In Bali, regulations regarding building development are crucial to maintain the balance between infrastructure growth and environmental preservation, ensuring the sustainability of nature and culture. Two key regulations that govern building construction in Bali are Building Coverage Ratio (BCR) and Floor Area Ratio (FAR). These regulations are not only aimed at structuring the physical space of cities but also at ensuring a better quality of life for Bali’s residents and protecting the ecosystems that are vital for tourism.
1. Understanding Building Coverage Ratio (BCR)
Building Coverage Ratio (BCR) refers to the ratio between the total built-up area of a building and the total area of land available on a plot. BCR is typically expressed as a percentage and is used to regulate how much land can be covered by buildings, leaving the rest as open space or green areas.
Example of BCR application:If a certain zone sets the BCR at 40%, it means that the building can cover no more than 40% of the land area. The remaining 60% must be kept as open space for gardens, water absorption, or other green areas.
BCR is essential to ensure that there is adequate open green space in urban areas for water absorption, reducing air pollution, and enhancing the quality of life for residents.
2. Understanding Floor Area Ratio (FAR)
Floor Area Ratio (FAR) refers to the ratio between the total floor area of a building and the total land area. FAR regulates how far a building can be developed vertically. In simple terms, FAR determines how many floors can be built on a given plot of land, with the goal of managing building density in an area.
Example of FAR application:If the FAR for an area is set at 1.5 and the available land area is 1000 m², the total allowable floor area is 1500 m² (1000 m² x 1.5). This means that the building can have more than one floor, depending on the design, but cannot exceed the FAR limit.
3. BCR and FAR Regulations in Bali
The Provincial Government of Bali, through the Public Works and Spatial Planning Department (PUPR), has set regulations on BCR and FAR based on zoning and land use types in Bali. Each region in Bali has different rules for BCR and FAR depending on population density, land use, and tourism potential.
Urban Areas (e.g., Denpasar, Kuta):
In urban areas, BCR may be higher, typically ranging from 40% to 60%, to maximize land use in limited space. However, FAR limits are still enforced to prevent overcrowding and ensure infrastructure sustainability.
Tourism Areas and Conservation Zones:
In areas with high tourism value or natural conservation areas, such as Ubud, Canggu, or Bali Barat National Park, BCR and FAR tend to be stricter. These regulations focus on preserving green spaces and controlling building development to protect the landscape and local ecosystem.
4. Goals and Benefits of BCR and FAR
The objectives of BCR and FAR regulations in Bali include:
Improving Environmental Quality: Reducing the negative impact of construction on the environment by preserving open green spaces.
Controlling Building Density: Preventing overcrowding that could strain infrastructure and diminish the quality of life.
Cultural and Environmental Preservation: Protecting the natural beauty of Bali and its cultural heritage through more thoughtful land use.
Efficient Resource Management: Enhancing the use of natural resources, such as rainwater, energy, and green space.
5. Implementation and Challenges
While regulations on BCR and FAR are in place, challenges often arise in their implementation. Uncontrolled development in popular tourist destinations or high-demand areas can lead to violations of BCR and FAR limits. Therefore, stricter monitoring and enforcement of laws are necessary to ensure that every construction project complies with the established regulations.
Conclusion
The regulations on BCR and FAR in Bali play a crucial role in ensuring balanced and sustainable development. These regulations not only support economic interests but also help preserve Bali’s unique natural and cultural heritage. Developers, the government, and the public must work together to ensure that development remains aligned with these regulations and fosters harmony between modernization and nature.
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