Planning regulation

KDB (Koefisien Dasar Bangunan)

KDB is calculated usually based on Nett Site Area
Allowable Site Coverage area = KDB (%) x Nett Site Area
Permissiblle KDB = allowable site coverage + (5% x allowable site coverage)
KDB calculation :
If total projection 10% of allowable KDB :
KDB = (total GF area + 50% total projection)
If total projection > 10 % :
KDB = total GF area (50% x 10% x allowable
KDB)
KLB (Koefisien Lantai Bangunan)
KLB is calculated based on Gross Site Area.
All accessible/usable MEP voids are calculated as part of KLB including lift shaft and M&E
risers, unless for the sealed/un-accessible voids.
All carpark, driveway and ramps are not calculated as part of KLB up to 50% of total base
KLB (before 15 % MEP bonus). Any carpark area exceeding 50 % of total base KLB, the
excess area is to calculated as part of total building allowable KLB
Allowable KLB (plot ratio) figure from authority is excluding 15% MEP bonus.
Balcony and ledges area less than 1,5 m wide is NOT counted as KLB.
Allowable KLB area = plot ratio x Gross site area
KTB (Koefisien Tapak Basement)
KTB is calculated based on Nett Site Area
Allowable KTB = (KTB (%) x Nett Site Area.
Suatu nilai (dalam satuan persen) yang diperoleh dari hasil penjumlahan seluruh luas lantai
dasar bangunan-bangunan yang ada didalam daerah perencanaan dibagi dengan luas
daerah perencanaan tersebut dimana satuan dimensi yang digunakan adalah m (meter).
Total luas lantai dasar yang diperkenankan = Batasan KDB (%) x Luas Daerah Perencanaan
(Nett Site Area)
*NATIONAL BUILDING CODE (INDONESIA JAKARTA)*

KDH (Koefisien Dasar Hijau)

KDH is calculated usually based on Nett Site Area
Min green coverage area = KDH (%) x Nett site area.
Suatu nilai (dalam satuan persen) hasil pengurangan luas Daerah Perencanaan (DP) dengan
luas proyeksi lantai dasaar dan atau basement dibagi luas DP dimana ukuran luas
menggunakan meter persegi (m)
KDH minimal 10% pada daerah sangat padat/ padat. KDH ditetapkan meningkat setara
dengan naiknya ketinggian bangunan dan berkurangnya kepadatan wilayah.
*NATIONAL BUILDING CODE (INDONESIA JAKARTA)*
KKOP (Kawasan keselamatan operasi penerbangan)
Safety aviation height area as per authoritys guidelines determine the maximum building
height.
Tanah dan/atau perairan dan ruang udara disekitar bandar udara yang dipergunakan untuk
kegiatan operasi penerbangan dalam rangka menjamin keselamatan.
*NATIONAL BUILDING CODE (INDONESIA JAKARTA)*
KB (Ketinggian bangunan)
Maximum floor number as per authoritys guidelines.
Suatu nilai uang menyatakan jumlah lapis/lantai (storey) maksimum pada daerah
perencanaan.
Perhitungan ketinggian bangunan, apabila jarak vertikal dari lantai penuh ke lantai penuh
berikutnya lebih dari 5 meter, maka ketinggian bangunan dianggap sebagai dua lantai, kecuali
untuk penggunaan ruang lobby, atau ruang pertemuan dalam bangunan komersial (antara lain
hotel, perkantoran, dan pertokoan)
*NATIONAL BUILDING CODE (INDONESIA JAKARTA)*
GSJ (Garis Sempadan Jalan)
Line of the road plans set out in the plan of the city (equal to nett site boundaries).
Garis rencana jalan yang ditetapkan dalam rencana ruang kota, adalah garis pada kapling
yang ditarik sejajar dengan garis as jalan.
*NATIONAL BUILDING CODE (INDONESIA JAKARTA)*
Garis Sempadan Bangunan (GSB)/Garis Sempadan Sungai (GSS)
GSB is line which is parallel to road / river centerline indicating minimum distance from
edge of road / river to outer edge of building.

