“Knowledge Sharing on Agrarian ReformAnd Land Consolidation”

Comparative Study of Land Readjustment in Thailand

Directorate General of Agrarian PlanningMinistry of Agrarian and Spatial Planning (ATR/BPN)

Government of Indonesia

1. Introduction Objective Delegation2. Indonesia Land Management Policy Organization Land Administration Issues3. Agrarian Reform Program (Presidential Decree 86/2018)4. Land Consolidation Program (Ministerial Regulation 12/2019)5. Closing

OUTLINE

INTRODUCTION

OBJECTIVE :

Sharing knowledge with ASEAN countries on : Land Management and Land Policy; Agrarian Reform Program; Land Consolidation.

LIST OF DELEGATIONS COMPARATIVE STUDY LAND READJUSTMENT TO THAILAND

INDONESIA LAND MANAGEMENT POLICY

MAP OF REPUBLIC OF INDONESIA

• Number of Provinces : 34 • Number of Districs : 508

Ministry of Agrarian Affairs and Spatial Planning/National Land Agency of Republic of Indonesia

Directorate General of Agrarian Planning

DIRECTORATE GENERAL OF AGRARIAN PLANNING

SECRETARY OF DIRECTORATE GENERAL OF

AGRARIAN PLANNING

DIRECTORATE OFLAND REFORM

DIRECTORATE OFLAND CONSOLIDATION

DIRECTORATE OFLAND USE

DIRECTORATE OFPLANNING OF COASTAL AREAS, SMALL ISLANDS, BORDER AND CERTAIN

TERRITORIES

Duties and Functions of Directorate of Land Consolidation

Duties Directorate of Land Consolidation is responsible for preparing and implementing

policies; drawing up drawing up norms, standards, procedures and criteria; providing technical guidance and supervision, and implementing evaluation, and reporting on potency and planning, arrangement and cooperation, monitoring, and evaluation.

Functions1. Preparing the formulation of policies on potency and planning, arrangement and

cooperation, monitoring and evaluation;2. Implementing policies on potency and planning, arrangement and cooperation, monitoring

and evaluation;3. Drawing up norms, standards, procedures and criteria on potency and planning,

arrangement and cooperation, monitoring and evaluation;4. Providing technical guidance and supervision on potency and planning, arrangement and

cooperation, monitoring and evaluation;5. Implementing evaluation and reporting on potency and planning, arrangement and

cooperation, monitoring and evaluation; and6. Implementing Directorate’s administrative affairs.

AGRARIAN REFORM PROGRAM(Presidential Decree 86/2018)

LAND CONSOLIDATION PROGRAM(Ministerial Regulation 12/2019)

Act No 5/1960Basic Agrarian

Law

Pasal 6 UUPA menegaskan

adanya fungsi sosial hak atas tanah

Act No 26/2007Spatial Planning

Paragraf 2 Pemanfaatan Ruang

Wilayah Pasal 34 ayat (3) menyatakanbahwa, pelaksanaan

pembangunan sesuai dengan

program pemanfaatan ruang

wilayah dan kawasan strategis

dilaksanakan melalui

pengembangan kawasan secara terpadu, salah

satunya melaluikonsolidasi tanah

Act No 1/2011Housing &

Residential Area

Pasal 106 hurufb, menyatakan

bahwapenyediaantanah untuk

pembangunanrumah,

perumahan dankawasan

permukimandapat dilakukan

melaluikonsolidasi

tanah

Act No 20/2011Vertical Housing

Pasal 22 ayat (1) huruf b,

menyatakan bahwa

penyediaan tanah untuk

pembangunan rumah susun

dapat dilakukan melalui

konsolidasi tanah

Act No 2/2012Land Acquisition for Public Development

Pasal 10 huruf o, menyatakan bahwa

tanah untuk kepentingan umum yang dijamin oleh

Pemerintah dan/atau

Pemerintah Daerah digunakan untuk

pembangunan penataan

permukiman kumuh perkotaan dan/atau konsolidasi tanah, serta perumahan untuk masyarakat

berpenghasilan rendah dengan

status sewa

Presidential Regulation No.

86/2018 Agrarian Reform

Pasal 10 (3), menyatakan bahwa

Dalam hal objek redistribusi tanah

untuk non-pertanian yang

memerlukan penataan maka dapat dilakukan

melalui Konsolidasi Tanah disertai

dengan pemberiansertipikat hak milik atau sertipikat hak milik atas satuan

rumah susun

Ministerial Regulation of ATR/BPN No. 12/2019Land Consolidation

Pasal 33 menjelaskan perihal pelaksanaan Konsolidasi Tanah Vertikal

LEGAL FRAMEWORK

LC is defined as a policy to readjust possession, ownership, use, and utilization of land according to spatial plan, as well

as provision of land for development in order to improve and to preserve

environment and natural resources by involving public (community) participation.

