The Development plan of ‘Rusun’ integrated modern market (case study: Grogol Market)

Since a long time ago, traditional markets have been an important part in Indonesians daily life and also become one of the main driver of the local level economy. Despite having a vital role for many stake holder, we can’t deny the fact that people start to avoid traditional market. As a effort to make people comeback to traditional market and bring it’s life back, Pemprov DKI Jakarta (Jakarta Capital City Government) and PD. Pasar Jaya (DKI Jakarta owned company who perform public services in market management) start to plan a strategy to revitalize some of it’s traditional market. Some of the traditional market that will be revitalize will be done by Perumnas (State owned housing developer) as it’s developer. The strategy that will involve Perumnas as developer will be to developed an Apartment and Rusun that integrates with the traditional market. In this new concept of development, we hope to give a new life to traditional market. This study aims to produce a feasibility study to support this project and provide an argument whether this project are feasible or not.


Introduction
Traditional market is something that very vital in Indonesian life since a long time ago. In traditional market we can see how Indonesia, a multicultural country can interact socially and economically. As a facility, traditional market have it's role to support local level economy, not just as a place to buy your daily necessities, it is an important place for farmers as well. But in this modern time, more people start to leave traditional market and opt to more modern-style market like supermarket or hypermarket, this trend is not come out of nowhere, this come from the experience that the costumer had in traditional market is not pleasant. From it's hygiene, zoning and also the management that leave the costumer don't want to comeback. As the authority that managed traditional market in DKI Jakarta, PD. Pasar Jaya and Pemda DKI start to take initiative and plan a strategy to revitalize traditional market. This plan is welcomed by many stakeholders, and one of them is Perumnas with it's one million homes program. As a result, Perumnas and PD. Pasar Jaya start to plan to revitalize markets and adds a vertical housing. This plan is also very inspired by Singapore's HDB Housing that connects it's housing to market and also public transportation. One of the chosen traditional market to be revitalize with this concept is Grogol Traditional Market. Grogol Market is a class B [1]  either. With this plan to revitalize Pasar Grogol and adding vertical housing in it, we aim to produce a study that can provide the argument of how feasible this project is. As this is their first project between Perumnas and PD. Pasar Jaya and the first project that ever combine traditional market and vertical housing.

Research Purpose
a. To know and understand PD. Pasar Jaya and Perumnas restriction or policy that have been set b. To know the condition of Grogol Traditional Market c. To know and understand the demand of the Rusun and Apartment that will be develop d. To know and understand the zoning and design that fit the most for traditional market e. To know the best and most feasible development scenario to be applied in this development project.

Grogol traditional market
The object study is Grogol Traditional Market that located in Jalan DR. Muwardi IV Kelurahan Grogol Kecamatan Grogol Petamburan, Jakarta Barat. This market is a class B market [1] that managed by PD. Pasar Jaya. Grogol Traditional Market was build in 1996 and build in 12.195 m 2 land, have 3 story with the typical large of 7.150 m 2 per floor, parking size of 5.000 m 2 and landscaping of 398 m 2 . Grogol Traditional Market also have 1.609 stores available to be rent and sell a variety type of goods.

Legal and policy analysis
This project is the pilot project betweet Perumnas as state owned company and PD. Pasar Jaya as regional government owned company, so it will need a distinct work frame and regulation for both of this company so the project can run well. The model that will be used in this project are equity sharing. PD. Pasar Jaya as the owner of the market and Perumnas as the developer and they will do a profit sharing. In this development there will be two alternative to what kind of vertical housing that will be build, whether it will Rusunami or Rusunawa. Rusunawa is a rent-based Rusun that will be provided for a more lower income people, but as a rent-based, it will produce SKBG Sarusun instead. And with SKBG Sarusun both PD. Pasar Jaya, Perumnas and also the future costumer will have a difficulty to deal with the regulation and in Jakarta there's still not much Rusun that have a SKBG Sarusun. As in Rusunami is owned-based Rusun for lower income people that will produce SHMSR which is something that more usual for Rusun in Indonesia and already have a clear regulation of how to operate it. But in this case, to produce SHMSR we have to transfer PD. Pasar Jaya "Hak Pakai" to "Hak Pengelolaan" as it is stated in Undang-undang Republik Indonesia Nomor 20 Tahun 2011 Tentang Rumah Susun Pasal 17 that Rusun can only be build on top of "Hak Pengelolaan" land. [2] [3] As for the city plan which refer to Rencanaan Dasar Tata Ruang (RDTR) we know that Grogol Traditional Market is located in a land that have a commercial function with code K.1 and KDB of 60% and KLB 2,4 with it's maximum story of 3 floor. But to max it's function of Rusun and Traditional Market we can motion a new density to the local government (Pemda DKI Jakarta) and get a new density allowance to:

