28.0 Is Bali's Low Density, Low Rise Ruining Paradise?

When people hear of the Island of Bali, the immediate image is that of an exotic tropical paradise.  That is at least for those who have NOT been there recently.  Actually when I first visited the island over 20 years ago, the idealic paradise was already starting to disappear, but now days you really need to search hard! 

Typical Balinese village house surrounded by rice fields

Tanah Lot Temple

Having constantly watched the development as a bench mark for other projects I had been working on, I have been familiar with some of the development regulations.  I remember long ago the government implemented a height regulation of 4 storeys and no higher than a coconut tree.  This regulation was widely applauded by professionals who felt this would save paradise, but in isolation it has not, but in fact perhaps maybe blindly continuing to follow this has done more damage!? 

Firstly anyone who has read other postings in my blog, will know I am an advocate of urbanism, density, pedestrian orientation and mass transportation.  (see some of the posts as follows: 6.0 Urban vs Suburban why I appreciate Urban so much!,  25.0 Jakarta Mass Transit, Development Planning and Economics ) And all of these becasue they yeild a better quality of life that is more environmentally and financially sustainable.

Bali's height limitation has done well to keep the skyline low, but it has also led to development which is more of a sprawl.  Actually this statement may not be entirely correct, the sprawl is also a result also of land use planning or lack there of or most likely a combination of these as well as additional factors.  Economic factors are certainly a consideration in both how much development is financially sustainable and how to distribute this development density to be fair to land owners?  For now, I will not get into this part of the equation, but lets focus on the issue of height limit and how it has potentially impacted the paradise of Bali?

The one thing you notice about the development of Bali from the Airport through Kuta, Legian, Seminyak and as it expands further is that the development seems to go on forever!  The spread makes it very difficult to attract sufficient pedestrian traffic along the whole stretch of roads and the limited density and accessibility add to the problem.  Further more because of this it has no identifiable center or focal point. This is because of lack of hierarcy in planning but also in 3 dimension of the building massing.

Kuta, Legian, Seminyak retail extends forever.

The stretch of roads with hotels and tourist shops seem endless.  The roads are too congested with traffice during peak hours and parked cars and mortor cycles further add to the congestion since no areas are designated for public parking.  The sidewalks are too narrow and always filled with obstacles mostly parked mortor bikes.  To get from one end to the other will take an extremely long time to walk and not in a suitable pedestrian oriented environment. 

The question here to ask is how could density and height limit possibly saved paradise? 

Going back to some of the most fundamental planning principles we learn in Planning 101, lets take a look at a series of diagrams below.  Assume the yellow gridded area in the larger black rectangle is so called Paradise which includes, natural and cultural heritage, it could be forest, rice paddys, rivers, traditional villages, temples, etc. 

Now lets assume we want to bring in hotels and retail and all the activities tourists will like to enjoy.  Assume we have a target amount of hotels and supporting retail to accommodate then here are the options of how we may distribute these developments over the Paradise.  This Paradise represented by the black rectangle with the yellow gridded area inside can be any scale, that of the island or just a small district.  The red  represents development within the paradise.

D1 - even distribution of development

D2 - development on one edge

D1 show the development spread rather uniformly over the Paradise. D2 represents the development concentrated on one edge leaving most of paradise undeveloped.  D3 represents development of double the height of D2 hence the development footprint is reduced by half. 

D3 - development on one edge and doubled in height so reduced footprint

From these diagrams it is clear that D3 can limit the development "footprint impact" on Paradise.  The other factor is visual impact which the height limit was always intended to control and by going to diagram D3 is doubled, but depending on the topography the doubling of the height may or may not have significant impact and from 4 to 8 storeys the impact will only be for a limited surrounding distance. 



One further possiblity is of course a combined approach as shown in D4 where double height is concentrated in one area and a limited number of lower developments are spread into the rest of Paradise. 

Pesonally this option for me would yield the best of density and diversity with limited impact.  

  

D4 - development on one edge and conecntrated double original height with additonal sparse development added

In summary allowing higher development may in fact be one step in the right direction to saving paradise, but it CANNOT BE EXECUTED IN ISOLATION.  Below are a number of issues that also need to be addressed.

1. Carrying Capacity - Define what is the optimum carrying capacity of Bali for development this should be worked by number of hotel rooms / apartments, visitors, related tourims facilities, population to support and facilites to support the population.  Economic is vital in determining carrying capacity.

2. Natural Resource Evaluation - One primary factor is available natural resources, the primary one being available water and population it can support both permanent and tourists.  In additon evaluate natural resources to identify what and where is to be excluded for development to maintain "paradise"

3. Land for Development - Identify how much of the land is suitable to develop without ruining "paradise".

4. Density and Height Limits - Based on the land for development and the carrying capacity desired, then derive the development density including the associated height limits.

All of the above are the basic criteria to properly master plan the development of the Island and the first order of business is to determine the limits of each and then based on this at some point one or a combination of them will be determinating factor to the extend of development allowed and where in order not to destroy paradise.  Lets look at how each criteria may become the overriding determining factor.

1. Carrying Capacity - lets say we fix a certain number of hotels or population, then this will force the density and if land is limited by restriction then only option is to go up.

 2. Natural Resource Evaluation - lets say value 90% of the land due to natural beauty and perservation of wildlife as well as fresh water.  What ever density we decide will determine the height to fit into a limited area.

3. Land for Development - As directly related to  number 2 above and land left over after conservation is for development and carrying capacity determined in 1 above with then determine the development height limit.

4. Density and Height Limits - If this is set and then to keep a fixed carrying capacity then the land for development will have to increase which is probably the case of Bali at the moment.  The other option if the aesthetic consideration of low rise development is important and the height is limited as well as the land for development to keep paradise, then the carrying capacity will be limited which directly impacts the economy which could be good or bad.

Lower carrying capacity may not necessarily be bad, it in fact may benefit all as the limited development should have better occupancy due to a "better paradise" and limited competition and hence better revenue, which should result in better land prices and better wages if the trickle down effect works. 

Rice Terraces near Ubud

In conclusion, Paradise can only be save by proper comprehensive urban planning which takes into consideration all the 4 key factors above and more. 

 Jiwa Studio, Singapore 
March 2014

 Links to the series:

Master Planned Beach Resort Destination Checklist

Part 1 – Overview

Part 2 – Natural Environment

Part 3 – Access / Proximity

Part 4 – Development Products

Part 5 – Supporting Infrastructure and Services

Part 6 – Destination Management

Links to the series:

Integrated Master Planning for Destination Development

Part 1 – Need for a Methodology?

Part 2 – Environmental / SiteAnalysis

Part 3 – Market Analysis
Part 4 – Product Development
Part 5 -  Physical Planning / Design
Part 6 -  Cost Plan
Part 7 -  Business Master Plan
Part 8 -  Site Execution
Part 9 – Operations Management
Part 10 - Review and Revise