The document summarizes the impacts of land tenure security on self-help housing and community assets in the Bandarharjo squatter settlement in Semarang, Central Java. It describes how the neighborhood transformed from the largest, densest, and most notorious slum to a thriving community with secure tenure, new housing, infrastructure and economic opportunities. Key impacts included a reduction in poverty, unemployment and social problems as well as improvements to housing, environment, facilities and quality of life.

1. The Impacts of Land Tenure
Security on Self-Help Housing and
Community Assets.
Case:
Bandarharjo Squatter, Semarang
Andy Siswanto, Ir.,M.Arch., M.S., PhD.
WISWAKHARMAN
Consultanting Firm

2. The Mayor
Agreement on
designating
the
neighboorhood
as renewal
project.

3. Bandarharjo Squatter
The largest, Densest, Most indecent, Most notorious
Neighbourhood in Central Java Province
5000 HH, 16.000 people)

7. Ruang terbuka Tempat Anak Bermain/Jalan Terbesar:Cumi2 Raya
/TPS Kota

10. • 92% temporary Housing,
• 43% sinking Houses
• 67% of the area is
Floaded 7-8hours/day

11. Di Masa Lalu

12. DARI PERMUKIMAN TERKUMUH KE MASYARAKAT
MADANI YANG MANDIRI
CIVIL SOCIETY
Tujuan
ACTIVE SOCIETY
SOCIETAL LEARNING
Sasaran
COMMUNITY
CBO’s PARTICIPATION
Perum •KSM Baktijaya 01 •Vision dan Mission
Intro .Str •KSM Baktijaya 02 •Self Survey
Metoda •KSM Baktijaya 03 •Problem
Perekonom •KSM Pancangsari •Planning
Usaha •KSM UB Serbaguna •Design
•KSM Relokasi Pasar •Programming
•KSM Lantai Dasar Rusun •Budgeting
•KSM Pengelolaan Ikan •Management
•Maintenance
ENABLEMENT •etc
Strategi
(TRIBINA)

22. Community authorization to AS as their
representative to negotiate the
community program with the local and
central government.

24. Social Capital
Development

40. P r o g r a m P e m b a n g u n a n F is ik B a n d a r h a r jo
P rogram B angunan J u m la h L o k a si
1. G LD • P em b an g u n an ru m a h b aru 2 5 7 u n it RW . 02
(T rig u n a d a n n o n trig u n a )
• R e h a b ilita s i r u m a h 6 6 u n it RW . 02
• F a s ilita s U m u m , s o s ia l, e k o n o m i. 1500 m 2 RW . 02
2 . P e ru m a h a n • R u m a h c o n to h 1 0 u n it RW . 02, RT. 01
• R u m a h S u s u n ta h a p II 2 8 3 u n it J l.H a s a n u d in
3 . S m a ll C re d it • P e rb a ik a n ru m a h 1 0 u n it R W 03 dan RW
S chem e R u m a h s e h a t m e la lu i d a n a b e rg u lir 05
4 . S u p ra s tru k tu r • P asar ± 3000 m 2 RW 02
E k o n o m ir • P e m a n g g a n g a n ik a n “ K o p in ” ± 1650 m 2 K a li S e m a ra n g
• P e n g g a ra m a n ik a n “ K o p in ” ± 1000 m 2 K a li S e m a ra n g
• W o rk s h o p jo k d a n p e rk a y u a n ± 2350 m 2 K a li S e m a ra n g
• L a n ta i d a s a r R u su n 4 3 k io s R usun Tahap I
• G ed u n g K o p erasi 1 u n it RW 04
5 . S u p ra s tru k tu r • H u m a n R e s o u rc e D e v e lo p m e n t 1 u n it J L . H a s a n u d in
s o s ia l • G e d u n g P e r te m u a n A r e a G L D 1 u n it RW . 08
6 . In fra s tru k tu r • J a la n 10500 m ’ R W . 0 3 - R W .0 7
• D ra in a g e 20000 m ’ RW . 02 - RW . 07
• Je m b a ta n J l.H a s a n u d in -
• Sam pah Tanah M as
• A ir b e rs ih

