Perda Bangli 1/2023 in English: the spatial plan for Kintamani and Batur

Kintamani is a geopark, a lake catchment and a volcano before it is a tourism zone. What the 2023 plan allows on the caldera rim.

Perda Bangli 1/2023, the articles a buyer meets

Bangli is Bali’s one landlocked regency, and for most foreigners it means Kintamani: the rim of the Batur caldera, the lake, the volcano. The 2023 plan treats that landscape first as a hazard and a protected geopark, and only then as a tourism zone.

Where things are allowed

Bangli covers about 52,676 hectares (Bangli Perda 1/2023 art. 5(3)) in four districts: Bangli, Kintamani, Susut and Tembuku (Bangli Perda 1/2023 art. 5(5)).

Sources in the last column. Farmland is about half the regency and the tourism zone a little over 1% of it — our arithmetic on the plan’s areas.

Protected farmland, regency by regency

Sources in the last column. Bangli is the only one of the four that puts all of its food-crop land under protection; its farmland is mostly horticulture and plantation instead — our reading of the figures.

The tourism zone

Allowed outright: tourism operations and their support, MICE facilities, nature, eco, agro and village tourism, and farming (Bangli Perda 1/2023 art. 76(a)). Allowed conditionally include housing that does not disturb the tourism function, and conversion of productive irrigated food-crop land only as the laws provide (Bangli Perda 1/2023 art. 76(b)(1), (4)). For intensity, the article sets environmental and building rules based on disaster mitigation, where the tourism zone lies in a hazard area (Bangli Perda 1/2023 art. 76(d)) rather than a coverage percentage — so, unlike Badung or Klungkung, there is no tourism-zone KDB to quote from the plan itself.

Batur: geopark, lake, volcano and slopes

The plan names as strategic areas for environmental function Lake Batur and its surroundings, the Batur Caldera Geopark, and the protection forests (Bangli Perda 1/2023 art. 44(4)). Over that landscape lies a high volcanic-hazard overlay. Where it covers a tourism or settlement zone, housing is allowed only as low-density housing under strict supervision so that its area does not grow, obeying the volcano early-warning system (Bangli Perda 1/2023 art. 79(6)(b)(1)); tourism is allowed as nature and cultural tourism, research and education, obeying the volcano early warnings (Bangli Perda 1/2023 art. 79(6)(b)(3)); and banned is anything that reduces the soil's water absorption, or obstructs evacuation routes (Bangli Perda 1/2023 art. 79(6)(c)(1)-(2)).

The plan states what each strategic area is for: the lake, protecting and revitalizing the ecosystem of Lake Batur and its surroundings sustainably (Bangli Perda 1/2023 art. 45(13)); the geopark, protecting and optimizing the geopark as a geological heritage area (Bangli Perda 1/2023 art. 45(14)). Neither aim is a building program.

Slopes

The caldera walls and valleys carry a landslide-hazard overlay too. Buildings allowed there need disaster-resilient construction, high accessibility, no obstruction of evacuation routes, and low building intensity (Bangli Perda 1/2023 art. 79(5)(d)), and development is permitted only after a technical hazard study by certified experts or issued by the relevant office (Bangli Perda 1/2023 art. 79(5)(e)(4)) — a cost and a step to price into any view-plot purchase on the rim.

Temples

The highlands are thick with major temples, and the province plan’s buffers apply on top of the regency zones: at least 5,000 m for sad kahyangan temples, at least 2,000 m for dang kahyangan, 50-2,000 m for other kahyangan jagat, and 5-50 m from the outer wall of kahyangan tiga and other village temples (Bali Perda 2/2023 art. 85(b)(8)(h)). Which rank the temple nearest a plot holds decides which distance applies; the regency plan maps and the desa adat are where to ask. We do not rank individual temples here.

For a buyer, “cannot grow in area” is the operative phrase: a plot in the overlay is not a plot on which a new settlement or a larger compound is the plan’s intention. Our reading. Checking a plot’s zoning.

Villas and permits from before 2023

The plan runs 20 years, reviewable once in 5 years (Bangli Perda 1/2023 art. 94(1)). It replaced Bangli Perda 9/2013 (RTRW 2013-2033) (Bangli Perda 1/2023 art. 96) and was promulgated on 22 February 2023 (Bangli Perda 1/2023, promulgation block). The province plan’s 15-meter limit and temple buffers apply here too. The province plan. Neighboring Gianyar.

This is commentary on the official text, not legal advice. The plan maps and hazard maps are attachments not reproduced here.

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