Introduction:

Understanding the intricacies of building regulations is crucial for any construction project in Bali. These regulations, dictated by the spatial plan, govern everything from land usage to building design, ensuring sustainable and responsible development. Whether you are planning a residential home, a commercial space, or a tourism facility, knowing the rules and guidelines is essential to avoid any legal issues and ensuring your project meets the required standards. This guide will provide an in-depth look at key aspects of Bali’s building regulations, particularly for the Denpasar area.

Key Elements of Bali Building Regulations

• Land Use and Zoning: The spatial plan determines what activities can be carried out on any given piece of land. This plan is not just about the type of building but also dictates building design, size, heights, setbacks, ground coverage, road widths, parking, and the intended use of the building.
• Building Permits (PBG) and Building Use Permits (SLF): Before starting construction, you need a Building Permit (PBG), and upon completion, a Building Use Permit (SLF) is required. Your building design must adhere to the spatial plan regulations to obtain these permits. These permits are also checked when applying for business operating licenses.

General Building Regulations:

• Maximum Building Height: The maximum height allowed for buildings is 15 meters, except in tourism zones W1 and W2, where the maximum height is 12 meters.
• Balinese Design: All buildings and landscaping should incorporate elements of traditional Balinese design.
• Front Wall/Fence Height: In residential zones, the maximum allowed height for a front wall or fence is 1.8 meters.
• Landscaping: You must plant one shade tree for every 100 square meters of land area.
• Water Permeation: At least 1 square meter of water permeation is required for every 100 square meters of paved or built-on land.
• Essential Services: All buildings must have adequate sanitation, drainage, water supply, electricity, and telecommunications. If not connected to the government sewage system, you must have your own system. Waste disposal (grey or black water) cannot drain directly into drainage channels.
• Parking and Accessibility: Sufficient parking must be provided for occupants and guests. There also needs to be access for fire engines. For K and W zones, facilities for disabled individuals need to be provided and buildings must comply with applicable health and safety requirements.

Zoning Specific Regulations

• Residential Zones (R-1, R-2, R-3): These are divided into low, medium, and high-density areas, respectively. Small businesses can be operated in residential zones, but there are restrictions on the ratio of business to housing.
  • Permitted activities include educational and health facilities, small businesses, small-scale industries, and public facilities.
  • Accommodation such as homestays, villas, and boarding houses are permitted but have a limit of rooms depending on the zone.
  • Each zone has minimum road width, building setback, land area, maximum built and floor areas, minimum green space, and maximum number of rooms.
• Trade and Services Zones (K-1, K-2, K-3): These are divided into large, medium, and small-scale areas.
  • Permitted activities include shopping centers, markets, tourist accommodations, restaurants, entertainment facilities, educational institutions, and health facilities.
  • K-3 allows additional small-scale activities like building material trades, motor vehicle servicing, and small-scale warehousing.
  • Each zone has regulations for road width, setbacks, max built areas and floor areas, green space, underground space, and car parking space.
• Tourism Zones (W-1, W-2, W-3): These cater to different scales of tourism facilities.
  • W-1 includes large-scale accommodations like star-rated hotels, and other commercial activities like spas, money changers, and arts buildings.
  • W-2 is for smaller-scale accommodations like non-star rated hotels, villas, and cottages..
  • W-3 is for tourist attractions.
• Each zone has regulations about road width, setbacks, built area, floor area, green space, underground space, and maximum rooms.

Setbacks and Protected Zones

• Setback From the Sea: Buildings must be at least 100 meters from the high water mark. If there is a public path or road, the building needs to be at least 75 meters from it for 2-story buildings. Garden walls and fences should be at least 1.5 meters from the path.
• Setback From Rivers and Canals: There are protected zones along rivers and streams where construction is restricted. 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, and within 1 meter of a subak or canal.

Conclusion:

Navigating Bali’s building regulations can be complex, but understanding these key areas is essential for successful construction projects. Always verify the latest information with the local planning department (Dinas Tata Ruang dan Perumahan) for the most accurate and current guidelines. By adhering to these regulations, you can ensure your project is compliant, safe, and contributes positively to Bali’s environment and community.