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Redevelopment Bus Terminal based on Sustainable Transportation,

Study Case : Kampung Melayu Terminal in Jakarta
To cite this article: N Noegroho et al 2021 IOP Conf. Ser.: Earth Environ. Sci. 794 012205

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4th International Conference on Eco Engineering Development 2020 IOP Publishing
IOP Conf. Series: Earth and Environmental Science 794 (2021) 012205 doi:10.1088/1755-1315/794/1/012205

Redevelopment Bus Terminal based on Sustainable

Transportation, Study Case : Kampung Melayu Terminal in
Jakarta

N Noegroho1, M Tedja1, AJ Delonix1

1
Architecture Department, Faculty of Engineering, Bina Nusantara University,
Jakarta, Indonesia, 11480
Corresponding author: noeginoegroho@binus.ac.id
Abstract. This research shows a study related to sustainable economic aspects in a
bus terminal. This research is also based on the background of the increasing interest
of the people of Jakarta related to the use of public transportation. This continues to
the need for government anticipation related to the design that can accommodate the
needs of the use of public transportation by the community. Seeing that, arises the
problem of facilities and management on the terminal site in general. Departing from
that problem, there needs to be a fundamental answer, namely the existence of
investment from cooperation between the government and the private sector related
to the development of terminal sustainability. Therefore, this research will discuss
the feasibility study of investing in the terminal in order to get the highest profit to
be able to support the quality of the terminal. This is also supported by government
discourse related to cooperation programs with the private sector related to and
terminal development. This research was conducted with interviews, observations,
and quantitative calculation analysis related to terminal development investment.
After analyzing the sustainable economic aspects, it will be concluded that the
variables that form the basis and benchmarks in the terminal design later.

Keywords: sustainable economic, bus terminal, investment, sustainable

transportation

1. Introduction
Public transportation has become more and more popular for Jakarta people. An example can be seen in
rail commuter pasengers that increase year by year until now. The average number of Jakarta Commuter
Line passengers reached 94,824 people per day during month of July 2019 (as reported by
megapolitan.kompas.com, 2019). This situation also faced by public bus (Transjakarta) passengers. The
governor said that the number of passenger has almost doubled to 640 thousand passengers per day. The
number of fleets has also increased, from 2,380 units in 2017 to 3,548 units in 2019. [1]
Seeing to the increase of passengers and the interests of Jakarta people to use public transportation, it is
necessary to anticipate by providing a convenient and safe transportation facilities, such as bus terminal.
Actually, Jakarta has many bus terminals spread in the city, however many of them were built many
years ago and out of date. The apperance of this terminal seem that could not facing modern
transportation model, it built when Jakarta tranportation still served by small public car whereas now
Jakarta should used bigger public car. Moreover, many terminals condition are low in quality to serve
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4th International Conference on Eco Engineering Development 2020 IOP Publishing
IOP Conf. Series: Earth and Environmental Science 794 (2021) 012205 doi:10.1088/1755-1315/794/1/012205

many people, it doesn’t have waiting room, toilet, not accesible for disable passenger and proper bus/car
pathway. It is not not qualified for supporting the passenger activities as public transportation user,
especially safety and comfort factors. One of the terminals in this condition is the Kampung Melayu
Terminal. Located in the center of Jakarta, it has been established since the colonial era, but the
conditions are very poor. One crucial problem is this Terminal cannot serve with proper facilitites for
daily passenger activities, moreover most of the existing buildings are damaged so that in quality they
have greatly decreased to support its function as a terminal. This terminal doesn’t have public toilet both
for passenger and for driver, no emergency health service rooms, no rest room for driver. The lack and
incompleteness of these terminal facilities will adversely affect the safety and comfort of its users. [2].
According to Peraturan Daerah (Local Regulation) No. 5 of 2014 concerning transportation in article
23, it is mentioned that related to the provision of terminal transportation infrastructure facilities, and
this is still not found in the conditions in Kampung Melayu Terminal.