41. Master Plan ENCLAVE ELIMINATION:
The Integration of
neighbourhood Space
Structure, Infrastructure,
Social and Economics with
the Urban System
HOUSING PROGRAM
Rusun//Flats
Couples/Row Houses
Guided Self-Help New
Housing
Self-Help Rehabilitation
SOCIAL AND COMMERCIAL
FACILITIES
GUIDED LAND DEVELOMENT
UPGRADING

42. ZONA INDUSTRI KECIL: : Jok, Kret, Mangut, Makanan, Bengkel, Garbage Recycling

61. Rumah Susun

62. Rumah Susun

68. Self-Help Housing through Small Credit
Schemes for Temporary Sinking Houses

70. Security
of Land
Tenure
Ilegal
Occupation
Chaotic
GLD
Pattern of Committed
Occupation Land
Sharing/Re
adjustment

74. Evaluasi Masyarakat Bandarharjo
Community Self – Evaluation
27 Mei 1999

75. Economy:
1993 1999
Neighbourhood Economic: Isolated Open, consumers come
Below Poverty Line : 90% : 40%
Underemplyed/Unemployment: 90% : 15%
30% Sektor Informal
10% Unemployed/Discouraged Worker,
Formal Sector : 10% 60%
Fishermen, craftmen, manufactture labor New jobs as Police, businessmen, civil
servants, etc
Financial Institutions: N/A Many credit institutions BKK, BRI, Koperasi,
KPR, Taskin, etc
Trading with outside: Very limited Developing
Business Trust: Very Low Getting better

76. Social Cultural Conditions:
Dari “Barutikung”, ke “Tikungbaru”
1993 1999
Neighbourhood Image : Criminal Enclave Fading......
To the city: Threatening, You come there, you die reassuring
Habit: Drink, gamble, fight Penyimpangan Sosial Berkurang Drastis
Education Level: extreemly low Tingkat Pendidikan Meningkat
Labor skill: Very low Buruh Berkeahlian Meningkat
Attitude: Despair Remaja Lebih Antusias dengan
Masa Depan Mereka
Childreen: Neglacted Anak – anak Lebih Terperhatikan
Life: Semrawut Kehidupan Jauh Lebih Tertata
Job Applications: False Address Melamar Kerja Sudah Mulai
Berani Mencantumkan Alamat
Bandarharjo

77. Housing Condition:
1993 1999...................................2009
Threath: Displacement Secured
Pattern: chaotic orderly
willingness to rehabilitate: low high
To build new houses: Hesitant Strong-minded
Land Value:Rp.20.000,-/M2 Rp.150.000,-/M2............Rp.400,000,-/M2
Contruction: sinking Stable
Structure: 92% non-permanent 40% non-permanent.........5% non permanent
Living: Miserable Contented, comfortable
Self-Esteem as residents: Sunken Proud
43% sinking houses, 67% area is flood Stable housees, no flood
Environment: Unhealthy Healthier
Land/Space Use: Conflicting More harmoneous

78. 1993 1999
Road/Drainage/Traffic Road/Drainage/Traffic
waving flat
flooded drained
No form formed
No hierarchy hierarichal
Cut-off Linked to the urban system
Drain community income for repairing Cost-effective
Difficult and costly for transportation Much cheaper
Dark at night Lighted
Frequent Traffic Accidents Safer traffics
:

79. Kondisi 6 Tahun Yang Lalu Kondisi Tahun 1999
Plantation: Die Live
Landscaping: no effort Good effort: Trees, shrubs, flower
Social /Cultural Facilities: Social /Cultural Facilities:
Only 1 musholla,
 Religious Facilities 31 units,:
1 Kindergarten and
 Mosque 5 unit
1 elementery school.  Mushola 25 unit
 Gereja 1
unit
 Educational Facilities 23 units
 Kindergarten 5
unit
 Elementary School 7
unit
 Junior High School 1
unit
 Trainning Institutes 9
unit
 Library 1
unit
 Healthcare Facilities 17 units
 Community Healthcare C 1 unit
 Polyclinics 2
unit
 Posyandu 12

