REFERRAL the INTENSITY of BUILDINGS

The building is a form of a solid where the existence of cover or reduce the space available. Intensity is a measure of building density in three-dimensional, associated with a site. Intensity is used as instrument to control building density.

To measure horizontal, used BCR (Building Coverage Ratio) / KDB (Basic Building Coefficients), are used for vertical FAR (Floor Area Ratio) / KLB (Coefficients of Floor Building).

• 1st Building Coverage Ratio (BCR) / Basic Building coefficients (KDB)
  

BCR / KDB is a broad comparison between the ground floor of the building land. (Building Area / Land Area X 100%). Coefficients are usually used as a decimal or percent (eg 60% or 0.6) BCR / KDB aims to set the amount of area building covering the surface of the ground, this will affect the ground water infiltration or ground water availability for the future. Besides the existence of the guard as the ground water, surface soil that is not a closed building will be able to receive sunlight directly to make the soil so that air can dry out the surrounding buildings are not dampen.

• 2nd Floor Area Ratio (FAR) / coefficients Floor Building (KLB)
  

FAR / KLB is a comparison between knowledgeable floor building with an area of land. (BCR X n), n = number of floors (level) buildings. Figures coefficient is usually used as a decimal (eg 1.2, 1.6, 2.5, etc.) Regulations of FAR / KLB this will affect the skyline created by the existing collection of buildings in the vicinity. The purpose of determining FAR / KLB is related to the rights of each person / building to receive the sun. If the building has a harmonious high, the neighbor buildings can receive sunlight same as building on the side.

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MOTIVATION of ELECTION HOUSING LOCATIONS

Set in the selection of a home as a place to live or take shelter of all conditions is not easy, especially in the selection of a house in the area of housing. Many considerations will be counted and many aspects

Whether or not the selection of housing locations will be associated with some of the team or organization into the formation of a housing. Some of the parties involved and the motivation for choosing the location of housing are:

1. GOVERNMENT;

• Appropriate spatial area.

Suitability for the location of housing with the suitability of spatial region will help the government establish a residential area in harmony with other areas of planning that has been planned in the Spatial Plan (Rencana Tata Ruang Wilayah / RTRW) or City Spatial Plan (Rencana Tata Ruang Kawasan / RTRK), so that the form of a region or city government can be expected with perfect form / fit the rules.

• Minimal land may reduce the rice field.

Land rice field land which is productive in meeting their food needs for all people. Given the importance of rice field land for human life then the government expects that the rice field soil have not reduced it's area due to housing development. "A good home, but if there is no food that can be consumed will be created does not have any human resources / energy to do all activities."

• Safe from the threat of disaster.

Location of housing is not expected to be at the location that has a high threat of disaster is high. When a location is located in the housing area to the disaster-prone (natural and human), then there is the emergence of a need that level of supervision will be high, both by themselves and the government housing. In the event of a disaster that is natural disaster, the government will be burden dealing with victims of natural disasters, and where the handling costs will be high enough and the government will reduce the capital that had been allocated to other sectors.

• Close to the facilities that have been prepared.

Proximity of a residential location with many facilities that have been provided by the government will assist the government in reducing the facilities for housing. If a housing located in a remote location with facilities that are provided by the government will make the government should think and issue the allocation of funds for the development of these facilities.

2. Developer;

• Cheaper land prices.

Cheapness of land price obtained for the location of housing will help the developers to press for the development of the production cost of housing. In this case, economic factors will be affected quite a lot, because the price is cheap will be give effect to the selling price of units is also the home of cheap units, so the house will sell quickly and the developers will get a quick profit.

• Conditions potential site to be developed.

Potential site to be developed that can help to the developers to push the cost of land for maturation, so that it is not necessary that the handling is quite complicated to build units to house and facilities in the housing.

• Lowest possible social cost.

It is the social facilities that are near the location of housing, it will help the developers not to build more facilities to meet the social needs of the housing

3. Candidates settlers;

• Affordable prices.

Cheapness price house that sold the unit in a housing will help the search for the home, especially among the poor to be able to have a house in accordance with the standard requirement. This will also help the search for a house can take the Credit Home Ownership.

• Ease the process of credit.

A cheap price does not always become the main priority, this is the case in search of the house that are less capable. The complexity of the requirements proposed by the Development partners (in this case the banks that issue credit) to factor that make desire to have a house is off again, usually because the search of the home can not be less able to buy a house in cash, so credit of Housing Ownership Credit (Kredit Pemilikan Rumah / KPR) is a road that main.

• Near the workplace.