Land Consolidation (LC)

VLC is defined as LC for vertical-oriented area development

Vertical Land Consolidation (VLC)

Definition LC and VLC

LCAspect

Horizontal/Landed Vertical

Variable

Development Right

Property RightTypes of

rights

Authority

Financing Phases

AgriculturalFunction/

Region

Category

Classification

Scope

Non-Agricultural

Rights of ownership (HM), Rights of Use (HP), Rights of Building (HGB) Strata title

(HMSRS)

(Minister) (Regional Land Office/ Authority)

Large-scale+National Strategic(PSN)

Designated use

Indicator

Residential/commercial area

Local Land Office/Authority

Small-scale

Comprehensive SimplifiedRencana

KT(POKT)

PelaksanaanKT

Pembangunan KT

PengawasanKT

Pelaksanaan KT dengan syaratsudah termasuk SK Penetapan

Lokasi

Participation(Voluntary)

Nature(Mandatory)

Consensus

Size of area

LC Typology

Building Blocks (Phases) of LC and VLC

Government

Community/PeopleCorporation

LC APPROACH

Community’spart

(2400 unit)

Commercial units(1800 unit)

Commercial units (1800 unit)

Developer

Developer’s part (in return of construction cost) TUB

Construction cost

Rencana Pembangunan:• BCR(40%) : 30.000 m2

• FAR : 4,5• Building Coverage Area:

148,500 m2

• Construction cost (investment) : Rp. 1.65 Trilion

New buyer

Basic services & infrastructure: 45,000 m2Building Coverage Area (BCR): 30,000 m2

Land contribution developed by local authority

Before VLC

• Area : 75,000 m2• Number of landholders : 4000 people 800 HH• Number of parcels : 796 • Types of land rights : Akte (50%), HM (27%), Petuk (23%)• Current condition : Slum• Land & Building value : ±Rp. 14,67 miliion/m2

• Total Assets value : Rp 1,1 Trilion

After VLC

• Building Coverage Area : 148.500 m2• Number of landholders : 800 HH + 3600 HH (new buyers)• Number of units : 6000 unit• Types of land rights : Strata Title• Condition after : Vertical housing with public services&infrastructure• Land & Building value : ±Rp. 500 million/unit• Total Assets value l : Rp. 1,1 Trillion• Shared Unit : Community 40% =2400 unit 3 unit per HH (Rp. 1,5 M)

Investor 60% = 3600 unit Rp. 1.8 Trillion

Rights conversion to strata unit

Options for existing community:1. New housing in vertical unit2. Additional budget for vertical

unit3. Compensated in form of cash

/Transfer units to others

2

1

3 5

4 VLC development

VLC Model (Illustration)

POINTS TO SHARE

A. Land Management Land Administration Land Title

B. Agrarian Reform Land Redistribution Land Bank

C. Land Consolidation Role of Local Government Financing Scheme Vertical Right Conversion

LIST OF QUESTIONS

Government (Dept of Land Readjustment and Bangkok Metropolitan Administration)

1. How do you select land readjustment location? What activities are included in the selection (planning process)? Who is the executor? How do you gain community consensus? What is the percentage of community consensus to initiate land readjustment?

2. What is the nature of land readjustment in Thailand? voluntary or mandatory?3. What is the legal basis of land readjustment in Thailand?4. Who are the executors of land readjustment in Thailand? Is there any differentiation

between land readjustment phases, in the sense of executor?5. Who are the implementation bodies of land readjustment in Thailand?6. What are the phases of land readjustment in Thailand? What are the sub-phases ?7. What is the method of re-plotting (design)? Mass or value-based or combination?8. What is the source of fund?9. When was the first time land readjustment implemented in Thailand? What was the

purpose?10. What is the purposes of land readjustment implementation these days? Is it implemented

for green field or brown field?11. Is (planned) land readjustment area specifically ear-marked in spatial/zoning plan? If yes

how do you do that?12. Is there any urban renewal project conducted to land readjustment? Where? If yes, how

do you convert property rights of the community to the new development?13. Is Baan Mankong one of land readjustment projects?14. How do you finance the project (e.g. social housing for community)?15. Is Public Private Partnership (PPP) integrated in land readjustment project?

LIST OF QUESTIONS

Baan Mankong (CODI)1. What is the function of CODI? How do you do your

function? How do you elaborate each function?2. Baan Mankong is one of the most prominent program by

CODI? What is the goal of Baan Mankong?3. How do you finance Baan Mankong? What kind of subsidies

are given to the community?4. Is there any impediment when running Baan Mankong

program? How do you cope with such impediment?5. In Baan Mankong program, how do you give access to land

for the community? How do you encourage the community to invest in housing? How do you empower the community?

THANK YOU