Pengembangan dan Perencanaan Pembangunan

TOD berbasis Nilai Tambah

Mohammed Ali Berawi,M.Eng.Sc., PhD

Associate Professor
Executive Director of the Center for Sustainable Infrastructure
Development (CSID) Universitas Indonesia
Director of ASEAN University Network for Sustainable City and
Urban Development (AUN – SCUD).

© Dr.Ali Berawi 2018

 Konsep TOD
• Pengembangan wilayah yang bisa dijangkau dengan
berjalan kaki (~ 5 menit, 600m) (Calthorpe, 1993)
• Pengembangan wilayah yang mempengaruhi pola
transportasi penduduknya (Hale, 2014)
• Pengembangan yang terintegrasi secara fungsional
dengan transit (Knowles, 2012)

Tujuan TOD
• Penambahan nilai proyek terutama sektor properti
(Murakami, 2009)
• Meningkatkan penggunaan transit
(Hale, 2014; Cervero, 2008; Nasri & Zhang, 2014)
© Dr.Ali Berawi 2018
TOD di Dunia
Union Square, Hongkong

Luas Lahan : 13, 54 hektar

Luas Lantai : 1.090.026 m2
KLB : 8,05 © Dr.Ali Berawi 2018
TOD di Dunia……(lanjutan)
Namba Parks, Osaka, Jepang

Luas Lahan : 3, 37 hektar

Luas Lantai : 243.800 m2
KLB : 7,23
© Dr.Ali Berawi 2018
TOD di Dunia……(lanjutan)
D’ Cube City, Seoul, Korsel

Luas Lahan : 6, 36 hektar

Luas Lantai : 243.800 m2
KLB : 6,57
© Dr.Ali Berawi 2018
Model Desain Konseptual TOD

Residensial Kantor/Hotel

Transportasi umum
lain

Daerah komersil / retail

Penghubung transit ke komersil (dikom

ersilkan sebagai bagian atau terpisah
dari area komersil)

~200m
© Dr.Ali Berawi 2018
Penambahan nilai properti terkait dengan jalur MRT
Wuhan, Cina

© Dr.Ali Berawi 2018

Indikator populasi, pengembangan, nilai properti, kesela
matan pejalan kaki dan tingkat kriminalitas
wilayah Jiyugaoka dan Tama Plaza Station

© Dr.Ali Berawi 2018

 TOD
di Jakarta

© Dr.Ali Berawi 2018

Perbandingan dengan Indonesia

Karakteristik Eksisting Benchmark

Density Nilai KLB dan KDB cenderung
rendah
(KLB = 2 - 4, KDB = 20% - 30%)
Diversity -Dominan apartemen
-Mall
Design Tower konvensional, pola
tersebar
Destination accessibility Pengembangan mengutamakan
akses mobil / motor
Distence to transit ~200
belum ada integrasi antar
stasiun
Nilai KLB dan KDB optimal
(KLB>6,57, KDB> 80%)
-Residensial
-Kantor
-Hotel
-Komersial
-dll
Integrasi antar bagian, daerah
komersial sebagai area sirkulasi
Integrasi bagian memudahkan
mencapai tujuan
~200m
Terintegrasi dan area komersil
menjadi bagian dari area sirkulasi

© Dr.Ali Berawi 2018

Kawasan
A

Existing Proposed

© Dr.Ali Berawi 2018

Kawasan
B

Existing Proposed

© Dr.Ali Berawi 2018

Kawasan
C

Existing Proposed

© Dr.Ali Berawi 2018

Kawasan
D

Existing Proposed

© Dr.Ali Berawi 2018

TOD dan Ridership
Performa ridership transit pada TOD di Hong Kong dan Jepang

Pengembangan properti (m2)

Lokasi Daily Ridership
Residensial Retail Komersial Perkantoran

Shinagawa Station, 114,586 1,730,894,270 0 329,679

Jepang

Yokohama Station, 0 661,000 0 33,067

Jepang

Kashiwanoha Camp 1,105,000 209,000 517,000 12,744

us Station, Jepang

Hong Kong Station, 0 161,708 254,186 66,817

Cina

Tung Chung Station 935,910 77,862 14,999 51,303

, Cina

Hang Hau Station, C 138,652 3,500 0 90,737

ina

Admiralty Station, C 0 18,114 93,117 113,178

ina

© Dr.Ali Berawi 2018

TOD dan Ridership
Parameter penentu ridership TOD

=
Okupansi ruang untuk pen Modal split Estimasi bangkitan
gembangan high density X kereta transit pergerakan kereta
(orang/m2) (%) (orang trip / m2)

Perhitungan parameter penentu ridership berdasarkan Jenis Pengembangan Pembangunan

