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Close Up on Building Rules in Bali

The Bali Land Grab: A Practical Guide to "Set Back" Rules for Building Along Beach or River Fronts.

(12/1/2007) As an assistance to property buyers in Bali, here's a few highlight from Bali's Zoning Regulations of 2005 (Peraturan Daerah Provinsi Bali Nomor 3 Tahun 2005);

Set Back Rules from Ocean Fronts

Set back rules for building along the seaside forbid buildings within a distance measured 100 meters from the high water mark. [Pasal 19 (6 a)]

The Regency and City Government, with the agreement of the Governor, can be varied from the 100 meter set back rule based on considerations of wave height, the function and use of the area in question, geological condition of the beach and the potential for erosion and tsunamis in the subject area. [Pasal 19 (6 b)]

Set back rules from the ocean can be varied:

1. For city areas and areas used for tourism purposes with wave heights of less than 2 meters where the beach is not subject to erosion, a set back of not less than 50 meters can be granted. [Pasal 19 (6c-1)]

2. For city areas and areas used for tourism purposes with wave heights of more than 2 meters where beach areas are not subject to erosion, a set back of not less than 75 meters can be granted. For beaches that suffer erosion, the minimum set back is 100 meters. [Pasal 19 (6c-2)]

3. In village areas where waves are less than 2 meters and the beach fronts is not subject to erosion, the minimum set back is 100 meters. On beach front with waves of less than 2 meters but subject to erosion, the minimum set back becomes 125 meters. [Pasal 19 (6c 3)]

4. In village areas where waves are greater than 2 meters on beaches not subject to erosion, the set back is 125 meters. In village areas with waver are greater than 2 meters and subject to erosion, the minimum ser back become 150 meters. [Pasal 19 (6c 4)]

Set Back from Rivers

Set back from rivers in city settings without a threat of flooding :

1. In city settings with no flood threat, a set back of 3 meters from river embankments is required. [Pasal 19 (8a 1)].

2. In city settings with no flood threat, a set back of 10 meters from rivers with a depth of less than 3 meters. [Pasal 19 (8a 2)].

3. In city settings with no flood threat, a set back of 15 meters from river with a depth of between 3 and 20 meters. [Pasal 19 (8a 3)].

4. In city settings with no flood threat, a set back of 30 meters from rivers with a depth of more than 20 meters. [Pasal 19 (8a 4)].

Set back from rivers in city settings with a threat of flooding:

1. In city settings with a flood threat, a set back of 3 meters from river embankments. [Pasal 19 (8b 1].

2. In city settings with a light flood threat, a set back of 25 meters. [Pasal 19 (8b 2].

3. In city settings with a medium flood threat, a set back of 40 meters. [Pasal 19 (8b 3].

In city setting with a strong flood threat, a set back of 100 meters. [Pasal 19 (8b 4].

Set back from rivers in village settings with no threat of flooding:

1. In village setting with no flood threat, a set back of 3 meters from river embankment. [Pasal 19 (8c 1].

2. In village settings with no flood threat, a set back of 10 meters from river with a depth of less than 3 meters. [Pasal 19 (8c 2].

3. In village settings with no flood threat, a set back of 20 meters from a river with a depth of 3 20 meters. [Pasal 19 (8c 3].

4. In village settings with no flood threat, a set back of 30 meters from a river of more than 20 meters in dept. [Pasal 19 (8c ].

Set back from rivers in a village setting with a flooding threat:

1. In a village setting with a flood threat, a set back of 5 meters from an embankment. [Pasal 19 (8d 1].

2. In a village setting with a flood threat, a set back of 50 meters in light flood threat areas. [Pasal 19 (8d 2].

3. In a village setting with a flood threat, a set back of 100 meters in a medium flood threat area, [Pasal 19 (8d 3].

4. In a village setting with a flood threat, a set back of 150 meters in a high flood threat area. [Pasal 19 (8d 4]

Penalties

Those found to have violated these regulations are subject to criminal penalties of up to 6 months imprisonment and a fine of Rp. 50 million. [Bab XI, Pasal 42 (1)]

Those found to be violating these rules can face a suspension of activities on the subject land, closure of business, revocation of licenses and demolition of all illegal structures. [Bab IX, Pasal 40 (1)].

Civil servants proven to have acted outside the zoning regulations are subject to sanctions set forth for the disciplining of Civil Servants. [Bab IX, Pasal 40 (2)]