From Master Plan to Built Reality – Pantai Indah Kapuk 2 | September 2021
In our series “From Master Plan to Built Reality”, we explore a second built Master Planning project, the Pantai Indah Kapuk 2 (PIK2) Township which is one of Indonesia’s best-selling townships.
PIK2 is a Mega-Scale Township located in the north of Greater Jakarta. In 2013, TOWNLAND was initially appointed to prepare a Conceptual Master Plan for the ±900ha Township. The Conceptual Master Plan laid out an extensive low-rise residential development, shaped by a main central boulevard and flanked by shophouses (‘ruko’, a very popular development product in Indonesia), a long central park around an existing canal as a main green spine and a backbone of integrated green and pedestrian networks, linking the various residential areas with the central commercial core and public amenities. Based on this Conceptual Master Plan, the owner/developer sold several hundred hectares of landed housing.
After the first three years of building, changing market conditions required that Client rethink their approach and business plan. TOWNLAND was asked to review and revise the Master Plan to accommodate a renewed demand for commercial development plots and to enable the owner to act as Master Developer in a B2B business model, rather than the previously adopted B2C model, selling directly to end-users. While keeping the main structure and key principles from the original Master Plan, a ±60ha central green belt with minimally interrupted access for pedestrians/cyclists (only 4 intersections in an 8km loop), an integrated open space network with a meandering canal system and an integrated public transportation network and pedestrian-oriented development, the Master Plan was further diversified from what was originally a primarily suburban and low-rise residential development, to contain a range of commercial, high-rise mixed-use and residential developments.
PIK2 began construction in 2016 based on TOWNLAND’s renewed Master Plan, commencing with land reclamation on this previously swampy and low yielding agricultural land. This was followed by construction of the main ring road network as the primary backbone of the Township’s circulation system and subsequently the canal system. To date (mid-2021), PIK 2 has nearly completed the overall road infrastructure, open space and canal networks and continues to develop various landed residential clusters, apartment complexes with supporting commercial facilities, and a ±23.5ha mixed-use block. A 4km-long artificial white sand beach has also opened to the public along the shoreline together with various small-scale commercial and F&B amenities, creating an instant hit destination for Jakartans – who use this space at the weekends and as a starting point for bicycle tours along the clean, wide and newly built main road network connecting the rest of the Site.
PIK2 has generally followed the Master Plan and main framework principles as set out by TOWNLAND, from the very first Conceptual Master Plan, and more specifically its 2016 revision. However, as the development has progressed, various changes and finetuning have been made, such as the conversion of high-density mixed-use plots into smaller plots for lower-density commercial development, the partial adjustment of the canal alignments and plot configurations of the first canal-front mixed-use block development. One can expect continuous adjustments to the Master Plan in the years to come in response to changing market conditions. However the robust structure of the Master Plan is expected to stand the test of time.