Accessibility are factors that affect the prospective resident to determine the choice of buying a home. Human beings are all want to fast, especially at this time is someone determines the success of the business. The man quickly be in the more rapidly he also desires to get, so the location close to the workplace will provide ease of accessibility, fast and easy for candidates to work for settlers.

• Safe from disaster.

Security is a factor that provide a sense of comfort for prospective settlers to live in a house. The location of safe houses to make a disaster will make the housing feel more comfortable to live.

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DETERMINATION of HOUSING LOCATION

Determination of housing as a space to set priorities in doing activity every day will always be associated with the location of housing where is located. Factors affecting the determination of the location of housing are:

1. 1. Physical

• Accessibility,
• Topography,
• The availability of water,
• Fertility,
• Flooding,
• Power support

2. 2. ECONOMY

• Value of land,
• Accessibility,
• Amenities,

3. 3. SOCIAL;

• Security,
• Preferences,
• Legal

Some aspects of the fundamental factors including in factor in determining the location of housing policy, such as:

1. 1. SECURITY

• Disaster (Natural & Environmental)
• Legacy / law.
• Criminality.
• Investment

Security must be obtained from several factors. Every human being always want the security in each activity. Security aspects can be:

• SAFE FROM NATURAL DISASTER: earthquakes, hurricanes, tsunamis, floods, landslides. (need information: a map of the disaster).
• SAFE ENVIRONMENT OF DISASTER: air pollution, water and land (due to industry, transportation, induction electricity, garbage disposal, fire & other dangerous activities).
• SAFE FROM LEGAL MATTERS / Legality: clear status of land (not in dispute), allotment of land according to the plan of the city.
• SAFE FROM crime: robbery, theft, extortion, intimidation, conflict environment.
• SAFELY IN INVESTMENT: security and legal protection, a conducive security environment.

2. 2. SAFETY (Amenities) / Convenience:

• Climate / weather.
• Physical Environment
• Accessibility
• Public Facilities
• Facility
• Social

In addition to Aspect Security, a very fundamental aspect in the sense that life is good completed of Aspects Leisure / Easy, because this aspect will affect the physical and psychological condition of the housing is. Aspects Leisure / Convenience can be obtained from:

• CLIMATE / weather: temperature, humidity, strong wind, the air cleanliness.
• PHYSICAL ENVIRONMENT: land conditions (flat, dry), the availability of water, adequate drainage, power support.
• Accessibility to LOCATION OF WORK: ease of achievement (the distance and type of transportation), cheap (served public transport).
• PUBLIC FACILITIES: availability or proximity to public services (education, health, trade, recreation).
• FACILITY: the availability of road network, electricity, water, gas, waste management services.
• SOCIAL SAFETY: neighbourhood relationship, the interaction between environment.

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NEW HOUSING DEVELOPMENT

Housing as a means sufficient for the needs of people who are in a region home to the demand. Needs for this place associated with the development of the population in the region. The big or high population growth will be the larger the need for housing must be available.

New housing development can be categorized according to the amount of housing will be three (3), namely:

1. 1. DEVELOPMENT scale (NEW CITY)

• In this type of development, the role of the government more as a regulator.
• Government can also act as the developer. Usually this type of housing known as the National Estate (PERUMNAS).
• Main problems that occur from the development of new types of housing needs of this area is big enough to accommodate all the facilities / infrastructure, or the number of home units that must be provided. Usually the land use is agricultural land, because this is the land that is still quite a lot available in a region in the State of Indonesia, the agrarian country. Changes in agricultural land to non agriculture this can also bring bad impact if not through the analysis of environmental impacts (AMDAL), because the effect of the lack of productive land and water / rain infiltration area.
• In this type of housing is usually available facilities needed by the settlers (eg Education Facilities, Health Facilities, Facility Trade, etc.).

2. 2. Medium Scale (OF AREA HOUSING);

• New housing is usually located around the city.
• Many private developers are interested, because a small fee must be paid to build major infrastructure needed settlers, because the location is in the path of the infrastructure already provided by the government.
• Main problems that occur on this type of housing is the integration of spatial and infrastructure.

3. 3. Small-scale DEVELOPMENT (HOUSING ENVIRONMENT);

• Type of housing this system usually use "in fill", where there is enough land to build housing units with a little housing development then this can be done.
• Because the easy to build this type of housing, the presence is being difficult to be controlled, the government regulators as a key factor controllers of this type of housing development.
• Housing is a type of housing built in the most, because the cost incurred by the developer does not scale housing development of medium and large scale units and houses can be sold quickly and does not need major infrastructure development for more.
• This type of housing is housing that is sought by many prospective settlers the poor, because the price is usually cheaper and is close to other residential locations.

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