Bali Zoning Regulations: Yellow Zone, Green Zone, Pink Zone
Land use in Bali is governed by the Bali Provincial Spatial Plan (RTRW Provinsi Bali, Perda No. 3 of 2020) and the individual regency spatial plans that operate beneath it. The Provincial plan is the superior instrument. Understanding the three primary zone classifications relevant to the Sidemen Serenity Estate is essential for any developer assessing development feasibility.
Zone Classification Summary
| Zone | Formal Name | Primary Permitted Uses | Building Coverage | Max Height Limit |
|---|---|---|---|---|
| Yellow Zone | Kawasan Budidaya Pariwisata | Hotels, resorts, villas, integrated tourism facilities | 40% of site area | 15 metres / 4 storeys max across all Bali |
| Green Zone | Kawasan Hijau / Kawasan Lindung | Conservation, water catchment, cultural landscape | 5% for agricultural support structures only | 15 metres max |
| Pink Zone | Kawasan Permukiman | Residential, community living, healthcare, mixed residential-commercial | 30 to 40% depending on sub-classification | 15 metres max |
| Agricultural Zone (LP2B) | Lahan Pertanian Pangan Berkelanjutan | Active food agriculture protected | Development requires Ministry of Agriculture conversion approval | N/A |
The 2022 Karangasem RTRW Amendment and Its Significance
The 2022 amendment to the Karangasem Regional Spatial Plan extended the tourism activity corridor (yellow zone) along the Sidemen access road corridor by approximately 200 metres further from the road centreline than had previously applied. This amendment, which reflects the Regency Government’s stated policy of encouraging tourism dispersal from South Bali, brings a greater portion of the Serenity Estate’s Stage 2 plateau zones within the commercially buildable yellow zone than would have been the case under the pre-2022 zoning framework.
The 15-Metre Building Height Restriction
Bali’s absolute building height restriction of 15 metres (Provincial Regulation Perda No. 16 of 2009) applies across the entire island without exception. Buildings are limited to a maximum of four storeys above natural ground level. For the Sidemen Serenity development which uses single-storey and double-storey pavilion structures integrated into natural slopes the 15-metre limit presents no practical constraint. It is, however, an absolute limit that applies regardless of any commercial argument for a taller structure.
Obtaining Zoning Confirmation for the Sidemen Parcels
Before proceeding to AMDAL application or building permit lodgement, a formal zoning confirmation letter (Surat Keterangan Rencana Kota/Kabupaten, or SKRK) must be obtained from the Karangasem Regency Planning Office (Dinas PUPR Karangasem) for each parcel in the development. This document confirms the applicable zoning classification and is a prerequisite for the AMDAL application. It should be one of the first formal actions taken by a new developer engaging with the Sidemen site.
Speak With the Project Planning Consultant
The Sidemen Serenity project has engaged a licensed Indonesian spatial planner (planolog) with Karangasem Regency experience. Planning questions can be addressed through the briefing request process.