Actually, there are various factors that cause this terminal condition to deteriorate, not only because the
transportation pattern has changed but also the lack of funds to maintain buildings operation. This
problem is certainly also triggered by the limited funds to operate the terminal facilities devoted by the
terminal operational that is government in order to manage and especially to maintain the terminal.
Behind the sluggish function of this terminal, there is actually a potential given that the terminal's
location is very strategic. This situation is very contradictory, the terminal is in a strategic location but
seems to be neglected in terms of both function and performance.

The terminal must be built to make it attractive to its users, the city government of Jakarta is certainly
easy to build, but later in its operation, public buildings like this are often considered a financial burden,
because every year it is budgeted from government finances for management and maintenance costs.
However, this budget often decreases later because the allocation of funds changes from year to year.
Therefore, it becomes a challenge how the terminal can support itself without receiving funding from
the government.
One way is to invite the private sector to collaborate in building and managing terminals within the
framework of the Public Private Partnership (PPP). The private sector is involved so that the
management of public areas becomes more professional. Refer the Minister of Transportation Budi
Karya Sumadi, (as reported by finance.detik.com, 2019) he invited other private parties to take part in
the terminal empowerment process, for example inviting retailers who would fill existing shophouses
in the terminal. At the same event, Director General of Land Transportation, Budi Setiyadi, said the
results of renting terminal shophouses indeed made a large income in addition to building the terminal.
[3]

Referring to the program, the private sector here is given the opportunity to be able to jointly with the
government to build and manage the existing terminal, so that the funds collected can efficiently
overhaul and solve problems related to the clutter of the terminal and in order also to care and manage
this terminal for a long time.
One of the indicators of the sustainability of a terminal in the existing literature is the need for
commercial and retail areas whose benefits will support and support the sustainability of maintenance
costs and the need for terminal facilities so that they are independent for the long term. In this case, the
government, as the owner of the land for the terminal operation, invites other parties or partners who
will manage and develop this terminal which is also known as the Cooperative Utilization System (Kerja
Sama Pemanfaatan / KSP). Understanding the Regulation of the Minister of Finance of the Republic of
Indonesia Number 78 of 2014, the KSP aims to utilize the State Property (Barang Milik Negara / BMN)
as well as the regions, where this is meant by the site of the Kampung Melayu Terminal. This includes
building development and terminal management systems to be better than before and to meet user safety
and security standards.

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4th International Conference on Eco Engineering Development 2020 IOP Publishing
IOP Conf. Series: Earth and Environmental Science 794 (2021) 012205 doi:10.1088/1755-1315/794/1/012205

In this design, it provides an overview of what components can be applied to this terminal in order to
provide input for the terminal manager to terminal functions. This design is also based on a Sustainable
Transportation approach (Todd Litman, 2006), whereas divided into three categories : Economic,
Environment and Social Sustainability. Focus on economic sustainability, In context to the Kampung
Melayu Terminal development, focus on how commercial and retail areas will support the development
and maintenance of terminal facilities during its operational, not only make it is independent for the long
term from economic point of view but also meet that terminal standart requirements [4]

2. The methodology
The research method used is a mixed method between qualitative research and quantitative research.
This quantity-related research is analyzed in the calculation process which calculates the investment
needs and requirements at the terminal site as well as the aspects that need to be spelled out therein. On
the different side, qualitative research is used in the analysis of quality and social aspects and the
environment of the terminal site that requires description and explanation as well as the behavior of the
subject users.

Data collection methods can be done in various ways such as data collection through interviews with
the Kampung Melayu Terminal, namely the management staff, and the terminal head. There is also a
field survey conducted through direct observation on the site regarding the indicators that will be used
for the analysis process of this study. In addition, there is also a literature study that is by making
comparisons using literature studies using research as well as literature and book instructions, journals,
and data obtained through various media. The data obtained will be classified as secondary data.
The data that has been collected will be analyzed based on indicators of books and journal literature, as
well as through analysis of behavior, sites and buildings. In the existing analysis process, the need for
distinguishing variables is made into several alternative choices as research material.