80. 1993 1999
WATER: WATER
from wells : Hydrant, Artetis, Public Water Company
Quality: Salted, Coloured, Dirty Quality: Hygenic
Cost: very expensive cheap
Distance to get: Far Close by
Water managed by: trader Community

81. Lingkungan dan Infrastuktur
1993 1999
Drainage Drainage
Flood Drained
Streesful Life Peaceful
Damaging property harmless
Damaging furniture and equipment Less maintenance
Can not work Work more efficiently
Trigger diseases Much lessen
stink No stink
Breed mosquitos much lessen
Pompa, pembersihan got dll, dipelihara oleh organisasi masyarakat secara swadaya

82. 1993 1999
Sanitasi Sanitasi
Buang Air: Buang Air:
Di Rawa, Sungai, Genangan, Selokan Di MCK, Di Rumah (Jamban Keluarga),
Septic Tank Keluarga
Polusi dan Bau Bersih, Mulai Bebas Polusi / Bau

83. Saat ini
Prosentase Di Bawah Garis
Kemiskinan: 11%
Survey BKKBN Desember 2001

84. Yang sudah diselesaikan 2000 s/d 2002
-Sertifikasi Tanah untuk Ribuan Keluarga
- Pembangunan Fasilitas / Bengkel Usaha / Koperasi
- Pengembangan Perpustakaan
- Dana Bergulir untuk Pembangunan/Perbaikan Rumah: 1,2 Milyar
- Melanjutkan Pelatihan Usaha
- Pemberdayaan Bakul Pasar
- Lapangan Olah Raga
-Pengembangan Swadaya Toko di Bawah Rusun
-Pendidikan Komputer untuk Anak Terlantar
-Usaha Recycling Sampah

86. Social Capital Dev.
Legalization fo Assets
ousing Asset Dev
1987%
517%
Economic Capital Dev
BEFORE AFTER

89. Willingness to do Self-Help
Housing
Level of land security
Illegal Occupation on publc land
Illegal Occupation On private land
Renting from powerful Illegal Occupants
Illegal Occupation but aknowledged with land use designation
Illegal Occupation but aknowledged as resident of N
Illegal Occupation but served with state water supply, utility and
infrastructure
Land is secured/Title
Urban Services Provision
Water
Road
Electricity/gas
Drainage
Sanitation
Transport
Social facilities
Cultural Facilities

90. The more land is scured and
Urban Services are provided,
• the higher the land price and property
assets,
• the more community increment assets
accrued.
• The higher community affordability,
• The more community willingness to do the
self-help housing

91. Diagram-1: Community Participation and its Goals.
A redifiniton/A civil society is the agglomeration of the organized, active and learned
community
CIVIL SOCIETY
Tujuan
Organized Community LEARNED Active Community
COMMUNITY
SOCIETAL LEARNING
Sasaran
COMMUNITY
CBO’s PARTICIPATION
Perum •KSM Baktijaya 01 •Self Survey
Intro .Str •KSM Baktijaya 02 •Problem Formulation
Metoda •KSM Baktijaya 03 •Vision dan Mission
Perekonom •KSM Pancangsari •Planning
Usaha •KSM UB Serbaguna •Design
•KSM Relokasi Pasar •Programming
•KSM Lantai Dasar Rusun •Budgeting
•KSM Pengelolaan Ikan ENABLEMENT •Management
•Pada saat ini, telah Economic, •Maintenance
berkembang menajdi
sekitar 40 KSM, spt Social and •etc
Strategi
“TIRTO SAMUDRO, Housing
PAGUYUBAN RUMAH Andy Siswanto
AMBLES, PAG. BAKUL, Development
DLL

92. Diagram-2:
The Role of
Urban (Development)
Planning/Design/Management?
• Structuring Partnership
(with CBOs as the Enabling Targets/Core Stakeholder)
• Developing the Community Social, Economic
and Housing Assets
• Instrument for wealth creation
• Equitable Urban Resource Redistribution
Andy Siswanto

93. Enablement Wisdom
• Confusius:
You hear, you forget
You see, you remember
You do, you understand
• With Love, Sincerety and Trust