Hybrid Rusun Model July 2018

Transcription

1 Hybrid Rusun Model July 2018

2 Human Cities Coalition Why was it set up and who is in it?

3 Global trends: The growing world population is living mainly in urban areas

4 Global trends: Many of these fast growing cities are in coastal zones and deltas. The World Economic Forum is expecting that in the period per year between 2,7 en 3,7 trillion US dollar is invested in urban development and (water) infrastructure.

5 Human Cities Coalition who we are. HCC is a coalition that comprise of private sector, civil society organisations and knowledge institutes that works towards inclusive infrastructure development. Inclusive infrastructure development means: - Its participatory; there is continued engagement of stakeholders involved in the process - Its constructive; all stakeholders aim to collaborate and find win-win solutions - Its transparent; the process and the data used in the process are transparent - Its innovative; the momentum is used for smart solutions for slum upgrading

6 Human Cities Coalition who we are. HCC is a foundation funded by Dutch governement and HCC partner. We act as a neutral convener between public, private and people.

7 Carel de Groot - Jakarta

8 Human Cities Coalition in Jakarta. Early now Finance assessment Needs assessment SHM 2-day Innovation workshop Development Hybrid Rusun solution Prepartion for pilot Waduk Pluit SHM Pol.ec. assessment Innovation assessment Development of Water & Sanition solution Agreement with Deputy governor and vice governor on grand design and preparation ToR Light implementation RW 11 with Palyja where possible Implementation Grand Design Continues interaction and validation with community RW 17 Continues interaction and validation with DKI Jakarta

9 2-days innovation workshop with all stakeholders and partners Oct 2017

10 Stakeholder meeting Feb 2018 with vice governor Bapak Sandiago Uno Handover of FDG/ Household survey report to community of Penjaringan June 2018

11 The Hybrid Rusun Model

12 Hybrid Rusun Design process From the needs assessment and during the innovation process it showed that the current socialized housing model (RUSUN) is not according to the wishes of the community. From that Arcadis, HCC strategic partner offered their services as pro-bono to assist HCC to identify the core issues and together co-developed of a renewed model. The current RUSUN model is used as the basis model but with a concept of cross subsidized payment or availability payment so that the community living in poor and slum are able to rent or to own a unit in Hybrid Rusun. The model was designed with close engagement of DKI Jakarta and the Penjaringan community (through Focus Group Discussions) and with support of Slum Dwellers Internation and Speak Indonesia. The model is ready for those who wish to use the model, including governement and private sector. It seems to suit the Kampung Important Policy of Jakarta and can be a tool in-situ relocation processes. The core component of the model is the inclusive and participatory process; community needs to be properly engaged from the start.

13 Hybrid Rusun Design process. Early July 2018 Needs assessment SHM 2-day Innovation workshop Development Hybrid Rusun solution Prepartion for pilot Waduk Pluit SHM Pol.ec. assessment Innovation assessment Development of Water & Sanition solution Agreement with Deputy governor and vice governor on grand design and preparation ToR Light implementation RW 11 with Palyja where possible Implementation Grand Design Continues interaction and validation with community RW 17 Continues interaction and validation with DKI Jakarta

14 Affordable Housing: Hybrid Rusun. Current issues RUSUN is not seen as by the slum communities a good alternative: Basic service facilities (water/sanitation eg) are often poor and relatively expensive Continued (feeling of) insecure tenure Lack of involvement in decision making process and design Limited ways to have economic activities close to home Default of rental payment, IDR 32 billion up to June 2017 RT 16 of RW 17 Penjaringan Basic service facilities (water/sanitation eg) are poor and relatively expensive The community living in slum and unhealthy condition around waduk pluit They have to pay IDR 500, ,000 per month No legal permission for the land use Violation of the regulation related to the river bank condition Potential of flooding during heavy rain condition Possibility of eviction anytime Lack of public facilities for medical, safety and social activities