3. Result and Discussion

One indicator of the sustainability of a terminal in the existing literature, namely the need for commercial
and retail areas whose profits will support and support the sustainability of maintenance costs and the
need for terminal facilities so that they are independent for the long term. In this case, the government
as the owner of the land operates the terminal, inviting other parties or partners who will manage and
develop this terminal which is also called the Utilization Cooperation System or commonly called in
Indonesia as Kerja Sama Pemanfaatan (KSP). Understanding Regulation of the Minister of Finance of
the Republic of Indonesia Number 78 Year 2014, KSP aims to utilize State-Owned Property or
commonly called in Indonesia as Barang Milik Negara (BMN) as well as regions, where this is meant
by Kampung Melayu Terminal site. This includes building and terminal management systems to be
better than before and meet user safety and security standards.
The partner carrying out the development needs to analyze the profits from operating results including
the costs of rebuilding the terminal, managing and maintaining the terminal. In this context, it is the
same as an investment system in which the duration of time follows government directives, namely
quoting Peraturan Menteri Keungan Republik Indonesia (Regulation of the Minister of Finance of the
Republic of Indonesia) No. 78 of 2014 article 67, which is for 50 years. Therefore, in the process of
empowerment and development, there needs to be economic movement in the terminal, which is also
seen through the rental of billboard boards, parking fees, and rental of retail or commercial areas, as
well as various other aspects that will bring income or profit. Seeing that, this benefit is obtained through
revenue results reduced by terminal daily expenses. This benefit will also be used for terminal
development and maintenance needs in the future.

3.1 Site Data

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4th International Conference on Eco Engineering Development 2020 IOP Publishing
IOP Conf. Series: Earth and Environmental Science 794 (2021) 012205 doi:10.1088/1755-1315/794/1/012205

Kampung Melayu Terminal is located on Jl. Jatinegara Timur No.105, Bali Mester, Jatinegara District,
East Jakarta City, Special Capital Region of Jakarta with an area of 3,339.9 m2 with status as type C
terminal.
• Site area : 3,339.9 m²
• Building Coverage Ratio (BCR) : 40%
• Floor Area Ratio (FAR) : 1.6
• Building Ratio : 4
• Green Area Ratio : 30%
• Basement Area Ratio : 55%

3.2 Revenue of leasing retail / commercial space

In the process of running the daily activities of a terminal, it is necessary to invest in involving investors
who have the right to make an economic turnaround in the terminal by establishing retail / commercial
space leases that will generate income which is also useful for the sustainability and sustainability of the
terminal for a long period of time. Therefore it is necessary to have a basic area which is determined
from the results of the alternative assumptions for calculating the area to produce the highest income.

3.3 Revenue of billboard rent

Reviewing the data provided by one of the Sinergi Media advertising agencies, the billboard installation
rates vary. At this terminal site, the LED advertisement type was chosen, namely Rp. 2,000,000 / m² /
month. The choice of this type of billboard is determined based on a review of the types of billboards in
general transportation facilities, one of which is Gambir Station which also uses the same type of
billboard.

3.4 Revenue of motorcycle and car parking

According to the results of site observations, the motorbike and car parking object has a high intensity
of interest by motor vehicle users so that this is an indicator of revenue. The calculation is calculated
from the maximum number of slots obtained compared to occupancy, operating hours, and calculation
of hourly payments

3.5 Revenue of BTS (Base Transceiver Station) rooftop tower rent

Another source of income is the rental of BTS, where this antenna can be placed at the very top of the
building. From the results of data collection according to ATS Communication (PT. Asia Teknologi
Solusi), BTS tower rental prices vary. However, for downtown areas such as Jakarta, the price is Rp.
48,000,000 / year.

3.6 Total monthly income

In calculating income, there are various creative business ideas that can be used as a source of revenue
(revenue stream) which also supports and supports the daily activities of a building. Therefore, in the
case of Kampung Melayu Terminal, it is necessary to have some analysis of income calculations, where
the main income of the terminal comes from leasing retail or commercial space in order to maintain the
sustainability and economic sustainability of the terminal. In addition, the main income also comes from
rental of billboard space. Other supporting additional income is taken from vehicle parking rental, as
well as space rental for Base Transceiver Station (BTS) needs.