(apartement, perkantoran, hotel dan ritel komersial) yang disimulasikan kepada standar kebutuhan
Minimal luasan per orang (m2/orang) dengan modal split untuk kereta transit
sehingga mendapatkan estimasi trip/m2

Maks Z = 0,08 x1 +0,15 x2+0,12 x3+0,09 x4

© Dr.Ali Berawi 2018

Kawasan
A

Eksisting TOD berbasis feasibility TOD berbasis ridership

12.713 Daily Ridership 15.921 Daily Ridership 17.328 Daily Ridership

© Dr.Ali Berawi 2018

Kawasan
B
Eksisting TOD berbasis feasibility TOD berbasis ridership

12.713 Daily Ridership 14.303 Daily Ridership 15.567 Daily Ridership

© Dr.Ali Berawi 2018

Kawasan
C Eksisting TOD berbasis feasibility TOD berbasis ridership

17.964 Daily Ridership 25.629 Daily Ridership 27.895 Daily Ridership

© Dr.Ali Berawi 2018

Kawasan
D Eksisting TOD berbasis feasibility TOD berbasis ridership

10.858 Daily Ridership 15.043 Daily Ridership 16.374 Daily Ridership

© Dr.Ali Berawi 2018

TOD dan Land Value

Studi Lokasi Jenis Properti Catchment Value Uplift

Kihwan Seo, Debora Phoenix, Arizona Commercial

0 – 300 6,28%
h Salon (2018)

Office 0 – 300 6,45%

Retail 0 – 300 5,83%

Zhang dan Xu (2017) Wuhan, China Residential 200 – 300 6,60%

Commercial 200 – 300 14,70%

Office 300 – 400 10,6%

500 – 600 11,6%

Calimente (2012) Tokyo, Japan Properti < 5 menit ¥1.375.900 /m2

5-10 menit ¥947.700/m2

10-15 menit ¥854.700/m2

© Dr.Ali Berawi 2018

 Kesimpulan dan Rekomendasi
1. Pengembangan pembangunan kawasan TOD mesti dilakukan dengan pendekatan konsep
mix-use, sehingga tidak merencanakan pembangunan dengan berkonsep komplek mega apartement

2. Pemutakhiran kebijakan dan peraturan pemerintah yang terkait pembangunan TOD terutama
dengan konsensi peningkatan nilai KLB dan KDB.

3. Pembangunan TOD mesti mampu mencapai manfaat yang optimum bagi pengembangan wilayah
dan bisnis, meningkatkan kelayakan proyek dan keberlanjutan moda
transportasi publik.

© Dr.Ali Berawi 2018

 Short Profile
Mohammed Ali Berawi, M.Eng.Sc, PhD

Dr. Mohammed Ali Berawi is an associate professor in the department of civil engineering, faculty of engineering, Universitas Indones
ia and has extensive research experience in value engineering/value management and innovation in the context of infrastructure, con
struction, and manufacturing industries. Before joining the Faculty of Engineering at the University of Indonesia in 2008, Dr. Berawi w
as appointed Senior Lecturer at the Faculty of the Built Environment and Director of the Value Management Centre at the University o
f Malaya (2006-2008) and a lecturer in the School of Technology at Oxford Brookes University in the United Kingdom (2003-2006).

Dr. Berawi’s work on value engineering/value management, knowledge and quality management, engineering design, and innovation
has led to various publications in books, international journals, conferences, and consultancy proceedings. Dr. Berawi was selected a
s the most outstanding lecturer/researcher at the University of Indonesia (2009) and was a finalist for the UK Alumni Award (2008) an
d Toray Science and Technology Award (2014). His research leadership is reflected through his election as Editor-in-Chief of Value
World, the journal of the Society of American Value Engineers (SAVE International) (2008-2014) and as Editor-in-Chief for the scopus
indexed journal, International Journal of Technology (IJTech). Dr. Berawi has been involved in many national and international resear
ch collaborations and consultancies. He has been listed by Webometrics as one of the Top Scientists in Indonesia (2015-2017), and
his biography featured in the 24th edition of Who’s Who in the World.

Dr. Berawi served as Lead Advisor to the Republic of Indonesia’s Ministry of Transportation (MOT) in 2012, Director of the Directorate
of Research and Community Services (DRPM) at the Universitas Indonesia (2015), and he currently serves as Chairman of Standing
Committee on Infrastructure Strategic Policies for Indonesia Chamber of Commerce, Executive Director of the Center for Sustainable
Infrastructure Development (CSID) Universitas Indonesia, and Director of ASEAN University Network for Sustainable City and Urban
Development (AUN – SCUD).

© Dr.Ali Berawi 2018

Thank you

© Dr.Ali Berawi 2018