15 Affordable Housing: Hybrid Rusun. Proposed Hybrid Rusun concept is intended to provide better condition and more secure tenure to the community: Through the PPP scheme, the development cost will be borne by the private party. In this condition, the government can switch the development budget to improve another infrastructure or other public sector, like education or health. The hybrid rusun comprises of subsidy unit and commercial unit. This may allow the government to implement a cross subsidies model and combine with the subsidy scheme from the government. With the combination of subsidy unit and commercial unit, it will allow multi-economic level community live in same area. This may attract the micro-economy for this area. Which may the lowincome community may have a small business to be sell to the mid-income community. The hybrid rusun is offering multi-tenure option for the community. The unit is available for rental and ownership (this will depend the government regulation). For the low-income community, the unit is guaranteed to be used until the end of the building s operating period and can be inherited (terms and condition applied). The hybrid rusun is providing economic activities to be manage by the communities inside the rusun, so they can improve their economic capabilities nearby home.

16 Affordable Housing: Hybrid Rusun Hybrid Rusun Funding Tenure Function Operational and Maintenance Private and Government through the PPP scheme or availability payment Rental model and ownership model (SHMSRS) with cross subsidies model (midincome and low-income communities) Housing, social, community and commercial Government private residences collaboration

17 Affordable Housing: HYBRID Rusun. Target group / market Slum community of RW17 Penjaringan Pluit Low-income community Mid-income community for commercial / high rise unit Potential investor Private Development company in DKI Jakarta (i.e Agung Podomoro, Agung Sedayu, Sinar Mas, Sumarecon, etc.) Government Property company (i.e Jakarta Propertindo, Wika Realty, PP realty, Waskita Realty, etc.) Potential partnership for service provision Water and electricity provider (PD PAM, Palyja, PLN) Waste water management (PD PAL) Building management company Transportation service provider (PT. Transjakarta)

18 PPPP: Public Private People Partnership. Public Reduce government budget for the infrastructure development Increase the speed of development (not depending on the government budget) Increase the quality of the infrastructure and services through the availability payment model Private Increase the market and company s brand Increase revenue Long term project / services to the government through the availability payment People Opportunity to giving their input on the design Opportunity to be involved in the development, whether by volunteering, investment, cooperation or in-kind contribution Opportunity to having first experience on the planned development

19 PPPP in the Hybrid Rusun. The Process Land consolidation Selection of investor for development and services Investment agreement Construction / development and marketing process Operational End of operation Public Private People Consolidation with the land owner to get right of using the land Invite and select the investors for the investment of the development and services - Propose to the government for the investment proposal - Provide input to the design, or Offering of involvement to the government Signing contract / agreement with the investor for the development and services Signing contract / agreement with the government for the development and/or services Agreement of involvement on the development process (when applicable) Supervise the development process and ensure the development as requirements Initial investment for development / construction and marketing process to the public Participation on development as agreement (when applicable) Supervise the operational services and payment to the investor for the installment and periodic services Maintain the operational services Receive payment of installment and service charges Use of the building / infrastructure and pay installment including the service charges Return the land condition and return the land to the original owner Return the building to the government Return the building to the government

20 Scheme Option. Original Land Owner Land Transition Tenure Option Land Acquisition Private Cooperation of utilization Rusunami: - SHMSRS for unit - SHGB for the building Government / Governmnet s Company Lending Rusunawa: - Rental for unit - SHGB for the building SHGB Period: 30 years with extension option maximum 20 years SHMSRS : Satuan Hak Milik atas Satuan Rumah Susun (unit ownership) SHGB : Sertifikat Hak Guna Bangunan

21 Proposed Location pilot. Tower 1 Location detail: Address: Gg. Marlina Tower 2 Tower 3 Land owner: PT. Pelindo Tower A Tower 4 Approximate land area: 45,000 m2 Tower B Current zonation: Office area Tower 5 Tower 6 Tower 7 Remarks: - Most area is not occupied currently - Some area used by PT. KTU - The land is owned by PT. Pelindo and may be borrowed by DKI - The area is not at the main road, and not easy to access

22 Challenges. The location is not in the main-road area, the access to the location is Gg. Marlina which is categorized as a slum area. This may cause following impact: Less attractive for the commercial buyers (view and access) Less attractive for the commercial activities (fact of public consumer) Increasing the traffic condition at Gg. Marlina when it s being operated due to the width of the access The location is at the side of the sea / port and some ground condition is swamp land. This may causing following impact: Smells Flood potential Increasement of construction cost for the foundation / soil improvement Improvement Plan. Revitalization of Gg. Marlina to be more accessible and better condition Provision of Shuttle Bus from the nearest major public transport (Transjakarta station) to the location Revitalization of the slum area and seaside near the location Alternative option: The commercial tower / unit is built separately (another location). This location is only for the low-income units / towers.