Garis yang tidak boleh dilampaui oleh denah bangunan ke arah GSJ yang ditetapkan dalam
rencana kota.
*NATIONAL BUILDING CODE (INDONESIA JAKARTA)*
Building Distance
Building setback from common boundary are based on building height.
Building setback = no.of floor (n)/2 + 3.50 m
Free minimum distance between building is calculated the same way, with half the distance
for solid elevation/gable end walls as well as when building angled more than 30 provided
site next to it is not a residential area
Free distance between towers above podium is calculated based on no. Of floor above
podium level.
GSB 18 fl 32 fl = 12.50 m
Jarak bebas sangat terkait dengan ketinggian bangunan. Adapun rumus jarak bebas (Y) = 3.5
m + n/2)
Apabila kedua massa bangunan mempunyai dinding berjendela/transparan, maka jarak bebas
minimum = YA + YB
Apabila salah satu massa bangunan berdinding masif/tanpa jendela dan massa bangunan
lainnya berdinding transparan, maka jarak bebas minimum = 0.5 YA + YB
Apabila kedua massa bangunan berdinding masif, maka jarak bebas = 0.5 YA + 0.5 YB
*NATIONAL BUILDING CODE (INDONESIA JAKARTA)*
Basement Setback
Basement setback is generally 3,0 m along common boundary, 5.0 meter along the road and
follow the reserves setback line along the river.
Basement depth max 16 meter. If exceed need to obtain approval from DKI governor.
Ramps down to the first basement level can be located beyond basement setback lines (case
by case).
Ground floor level to be raised maximum 1.2 m from the adjacent main road level or highest
flood level (whichever is higher)
Dinding terluar bangunan tersebut harus berjarak minimum 3 meter dari GSJ dan atau garis
pengaman saluran.
Kedalaman melebihi 16 meter harus memperoleh persetujuan tertullis dari gubernur KDKI
jakarta.
Tinggi lantai dasar suatu bangunan gedung diperkenankan mencapai maksimal 1,20 (satu
koma dua puluh meter) diatas ratarata tanah pekarangan atau tinggi rata-rata jalan.

Apabila tanah pekarangan berada dibawah titik ketinggian (peil) bebas banjir atau terdapat
kemiringan yang curam atau perbedaan tinggi yang besar pada tanah asli suatu
perpetakan, maka tinggi maksimal lantai dasar ditetapkan tersendiri.
Untuk kasus-kasus dimana jalan menghadap bangunan lebih dari satu, ketinggian peil
diperhitungkan dari jalan utama/ yang tinggi tingkatannya.
*NATIONAL BUILDING CODE (INDONESIA JAKARTA)*
Development Control
Statutory planning diagram and code as used for development control on 1:1000 mapping.
The diagram is used on each street block covered by the Statutory Urban Planning Map
(Dinas Tata Kota) to show the permitted limits of the development in that block.

AREA DEFIFITION
GSA (GROSS SITE AREA)

Gross Site Area merupakan total site area SEBELUM dikurangi lahan untuk future road,
garis sempadan bangunan (GSB) seperti jalan, sungai, laut, yang ditunjukan dalam advice
planning di setiap kota.
Gross Site Area is the total site area BEFORE deducting land area for future road reserves,
river widening reserves, any other reserves, indicated in planning advice as per city planning.
NSA (NETT SITE AREA)

Gross Site Area merupakan total site area SEBELUM dikurangi lahan untuk future road,
garis sempadan bangunan (GSB) seperti jalan, sungai, laut, yang ditunjukan dalam advice
planning di setiap kota.
NSA) Nett Site Area is the area calculated AFTER deducting any road widening and river
normalization, or any other reserves indicated in Planning advice drawing/masterplan.
NSA = GSA (road widening + river normalization + other
reserves)
GROSS FLOOR AREA (GFA)

Gross floor area adalah total luas lantai seluruh bangunan terhitung dari struktur dinding
terluar tanpa mengurangi bukaan, termasuk balcony dan mezzanine. Namun dalam
perhitungannya todak termasuk carpark area.
The total floor area of a building, measured from its outside structure wall without any
deductions for opening which occur within the measured floor area, including balcony and
mezzanine excluding carpark area.

Allowable GFA = KLB x GSA

GFA calculation :
If total parking area < 50% allowable GFA
GFA = (total GFA Building parking area)x 85%
Note : discount GFA 15% for M&E
If total parking area >50% allowable GFA
GFA = (total GFA building 50% allowable GFA) +
50% (total parking area 50% allowable GFA) x 85%
Note: discount GFA 15% for M&E
CONSTRUCTION FLOOR AREA (CFA)

Construction Floor Area adalah area yang menunjukkan jumlah pekerjaan pada bangunan.
area ini merupakan jumlah dari semua luasan lantai, termasuk basement, mezzanin, balkon,
struktur atap. Namun tidak termasuk void.
Construction Floor Area is the area to be used in describing the amount of building works
completed. This is the sum of all areas at all floor levels, including basements, mezzanine
floors, balconies and enclosed rooftop structures, measured from structure perimeter outline,
including area of bay windows, excluding voids.
NETT LEASEABLE AREA (NLA)

Penggunaan Nett Leaseable Area ini biasanya dipakai dalam perhitungan retail/mall/plaza.
Area terhitung adalah area nett/karpet pada rentable shop yang dihitung dari axis ke axis
dinding. Di dalam hitungannya TIDAK termasuk casual leasing maupun atrium.
Nett Leaseable Area is the carpet area within the rentable shop, calculated from axis to axis
wall. Area for casual leasing and atrium is not calculated as NLA.
SEMI GROSS AREA (SGA)

