Before beginning construction, one of the most crucial steps is to calculate and understand the Building Coverage Ratio. Simply put, the Building Coverage Ratio is the maximum percentage of the ground floor area that may be built on a plot of land.
The government establishes this regulation primarily to maintain environmental balance by ensuring green open space around the building, as well as to prevent flooding and maintain air circulation.
If you are planning a construction project but are not yet familiar with the Building Coverage Ratio, read this article, which covers the definition, function, calculation methods, and regulations to help you prepare for your project.
What Is the Building Coverage Ratio (BCR)?
The Building Coverage Ratio is regulated in Government Regulation (PP) No. 16 of 2021 concerning Implementing Regulations for Law No. 28 of 2002 on Buildings, which states that the Building Coverage Ratio, hereinafter abbreviated as BCR, is a percentage based on the ratio of the total ground floor area of a building to the area of the plot or planning zone in accordance with the KRK.
The Building Coverage Ratio (BCR) is a percentage representing the ratio of a building's total ground-floor area to the area of the land, plot, or planning zone under control, in accordance with the spatial plan and the building and environmental plan.
Simply put, the BCR sets the maximum land area that may be used for construction on a given plot. Local government sets this maximum limit based on the land's location.
The BCR applies only to the first-floor floor area. Therefore, if you wish to add space on the second or third floor of a building, that area does not count toward the BCR quota.
Generally, when you hire an architect to design a building, they already take into account all regulations and policies that affect the construction process, including the building coverage ratio.
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Functions of the Building Coverage Ratio (BCR)
Implementing the Building Coverage Ratio is not merely an administrative regulation or a permitting restriction for homeowners. The BCR helps control an area's spatial planning. To better understand this, consider the following functions of the building coverage ratio.
1. Ensuring the Availability of Green Open Spaces (GOS)
The most fundamental and primary function of the BCR is to allocate space for adequate Green Open Spaces (GOS) within a given area. By limiting the area of land covered by buildings, the BCR ensures that the remaining land remains as natural open space.
Additionally, ensuring the availability of GOS can help create water infiltration zones. These zones act as natural reservoirs for rainwater, allowing it to seep directly into the ground. As a result, the risk of puddles or flooding around buildings can be minimized.
GOS also provides habitat for plants and trees, which help lower surrounding temperatures, reduce air pollution, and supply oxygen.
2. Supporting Disaster Mitigation Measures
Open spaces on every plot of land facilitate access to evacuation routes in emergencies such as fires or earthquakes. Buildings that are not too densely packed and do not adjoin one another can also reduce the risk of fire spreading to more buildings.
3. Maintaining the Neatness and Aesthetics of the Area’s Spatial Layout
With a BCR, buildings in an area do not appear overly dense. Thanks to BCR regulations, a city or area looks neater and more orderly because the building proportions are balanced.
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How to Calculate the Building Coverage Ratio (BCR)
To determine the building coverage ratio, use this simple formula:
BCR (%) = (Building Footprint Area/Land Area) × 100%
Meanwhile, if you want to know the maximum allowable ground floor area, use this formula:
Maximum ground floor area = land area × BCR percentage.
Please note that no single, universally applicable rule exists for the BCR percentage. Local governments regulate the BCR percentage through Local Regulations. This percentage varies by region.
For example, commercial or business areas generally have a high BCR percentage, often reaching 70% to 80%. Meanwhile, residential areas generally have a BCR percentage of 40% to 60%.
To illustrate, consider this simulation of BCR calculations for land areas in two different zones. In this simulation, the land area is the same, namely 300 m².
In the first case, a house is built in a residential area with a BCR percentage of 60%. Therefore, the maximum ground floor area is calculated as 300 m² × 60% = 180 m². This means the landowner must set aside 120 m² for green open space.
In the second case, the house is built in a commercial zone with a BCR of 80%. Thus, the maximum ground floor area is 300 m² × 80% = 240 m². Consequently, the remaining land that must be set aside is 60 m².
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What Counts as a Ground-Floor Building?
To better understand the rules for calculating the building coverage ratio, review the following explanation of the boundaries of areas classified as the ground floor.
- Interior Rooms (Counted at 100%). All rooms that have a roof and are surrounded by walls taller than 1.2 meters—such as living rooms, bedrooms, and kitchens—are counted in full.
- Covered Porches/Carports (Counted at 50%). Covered areas without walls, or with walls less than 1.2 meters tall, are counted as half their area.
- Open Terrace/Yard (Counted as 0%). Uncovered yard areas with walls less than 1.2 meters high are not counted as part of the building. This means they are exempt from the Floor Area Ratio (FAR) and are not counted as part of the building.
- Area Starts from the Fence Line. Building area is calculated from the area behind the Road Boundary Line or the front fence line of the house.
- Superblock Regulations. When constructing commercial buildings, such as apartments, shop houses, or malls, the FAR is calculated cumulatively.
Regulations Regarding the Building Coverage Ratio (BCR)
Compliance with building coverage ratio limits is mandatory. If this provision is violated, the building owner will face various legal consequences. The following regulations and penalties apply:
- Written Warning. In the event of a violation, an official warning will be sent to the building owner to halt construction and revise the design to comply with the permit.
- Suspension/Revocation of the Building Approval (PBG). If a building exceeds the BCR requirements, the permit may be revoked, rendering the building illegal under the law.
- Administrative Fine. Violators must pay a monetary fine as a penalty.
- Building Demolition. This is the most severe consequence. The building may be partially or completely demolished by the Municipal Police (Satpol PP).
That concludes the comprehensive explanation of the building coverage ratio, including its definition, function, calculation method, regulations, and the consequences of non-compliance. When undertaking construction, ensure that permits are in order and use high-quality materials such as Semen Merah Putih Watershield.
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