23 Access. Location

24 Transportation. Shuttle / feeder bus Transjakarta To attract people/public to visit the commercial area of rusun, a shuttle/feeder bus will be provided to deliver people from the major public transport (Transjakarta) Rusun waduk pluit New rusun The shuttle/feeder bus will connect the Pluit Village Mall (Pluit station) Rusun Waduk Pluit - Museum Bahari Jakarta (Pakin station) The shuttle/feeder bus is free of charge for the resident of rusun waduk pluit, and IDR 2,000 for public (or refer to the DKI s government policy)

25 Site Arrangement. Commercial unit Tower Block Area Total Floor Area Total Unit % Public Area Tower A 1, , % Tower B 1, , % Summary Total unit: 2,096 units Tower 1 Tower 2 Tower 3 TOTAL 3, , ,056 6% Subsidy unit Gross Floor Area: 133,145 m2 Tower A Tower 4 Tower Block Area Total Floor Area Total Unit % Public Area Tower 1 1, , % Block area: 15,542 m2 Tower B Tower 2 1, , % Tower 3 1, , % Tower 4 1, , % KDB: 35% Tower 5 Tower 6 Tower 7 Tower 5 1, , % Tower 6 1, , % Tower 7 1, , % TOTAL 11, , ,040 17%

26 3D View Top view Front view Commercial Unit Subsidy Unit Commercial Area Back view

27 The Unit. Front view Back view Bath Room 1.85mx1.75m Kitchen Bed Room mx2.25m Bed Room mx2.5m Living Room / Dining Room Unit Size: 36 m2 (6.6m x 5.5m)

28 The Unit: Specification. Items Subsidy Unit Commercial Unit Building structure Reinforced concrete framework. Reinforced concrete framework. Building facade Lightweight concrete blocks. Pre-cast concrete panels Vertical transportation N.A (only staircase). Electronic Elevator. Unit wall Unit floor Lightweight concrete blocks, painted; Covers with ceramic tile for bath room and kitchen at specific height. Bare concrete finish for living room, bedroom and kitchen; ceramic tile for bath room. Lightweight concrete blocks, painted; Covers with ceramic tile for bath room and kitchen at specific height. Ceramic tile for all room. Ceiling Bare concrete finish. Acoustic panels, painted. Utilities and Sanitary Door and Window Electrical token, standard sanitary, squat toilet Standard wooden door and window; PVC door for bath room Electrical token, seat toilet, shower Almunium Door frame and Window frame; Wooden door for rooms; PVC Room for bathroom and glass door for balcony

29 Tariff Calculation. Low-Income Community (Masyarakat Berpenghasilan Rendah MBR) Mid-Income Community (Masyarakat Berpenghasilan Menengah MBM) Monthly Income 1/3 of Income Category Rp 4,500,000 Rp 1,500,000 Low tariff Rp 7,000,000 Rp 2,333,333 High tariff Perda No. 3 Tahun 2012 Average: Programmed / target group Public Maximum tariff = Rp 232,200 Low tariff = Rp 506,200 High tariff = 1/3 of minimum wage (1/3 x UMP) = 1/3 x Rp 3,648,035 = Rp 1,216,012 Max tariff Summary Tariff Category Low-income Mid-income Low tariff Rp 232,000 Rp 1,500,000 High tariff Rp 506,000 Rp 2,333,000 Maximum tariff Rp 1,216,000 -

30 Tariff and Price References. A. Rusunawa B. Rusunami Rusun Tariff (monthly) Year Tambora 458, Pulogebang 458, Jatinegara 458, Cipinang Besar 458, Daan Mogot Perda No.3/ Komarudin 341, ,000 Pinus Elok 341, ,000 KS Tubun 1,700, Sentraland Cengkareng Bandar Kemayoran Rusun Type Price Year 250,000, m2 259,000, Daan Mogot 36m2 330,000, St. Tj. Barat 22-32m2 9,200,000/m ,000,000/m2 18,000,000/m2