3.7 PPP (Public Private Partnership) contribution cost

Contribution fee in the process of running the PPP is the amount of funds that must be paid by the KSP
partner to the government on the basis of having utilized and utilized the land owned by the government.
This fee is usually paid annually to be deposited in the state general cash account and is paid no later
than March 31 of each year. The percentage of the variable for calculating the KSP cost is 2%, which is
generally applied to the KSP implementation process. The amount of the land price is taken in

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4th International Conference on Eco Engineering Development 2020 IOP Publishing
IOP Conf. Series: Earth and Environmental Science 794 (2021) 012205 doi:10.1088/1755-1315/794/1/012205

accordance with the Sales Value of the Tax Object (Nilai Jual Objek Pajak / NJOP) of the site of Rp.
18,423,000 with a site area of 3,339.9 m².

3.8 Maintenance cost

Service fees are obtained from the results of an overview of generally maintained public buildings,
which also include electricity, water, and other facility maintenance costs.

3.9 Management Salary

According to data and reviews at the terminal office, the manager's salary is calculated based on the
number of staff who are not paid by the government, because several other staff have been included in
the calculation of the budget for funds from the government that pays monthly salaries. This non-
government paid staff includes cleaning staff and security staff. To achieve a building quality that is
maintained and clean for a long period of time, the number of cleaning staff is determined based on the
total area of the building that needs to be maintained through cleaning divided by the capacity of the
cleaning staff for each m² which is also broken down into 2 working shifts. In the process of calculating
the manager's salary, it is also necessary to calculate the holiday allowance, which is added to the
calculation of expenses per month so that the cash flow continues to adjust to the monthly calculation
unit.

3.10 Total monthly expenditure

Daily expenses to support the sustainability and maintenance of a public area, especially in the context
of the Kampung Melayu Terminal, are mostly generated by KSP contribution cost, Maintenance cost,
and Management Salary.

3.11 Construction budget cost

The development budget is one of the variables that need to be calculated in the framework of the
investment process at the terminal. This amount will later become a benchmark that will be included in
the calculation of investment profit based on the duration of the investment period.
In this calculation, it is still rough without the addition of several indicators such as taxes and other
formal expenditure calculations, where this calculation aims as a benchmark for a feasibility study.
The terminal development budget assumption includes the assumption of construction costs where each
level (floor) tends to have a different unit price per m² which adapts to the general needs and
specifications of terminal buildings that meet feasibility standards, such as the standard specifications
for reinforced concrete with 80 × 80 cm ceramic. There is also the calculation of Interset During
Construction (IDC), which is one of the considerations for the inflation rate during the duration of
project implementation. In addition, the assumption is added to other costs including salaries for staff
managing internal management during the construction process, which is assumed to be 10 people per
month which costs a total staff salary of IDR 60,000,000, and the assumption of a construction process
for 24 months plus the calculation. 2 months for 13th salary allowances each year, as well as other
assumptions such as taxes, and other calculations.

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4th International Conference on Eco Engineering Development 2020 IOP Publishing
IOP Conf. Series: Earth and Environmental Science 794 (2021) 012205 doi:10.1088/1755-1315/794/1/012205

Figure 1. Table of Bus Terminal development budget

Classification vol plan.unit per unit price (Rp) total (Rp)

A Construction budget cost assumption

Basement construction 1836,9 m² Rp 4.000.000 Rp 7.347.600.000
1st floor construction 1335,9 m² Rp 5.500.000 Rp 7.347.450.000
2nd floor construcion 1335,9 m² Rp 5.500.000 Rp 7.347.450.000
3rd floor construction 1335,9 m² Rp 5.500.000 Rp 7.347.450.000
4th floot construction 1335,9 m² Rp 5.500.000 Rp 7.347.450.000
Landscaping construction 2003,9 m² Rp 1.000.000 Rp 2.003.900.000
Total 9184,4 m² Rp 38.741.300.000

B Interset During Construction (IDC) 10% Rp 3.874.130.000

Total Rp 3.874.130.000

C Miscellaneous expense
Management Salary (eta. 10 people) 26 month Rp 60.000.000 Rp 1.560.000.000
Others (tax, etc) 1 Rp 1.500.000.000 Rp 1.500.000.000
Total Rp 3.060.000.000

