The Factors of Land use Conversion from Settlement Area to Commercial Area at IR. Soekarno/ Merr Street, Rungkut Street, and Medokan Ayu Street, Surabaya
Abstract
Land use that does not conform to its city plan is a common phenomenon that happens on fast growing cities. Land use conversion usually caused by discrepancy between the reasoning that underlie a city plan and market’sjudgement. At the area around Ir. Soekarno Street / MERR that designed as a part of Surabaya City Ring Road, the land use is gradually changing from settlement area into commercial area. In urban planning, it is important to understand the cause of land use change in order to be able to handle the implication well. Therefore, the research objective was to identify the factors that affecting land use conversion from settlement area into commercial area at Ir. Soekarno Street/MERR, Rungkut Madya Street, and Medokan Ayu Street. The research’smethods are descriptive. The descriptive analysis was used to describe the land use change pattern at Ir. Soekarno Street/MERR, Rungkut Madya Street, and Medokan Ayu Street. Multiple regression analysis was used to analyses the factors that affecting land use conversion from settlement area into commercial area. The result showed that the factors that affecting land use conversion are land’svalue, average income of the land owner, and land use in the surrounding area.
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Introduction
Land use planning is the main guide for determining the direction and the management of activities and land use in the city. Land use planning usually took a form as city structural planning that was established by considering all the factors affecting it. Even so, since there are so many factors that could affect land use formation, oftentimes the land use formed not the way it was planned to be.
Land use that does not conform to its city plan is a common phenomenon that happens on fast growing cities. Land use conversion usually caused by discrepancy between the reasoning that underlie a city plan and market’sjudgement. In one hand, land use should be considering public needs and all the technical rules. In other hand, market’sdemand has the power that couldn’t be controlled easily.
Land limitation and high land prices are common on places that had been set as commercial area in the middle of the city. It caused the invasion of commercial activities into settlement area. Accesibility toward settlement area makes it easier to convert settlement area into commercial area, as it happened at Ir. Soekarno Street/MERR. The street is part of Surabaya City road network system that formed a ring road of Surabaya (Surabaya City Spatial Plan 2013-2032)[1]. The street is passing settlement areas on the east side of the city and goes through to the north (Kenjeran). On the area surrounding the street, the land use is gradually changing from settlement area into commercial area.
The change was indicated by the increasing land prices on settlement areas surrounding Ir.\ Soekarno/MERR Street, Rungkut Madya Street, and Medokan Ayu Street. Based on Maulana (2013)[2], land prices at Kedung Asem on 2012 was about Rp5.000.000,00 – Rp6.000.000,00 / m2. And, land prices at Deles, Semolowaru, Medokan Semampir areas on 2012 are about Rp5.000.000, 00 – Rp7.000.000, 00 / m2. Before the developing of Ir. Soekarno/ MERR Street, the land prices on those areas are about Rp750.000, 00 – Rp5.000.000,00 / m2. The increasing land prices were indicating the uplift of land values caused by land use conversion from settlement area into commercial area. Whereas this change would bring up some implications such as decreasing green area ratio (GAR), increasing vehicle volumes and traffic jam, also parking problems that often happen at commercial area because of the use of roadside as parking site. Those phenomenons could affect the city’sdynamics as a whole.
In urban planning, it is important to understand the cause of land use change in order to be able to handle the problems effectively. Therefore, in order to establish Surabaya City land use planning that is more accommodative to dynamical changes, the research objective was to identify the factors that affecting land use conversion from settlement area into commercial area at Ir. Soekarno Street/MERR, Rungkut Madya Street, and Medokan Ayu Street. The research’smethods are descriptive.
Conclusion
4.1 Summary The reseach’sconclusion were described as below: a. Land use change pattern from settlement area to commercial area at Ir. Soekarno Street/MERR, Rungkut Madya Street, and Medokan Ayu Street was divided into 2 types, i.e. linear pattern (ribbon development) along the way on street corridor and spread pattern and clustered around center of activities on enclave part. b. The factors that affecting the land use conversion from settlement area into commercial area are land value, earnings, and land use in surrounding area. 4.2 Recommendation Based on the research results, recommendation are given, i.e: a. The existing commercial activities are to be maintained and encouraged to provide a parking area on the lot. b. On the enclave, the one which still dominated by residential area, it need to be controlled, so that commercial activities, especially the big ones, won’tcaused a negative impact. c. Participation of the stakeholders, which are bureaucrats, governments, scholars,and the people, are needed in order to implement regulation and land use planning. d. The advanced research related to the impact of land use change is needed.