31 Development Cost Estimation (work in progress)

32 Pricing Calculation (work in progress)

33 Tariff Calculation (work in progress) Tariff calculation based on the investment cost Initial Investment Target Profit Inflation Rate Period Investment + Profit Future Value Expected annual return Expected monthly payment / unit 10% 964,516,300,000 1,977,258,415,000 65,908,613,833 2,620, ,833,000, % 942,595,475,000 1,932,320,723,750 64,410,690,791 2,560, % 5% years 920,674,650,000 1,887,383,032,500 62,912,767,750 2,501,302 0% 876,833,000,000 1,797,507,650,000 59,916,921,666 2,382,193 Expected monthly payment per unit based on the investment calculation: Rp 2,620,412 (condition with profit 10%) Low-income unit (coefficient 0.45) Mid-income unit (coefficient 0.55) = Rp 2,376,513 monthly payment / unit (1,040 units) = Rp 2,860,617 monthly payment / unit (1,056 units)

34 Subsidy Rate (work in progress) Estimated subsidy paid by the government A. Using low-tariff Unit Tariff (low) Expected tariff Monthly subsidy / unit Total unit Total subsidy per month Total subsidies (30 years) Low-income Rp 232,000 Rp 2,376,513 Rp 2,144,513 1,040 Rp 2,230,293,019 Rp 802,905,486,750 Mid-income Rp 1,500,000 Rp 2,860,617 Rp 1,360,617 1,056 Rp 1,436,811,467 Rp 517,252,128,250 TOTAL 2,096 Rp 3,667,104,486 Rp 1,320,157,615,000 B. Using high-tariff Unit Tariff (low) Expected tariff Monthly subsidy / unit Total unit Total subsidy per month Total subsidies (30 years) Low-income Rp 506,000 Rp 2,376,513 Rp 1,870,513 1,040 Rp 1,945,333,019 Rp 700,319,886,750 Mid-income Rp 2,333,000 Rp 2,860,617 Rp 527,617 1,056 Rp 557,163,467 Rp 200,578,848,250 TOTAL 2,096 Rp 2,502,496,486 Rp 900,898,735,000

35 Legal References Undang-Undang No. 1 Tahun 2011, Perumahan dan Kawasan Pemukiman Undang-Undang No. 20 Tahun 2011, Rumah Susun Peraturan Pemerintah No. 27 Tahun 2014, Pengelolaan Barang Milik Negara / Daerah Peraturan Pemerintah No. 14 Tahun 2016, Penyelenggaraan Perumahan dan Kawasan Pemukiman Peraturan Presiden No. 38 Tahun 2015, Kerjasama Pemerintah Dengan Badan Usaha dalam Penyediaan Infrastruktur Peraturan Menteri Perencanaan Pembangunan Nasional No. 4 Tahun 2015, Tata Cara Pelaksanaan Kerjasama Pemerintah dengan Badan Usaha dalam Penyediaan Infrastruktur Peraturan Menteri PUPR No. 38/PRT/M/2015, Bantuan Prasaarana, Sarana, dan Utilitas Umum untuk Perumahan Umum Peraturan Menteri PUPR No. 01/PRT/M/2018, Bantuan Pembangunan dan Pengelolaan Rumah Susun Peraturan Menteri Pekerjaan Umum No. 05/PRT/M/2007, Pedoman Teknis Pembangunan Rumah Susun Sederhana Bertingkat Tinggi Peraturan Menteri Negara Perumahan Rakyat No. 14/PERMEN/M/2007, Pengelolaan Rumah Susun Sederhana Sewa Peraturan Menteri Negara Perumahan Rakyat No. 18/PERMEN/M/2007, Petunjuk Pelaksanaan Perhitungan Tarif Sewa Rumah Susun Sederhana Yang Dibiayai APBN dan APBD Perda DKI No. 3 Tahun 2012, Retribusi Daerah

36 For more information: Human Cities Coalition Slum Dwellers Int.