Total A, B, and C Rp 45.675.430.000

3.12 Economic scenario alternatives

The various variables calculated in previous analyzes, these can also be replaced according to needs and
specifications for certain purposes, for example, to achieve greater income, additional retail area is
required.
However, in selecting existing alternatives, it is necessary to pay attention to considerations of various
aspects, such as paying attention to the design aspects that will be produced must be in accordance with
the variable areas of the alternatives that have been selected, so that they can adjust to site conditions as
well as the results of analysis of observations and data collection.
In analyzing this income calculation, it is also necessary to present alternatives in order to achieve the
highest and best use objectives, where the selected variables are determined to be several alternatives so
that through this study it can be concluded which alternative variables are appropriate to the context of
the Kampung Melayu Terminal.

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4th International Conference on Eco Engineering Development 2020 IOP Publishing
IOP Conf. Series: Earth and Environmental Science 794 (2021) 012205 doi:10.1088/1755-1315/794/1/012205

Figure 2. Table of Economic scenario

alternatives. Alternatives
Variable
1 2 3 4 5
Income
Retail leasing area (m²) 1500 1750 2000 2250 2500
Retail rental price /m² Rp 100.000 Rp 100.000 Rp 150.000 Rp 150.000 Rp 150.000
Revenue of retail rental Rp 150.000.000 Rp 175.000.000 Rp 300.000.000 Rp 337.500.000 Rp 375.000.000
Billboard area (m²) 128,8 160,8 192,8 202,4 208,8
Billboard rental price /m² Rp 2.000.000 Rp 2.000.000 Rp 2.000.000 Rp 2.000.000 Rp 2.000.000
Revenue of billboard rental Rp 257.600.000 Rp 321.600.000 Rp 385.600.000 Rp 404.800.000 Rp 417.600.000
Revenue of motorcycle parking Rp 153.576.000 Rp 153.576.000 Rp 145.800.000 Rp 153.576.000 Rp 153.576.000
Revenue of car parking Rp 3.456.000 Rp 3.456.000 Rp 3.456.000 Rp 3.456.000 Rp 3.456.000
BTS tower rental Rp 4.000.000 Rp 4.000.000 Rp 4.000.000 Rp 4.000.000 Rp 4.000.000
TOTAL MONTHLY INCOME Rp 568.632.000 Rp 657.632.000 Rp 838.856.000 Rp 903.332.000 Rp 953.632.000

Expenditure
KSP contribution cost Rp 102.551.630 Rp 102.551.630 Rp 102.551.630 Rp 102.551.630 Rp 102.551.630
Maintenance charge /m² Rp 20.000 Rp 25.000 Rp 30.000 Rp 30.000 Rp 30.000
Building total area (m²) 9184,4 9184,4 9184,4 9184,4 9184,4
Total maintenance cost Rp 183.688.000 Rp 229.610.000 Rp 275.532.000 Rp 275.532.000 Rp 275.532.000
Management salary Rp 186.550.000 Rp 186.550.000 Rp 186.550.000 Rp 186.550.000 Rp 186.550.000
TOTAL MONTHLY EXPENDITURE Rp 472.789.630 Rp 518.711.630 Rp 564.633.630 Rp 564.633.630 Rp 564.633.630

Profit
Total income - Total expenditure Rp 95.842.370 Rp 138.920.370 Rp 274.222.370 Rp 338.698.370 Rp 388.998.370
Variable contribution cost (5%) Rp 4.792.119 Rp 6.946.019 Rp 13.711.119 Rp 16.934.919 Rp 19.449.919
TOTAL MONTHLY PROFIT Rp 91.050.252 Rp 131.974.352 Rp 260.511.252 Rp 321.763.452 Rp 369.548.452

Annual profit
Monthly profit × 12 month Rp 1.092.603.018 Rp 1.583.692.218 Rp 3.126.135.018 Rp 3.861.161.418 Rp 4.434.581.418

