Building Regulations

Building regulations and land use in the spatial plan

Here we look at building regulations in Bali, land usage town planning zones and how they define what you can build and where and the rules for building design building size, heights, setbacks, ground coverage, road widths, parking and what buildings can be used for.

Building Regulations in Sanur and Denpasar, Bali

Regulation is important and in the last two issues we have looked at town planning in South Denpasar and the geographical allocation of land for specific activities. The plan not only determines the activities that can be carried out on any particular piece of land but also states regulations regarding the layout and design of buildings. When applying for a Building Permit (PBG) and a Building Use Permit (SLF) the building design must satisfy the requirements of the spatial plan. Also note that, when applying for business operating licenses, the PBG and SLF will be checked.

Please note that, owing to the idiosyncracies of document translation and to the interpretation of the rules, to get a definitive answer you must go and talk to the helpful staff in the Dinas Tata Ruang dan Perumahan at Graha Sewaka Lumintang, Denpasar. For more information regarding zoning see here: www.mrfixitbali.com/building-construction/licences-permits-and-zoning/zoning-of-land-in-Bali/town-planning-and-land-zoning-225.html

So let's get down to the knitty gritty of the regulations for South Denpasar.

General Regulations

The maximum permitted building height is 15 metres except for tourism zones W1 and W2 which is 12 metres.
All landscaping and buildings should incorporate elements of traditional Balinese design.
In residential zones the maximum height of a front wall/fence is 1.8 metres.
Must have 1 shade tree per 100 sq metres of land area.
Must have water permeation of 1 sqm per 100 sqm of paved and built on land.
Must provide sanitation, drainage, water supply, electricity, telecommunications.
Must provide own sewage system if not connected to the government system.
Waste disposal (grey or black water) must not drain directly into drainage channels.
Must provide sufficient parking for occupants and guests.
Must have access for a fire engine.
In K and W zones must provide minimal facilities and infrastructure for people with disabilities.
In K and W zones buildings must comply with applicable health and safety requirements.

Residential R Zones

R-1- low density, R-2 - medium density and R-3 - high density residential land. Small business is allowed up to a maximum ratio of 20% small business to 80% housing.

Permitted activities include:

Early childhood education facilities such as playschools, kindergarten, elementary and junior high schools or equivalent.
Health facilities such as private physician practices, clinics, health centres, chemists and pharmacies.
Trade and small service businesses such as shops, house shops (ruko), house offices (rukan), warungs, wartels, internet cafes, beauty salons, tailors, administration offices, small scale environmental facilities, small scale workshops using manual tools.
Small industry that does not cause pollution or environmental damage.
Warehouses maximum of 100 m2
Public facilities such as parks, sports grounds and nature areas
In R-1 housing with a maximum of 10 rooms
In R-1 and R-2 accommodation facilities of villas and homestays with a maximum of 10 rooms
In R-2 and R-3 boarding facilities with a maximum of 10 rooms
In R-3 non star tourist accommodation with a maximum of 5 rooms.

Regulation	R-1	R-2	R-3
Min road width	6 metres	6 metres	6 metres
Building setback from road	half road width + 1m	half road width + 0.5m	half road width
Min land area of block	250 sq m	150 sq m	100 sq m
Max built area	60% of block	60% of block	70% of block
Max floor area	180% (3 floors)	180% (3 floors)	210% (3 floors)
Min green space	20% of block	20% of block	20% of block
Max front fence height	1.8m	1.8m	1.8m
Underground space	nil	nil	nil
Max no rooms in house	10	10	10

Trade and Services K Zones

K-1 - large scale, K-2 - medium scale and K-3 - small scale trades and services zones.

Permitted activities include trades and services such as shopping centres, modern shops, traditional markets, art markets, tourist accommodation, food and beverage, facilities for holding meetings, incentive travel, conferences and exhibitions, multi-function hall facilities, service facilities, private offices, facilities for organising entertainment activities and recreation, educational facilities, health care facilities such as hospitals, clinics, beauty clinics and group physician practices. Additional small scale activities are permitted in K-3 including building materials trades, servicing of motor vehicles and small scale warehousing.

Regulation	K-1-1 and K-1-2	K-2	K-3
Min road width	16 metres	12 metres	10 metres
Building setback from road	half road width + 1m	half road width + 1m	half road width + 1m
Max built area	60% of block	70% of block	70% of block
Max floor area	300% (5 floors)	280% (4 floors)	210% (3 floors)
Min green space	20% of block	10% of block	10% of block
Max Underground	2 floors	2 floors	1 floor
car parking	20% of land area	20% of land area	20% of land area
Building from side and rear walls	see below	1.5m	1.5m

Setback from roads is half the road width plus 2 metres in K-1-1 and half the road width plus 1 metre in K-1-2.
Clearance between buildings and the side and rear boundary walls is 3 metres for K-1-1 and K-1-2 and 1.5 metres for K-2 and K-3 (K3 can be less with approval).

Tourism W Zones

W-1 - large and medium scale tourism facilities. Permitted activities include large scale tourist accommodation and hospitality facilities, star rated hotels, trades and services in the form of shops selling arts and crafts, food and beverage facilities, spas, money changers, banking and financial facilities, arts buildings and tourist attractions, entertainment and recreation facilities such as bars, discos, karaoke and other entertainment facilities, health facilities such as clinics and hospitals. Large scale trade and services are not allowed.

W-2 - small scale tourism facilities. Permitted activities include tourist accommodation in non-star rated hotels, villas, motels and cottages in areas outside the large and medium scale accommodation zones, commercial activities and services in the form of shops selling arts and crafts, food and beverages facilities, spas, money changers and housing with local scale facilities. Other activities that are allowed (provided they have permission) include entertainment and leisure facilities, large-scale housing and villas for rent.

W-3 is for tourist attractions, permitted activities include: social buildings such as wantilans (not too big), support buildings such as non permanent toilets, and changing rooms, tourism and event-specific activities, as well as other appropriate attractions.

Regulation	W-1	W-2	W-3
Min access road width	10 metres	10 metres	10 metres
Max built area	40% of block	40% of block	40% of block
Max floor area	120% (3 floors)	120% (3 floors)	80% (2 floors)
Min green space	40% of block	40% of block	40% of block
Underground space	2 floors	1 floor	nil
Max no rooms		75
Car Parking	20% of floor area	20% of floor area

Setback From the Sea

Note that there is a protected zone LS-3 along the seafront. Often we hear people talk about the setback from the high water mark, in fact this land has a different zoning. Buildings must be set back at least 100 metres from the high water mark. If there is a public footpath or road along the beachfront, buildings with 2 floors must be set back 75 metres from the path or road, other types of buildings may be less and individual cases should be checked. Garden walls and fences should be at least 1.5 metres back from the path with a nature strip.

Setback from Rivers and Canals

Probably less known is that along each bank of rivers and streams there is a protected zone LS-4. You are not allowed to build within 3 metres of a river with embankments, within 50 metres of a river without embankments, within 100 metres of a river in the tidal zone. You are also not allowed to build within 1 metre of a subak or canal.

Here I have provided only the basic framework of the South Denpasar Spatial Plan. Note that each regency is different. For more information and definitive interpretation of the rules you MUST go to the relevant planning department.