Comparative studies
This analysis aims to find out the key to success of the object of comparative studies, namely Modern Market BSD and also Fresh Market PIK which has been developed with the concept of modern markets. In terms of visibility both markets are located on the main road so that it so that it can attract the attention of the people around. For architectural characters, both markets have used modern concepts. For outside circulation and zoning, the outside circulation is regulated in such a way that it can make smooth circulation, and Fresh Market PIK has provided pick up places and also loading docks to make circulation better. For parking, in both markets there are dedicated parking area for visitors, Fresh Market PIK also provided in-building parking. For zoning and internal circulation, both markets already have their own zoning regulations which must be obeyed by sellers. Modern Market BSD already has a detailed zoning that makes it easier for visitors to shop, besides that with the zoning we can arrange M & E or plumbing more specifically. For architectural elements, all markets already provide signage and also use natural lighting by making an open ceiling model [4].  table in 2007 to 2016, it was shaped like a rising and falling wave until the latest inflation rate dropped from 5.96% to 3.53%. For PMA and PMDN it is seen that each year the rate is always increasing indicating that the level of investment in Indonesia continues to increase, this increases the opportunity to build properties such as offices and residences to provide demand from investments made.

Micro market analysis 3.4.2.1 Apartment a. Supply
In the 3 km radius of Grogol Market, there are 16 strata title apartments amd there are more middle class apartments with a large of 50% and also the second largest is a premium class then followed by middle-upper and middle-low class.

b. Demand and price unit
The following is a table of average occupancy rate and take-up rate of apartments around the project. Then Table 4 is an explanation table of average price per unit and per m2.  Then the following Table 6 is the average service charge price offered.

d. Market share and pricing
To find out the market share, we will use scoring method with the competitor to find out the market share and pricing. The following are the results of the calculation.

Rusun
Unlike the usual property, the Rusun that will be built is a subsidy Rusun. The selling price and size are also regulated by the Decree of the Minister of Public Works and Public Housing No. 522 / KPTS / M / 2016. According to the regulation the selling price per m2 is the maximum is Rp. 8,900,000 / m2 and also with a floor area of at least 21 m2 and not exceeding 36 m2 [5]. The following Table 7 is the selling price of Rusunami.

Modern Market
To determine supply, competitors, market share and prices from the modern market, we will use benchmarking method. Based on the results of the calculation, the purpose project has a score in the middle between the competitors. Here is the market share and price for the purpose project based on the score that has been generated.

Preference Analysis a. Rusun
The results of distributing questionnaires to 34 people who could buy a flat, 88% were interested in buying a flat in this project, 70% were interested in buying type 1 BR and also 76% agreed with the price of the service charge. b. Apartment Then to respondents who are not qualified as a flatter, they are asked questions about the apartment development plan. 66% of the respondents were interested in buying an apartment in the project, from 66% they were more interested in buying type 2 BR then continued with 1 BR, 3 BR and finally the studio. 64% also agreed with the service charge price offered.

Development Analysis
The overall development concept is to develop Apartments, Rusun and Modern Markets. Before carrying out the development plan we must ensure that we have sufficient land for the development of the Modern Market. A modern market development plan is an existing and active business place plus 20% for new traders. Here are the broad proportions for each property.  Table 12 contains the development information for the Rusun. Table 11. Rusun development plan c. Apartment Table 13 shows the development information for the apartment. Table 12. Apartment development plan

Cash flow
The following are the results of cash flow without financing, which means there is no debt calculation, and is considered 100% capital is from equity. Then in the Table 15 is cash flow with financing, which is considered to be a development cost obtained from a bank loan;