Anggaran
Basement area (m²) 1836,9 1836,9 1836,9 1836,9 1836,9
Basement construction cost /m² Rp 3.500.000 Rp 3.750.000 Rp 4.000.000 Rp 4.250.000 Rp 4.250.000
Total basement construction cost Rp 6.429.150.000 Rp 6.888.375.000 Rp 7.347.600.000 Rp 7.806.825.000 Rp 7.806.825.000
1st - 4th floor area (m²) 5343,6 5343,6 5343,6 5343,6 5343,6
1st - 4th floor construction cost /m² Rp 4.500.000 Rp 5.000.000 Rp 5.500.000 Rp 5.750.000 Rp 5.750.000
Total 1st - 4th floor construction cost Rp 24.046.200.000 Rp 26.718.000.000 Rp 29.389.800.000 Rp 30.725.700.000 Rp 30.725.700.000
Landscape area (m²) 2003,9 2003,9 2003,9 2003,9 2003,9
Landscape construction cost /m² Rp 1.000.000 Rp 1.000.000 Rp 1.000.000 Rp 1.000.000 Rp 1.000.000
Total landscape construction cost Rp 2.003.900.000 Rp 2.003.900.000 Rp 2.003.900.000 Rp 2.003.900.000 Rp 2.003.900.000
Building construction cost Rp 32.479.250.000 Rp 35.610.275.000 Rp 38.741.300.000 Rp 40.536.425.000 Rp 40.536.425.000
IDC 10% Rp 3.247.925.000 Rp 3.561.027.500 Rp 3.874.130.000 Rp 4.053.642.500 Rp 4.053.642.500
Misc. Rp 3.060.000.000 Rp 3.060.000.000 Rp 3.060.000.000 Rp 3.060.000.000 Rp 3.060.000.000
TOTAL CONSTRUCTION COST Rp 38.787.175.000 Rp 42.231.302.500 Rp 45.675.430.000 Rp 47.650.067.500 Rp 47.650.067.500

Return on capital duration

Total years 35,50 26,67 14,61 12,34 10,75
CHOOSEN ALTERNATIVE ✔

4. Conclusion
Terminal planning based on Sustainable Transportation is closely related to various fields and aspects
of sustainability such as economic sustainability, social sustainability, and environmental sustainability.
It is also used as a benchmark indicator in research, design, and decision making related to the terminal
plan itself.
In terms of design in the view of Sustainable Economic, retail areas need to be considered, namely in
the context of Kampung Melayu Terminal requires a minimum area of 1750 m² to achieve maximum
benefit or in percentage of 24.3% of the existing terminal building area. Another indicator that is
considered is the area of the billboard required is a minimum of 160 m² or 2.2% of the building area. To
achieve maximum profits, revenue from parking requires a parking area of 30% of the site area, as well
as the addition of creative business ideas by adding BTS antennas at the top of the building for rent to
become another source of income every time.
KSP contribution costs that need to be paid must also be 2% of the land price according to the existing
NJOP. To achieve sustainability of buildings that are well-maintained and get good attention is to add a
minimum service cost or maintenance cost of Rp. 25,000 for each m² area and require cleaning staff
with an index standard of 2 persons (into 2 shifts) to serve an area of 500 m² cleaning.

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4th International Conference on Eco Engineering Development 2020 IOP Publishing
IOP Conf. Series: Earth and Environmental Science 794 (2021) 012205 doi:10.1088/1755-1315/794/1/012205

In the construction process, it is necessary to pay attention to the amount of the budget spent for its
relevance to the building specifications. To achieve quality according to existing standards, the amount
of budget needed is the construction cost per m² of Rp 5,500,000 to Rp 6,000,000 and for outdoor space
is Rp 1,000,000 for each m².

Referrences
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[2] Peraturan Daerah Nomor 5 Tahun 2014
[3] Ma N 2019 Semua Terminal Bus Mau Disulap Jadi Modern dan Punya SPBU, accessed on
January 23rd 2020 from https://finance.detik.com.
[4] Litman T and Burwell D 2006 Issues in Sustainable Transportation (Online), accessed on
March 3rd 2020 dari http://vtpi.org