antusias dengan Masa Depan Mereka
Childreen: Neglacted Anak – anak Lebih Terperhatikan
Life: Semrawut Kehidupan Jauh Lebih Tertata
Job Applications: False Address Melamar Kerja Sudah MulaiBerani Mencantumkan Alamat Bandarharjo
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Housing Condition:1993
Threath: Displacement Secured
Pattern: chaotic orderly
willingness to rehabilitate: low high
To build new houses: Hesitant Strong-minded
Land Value:Rp.20.000,-/M2 Rp.150.000,-/M2............Rp.400,000,-/M2
Contruction: sinking Stable
Living: Miserable Contented, comfortable
Self-Esteem as residents: Sunken
Environment: Unhealthy Healthier
Land/Space Use: Conflicting More harmoneous
1999...................................2009
43% sinking houses, 67% area is flood Stable housees, no floodProud
40% non-permanent.........5% non permanentStructure: 92% non-permanent
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1993
Road/Drainage/Traffic Road/Drainage/Traffic
waving flat
flooded drained
No form formed
No hierarchy hierarichal
Cut-off Linked to the urban system
Drain community income for repairing Cost-effective
Difficult and costly for transportation Much cheaper
Dark at night Lighted
Frequent Traffic Accidents Safer traffics
:
1999
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Kondisi 6 Tahun Yang Lalu
Plantation: Die LiveLandscaping: no effort Good effort: Trees, shrubs, flower
Kondisi Tahun 1999
Social /Cultural Facilities:Only 1 musholla,
1 Kindergarten and
1 elementery school.
Social /Cultural Facilities:
Religious Facilities 31 units,: Mosque 5 unit Mushola 25 unit Gereja 1
unit Educational Facilities 23 units
Kindergarten 5 unit
Elementary School 7 unit
Junior High School 1 unit
Trainning Institutes 9 unit
Library 1 unit
Healthcare Facilities 17 units Community Healthcare C 1 unit
Polyclinics 2
unit Posyandu 12
unit Physicians 2
unit Community Halls 2 units
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1993
WATER: from wells :
Quality: Salted, Coloured, Dirty
WATERHydrant, Artetis, Public Water CompanyQuality: Hygenic
Cost: very expensive cheap
Distance to get: Far Close by
Water managed by: trader Community
1999
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Lingkungan dan Infrastuktur1993
Drainage Drainage
Flood Drained
Streesful Life Peaceful
Damaging property harmless
Damaging furniture and equipment Less maintenance
Can not work Work more efficiently
Trigger diseases Much lessen
stink No stink
Breed mosquitos much lessen
Pompa, pembersihan got dll, dipelihara oleh organisasi masyarakat secara swadaya
1999
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1993
Sanitasi Sanitasi
Buang Air:Di Rawa, Sungai, Genangan, Selokan
Buang Air:Di MCK, Di Rumah (Jamban Keluarga),Septic Tank Keluarga
Polusi dan Bau Bersih, Mulai Bebas Polusi / Bau
1999
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Saat ini
Prosentase Di Bawah Garis
Kemiskinan: 11%Survey BKKBN Desember 2001
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Yang sudah diselesaikan 2000 s/d 2002
-Sertifikasi Tanah untuk Ribuan Keluarga
- Pembangunan Fasilitas / Bengkel Usaha / Koperasi
- Pengembangan Perpustakaan
- Dana Bergulir untuk Pembangunan/Perbaikan Rumah: 1,2 Milyar
- Melanjutkan Pelatihan Usaha
- Pemberdayaan Bakul Pasar
- Lapangan Olah Raga
-Pengembangan Swadaya Toko di Bawah Rusun-Pendidikan Komputer untuk Anak Terlantar-Usaha Recycling Sampah
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517%
1987%
Housing Asset Dev
Social Capital Dev.
Legalization fo Assets
Economic Capital Dev
BEFORE AFTER
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Willingness to do Self-Help Housing
Level of land securityIllegal Occupation on publc land
Illegal Occupation On private landRenting from powerful Illegal Occupants
Illegal Occupation but aknowledged with land use designationIllegal Occupation but aknowledged as resident of N
Illegal Occupation but served with state water supply, utility and infrastructure
Land is secured/Title
Urban Services ProvisionWaterRoad
Electricity/gasDrainageSanitationTransport
Social facilitiesCultural Facilities
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The more land is scured and Urban Services are provided,
• the higher the land price and property assets,
• the more community increment assets accrued.
• The higher community affordability,
• The more community willingness to do the self-help housing
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•KSM Baktijaya 01•KSM Baktijaya 02•KSM Baktijaya 03•KSM Pancangsari•KSM UB Serbaguna•KSM Relokasi Pasar•KSM Lantai Dasar Rusun•KSM Pengelolaan Ikan•Pada saat ini, telah berkembang menajdi sekitar 40 KSM, spt “TIRTO SAMUDRO, PAGUYUBAN RUMAH AMBLES, PAG. BAKUL, DLL
Active Community
Diagram-1: Community Participation and its Goals.
A redifiniton/A civil society is the agglomeration of the organized, active and learned community
CIVIL SOCIETY
LEARNED COMMUNITY
SOCIETAL LEARNING
CBO’sCOMMUNITY
PARTICIPATION
•Self Survey•Problem Formulation•Vision dan Mission•Planning•Design•Programming•Budgeting•Management•Maintenance•etc
ENABLEMENTEconomic,Social andHousing
Development
PerumIntro .Str
PerekonomUsaha
Tujuan
Sasaran
Metoda
Strategi
Organized Community
Andy Siswanto
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Diagram-2:The Role of
Urban (Development) Planning/Design/Management?
• Structuring Partnership (with CBOs as the Enabling Targets/Core Stakeholder)
• Developing the Community Social, Economic and Housing Assets
• Instrument for wealth creation• Equitable Urban Resource Redistribution
Andy Siswanto
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Enablement Wisdom
• Confusius:
You hear, you forget
You see, you remember
You do, you understand
• With Love, Sincerety and Trust
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