Apartemen. Luas bruto unit ditambah dengan luas area bersama (tidak termasuk lift, tangga
darurat dan shaft) yang dibagi secara proporsional terhadap unit yang berada pada lantai yang
dimaksud
Apartment. Semi Gross Area is gross unit area plus proportion common corridor and smoke
lobby which serve the unit. common corridor GFA for semi gross calculation excludes shaft,
stairs, lifts, bin rooms and storage,
SGA unit = GFA unit + Proportion of corridor
or
SGA unit = R (ratio unit) x (gross unit floor+gross corridor)
SGA unit = (nett unit/nett unit floor) x (gross unit floor+gross corridor)

notes:
Gross unit floor = total gross area of units on same floor.
Net unit = carpet area of unit.
Office.
Measured Area is the area of a space, measured to the dominant portion of exterior walls,
the finished surface of common area walls and the centerline of demising walls. The
measured area excludes major vertical penetrations.
Dominant Portion is the portion of the finished surface of the buiding exterior wall which is
50% or more of the vertical height of the wall between the floor and ceiling. The height of a
window, when present, will dictate whether the window or the wall is dominant.
Major Vertical Penetration is stairs, elevator shaft, chases, chimneys, duct shafts and the
like, including their enclosing walls. It shall not include stair, dumb waiter, lifts and the like,
exclusively serving a tenant occupying office.
Floor Rentable Area is the sum of all measured area on the floor and in addition, includes
the balance of the floor area except for major vertical penetration, unless such penetration are
for the exclusive use of a tenant occupying more than one floor.
Floor Rentable Area = Gross measured area Major vertical penetration
Usable Area : area where tenant can actually occupy and use and may allocate to house
personal and furniture. It is measured on any office area or building common area. Usable
areas include office area, storage area and building common area1 on a floor, but exclude
floor common area.
Floor Usable Area is the sum of all usable area on a floor.
Building common area: is the spaces that provide services to all building tenants, including
the main lobby, atriums, mail room, sprinkler room, conference center, vending and break
rooms, athletic facilities and similar shared facilities, plus enclosed, heated spaces that
serve the building such as penthouses and mechanical rooms. These may be located on any
floor and are in addition tofloor common area on that floor. Parking garages and unenclosed
mechanical spaces are excluded.
Floor common area: is the spaces that provide services to tenants, consisting of the elevator
lobby, janitor closets, utility rooms, toilet rooms, and other common spaces, including
corridors that are used primarily by tenants on a specific floor.
The floor rentable to usable (R/U) ratio is the ratio of floor rentable area to floor usable
area(UA) =

When applied, it pro rates the floor common area to the office area and building common area
on that floor, yielding the basic rentable area for each.
Basic Rentable Area/Semigross :
The sum of the office area and building common area plus their respective, pro-rated floor
common area. The sum of all the basic rentable area will equal the floor rentable area of the
respective floor. Basic rentable area is an interin value in determining rentable area.
The lobby floor is measured the same as the others floors. This result in a large amount of
rentable area, meaning an R/U ratio (rentable area devided by usable area) that is very large
compared to the typical floor above. Many landlord will quote rates for lobby space on a
useable area basis.
SEMIGROSS = R/U Ratio x usable area
EFFICIENCY FLOOR 85 % (ideal) = Semigross per floor /GFA floor
EFFICIENCY BUILDING 85 % (ideal) = Total semigroos per floor / Total GFA

Luasan BOMA dan BPN

4 06 2009

Berikut ini adalah cara perhitungan luasan dengan menggunakan BOMA dan BPN.
1. Perhitungan berdasarkan standar BOMA :
Semi Gross = Useable Area + (Useable Area / Total Useable Area x Total Common Area)
Pengertian :
Useable Area :
Luasan yang dijual/disewakan yang dihitung dari sisi/kulit terdalam partisi pembatas
flexible untuk pembatas antara area yang dijual dengan area bersama, dihitung dari as
untuk pembatas flexible* antara area yang dijual dengan area yang dijual disebelahnya
(ruang antar tenant), dihitung dari batas kaca terdalam untuk pembatas yang berupa
curtain wall.
Common Area :
Luasan yang meliputi area fasilitas bersama (area bersama seperti = lobby lift, toilet,
ruang servis (ME), gudang, dan lain-lain) dikurangi kolom, dinding pembatas, maupun

void void (seperti = void ME, Void lift, Void tangga, dan void tangga darurat).
Yang dihitung dari sisi/kulit terdalam dinding, kecuali untuk partisi pembatas flexible*
antara area bersama dengan area tenant dihitung dari sisi/kulit terluar partisi.
2. Perhitungan berdasarkan BPN :
Luas SRS (Satuan Rumah Susun) :
Adalah luasan yang dijual/disewakan, dihitung dari sisi/kulit terdalam dinding, partisi
flexible, maupun curtain wall dikurangi dengan kolom.
(*partisi pembatas flexible = maksudnya pembatas yang sifatnya tidak permanen atau
bukan berupa dinding pasangan bata).