Evaluasi perkembangan pembangunan kawasan perumahan di kawasan resapan air :: Studi kasus bagian selatan Kota Medan

ALINAFIAH, Ir. Haryadi, M.Arch.,Ph.D

2004 | Tesis | Magister Perencanaan Kota dan Daerah

Penelitian ini bertujuan mengetahui perkembangan pembangunan kawasan Perumahan, mengkaji dampak yang ditimbulkan dan faktor-faktor yang mempengaruhi perkembangan pembangunan Kawasan perumahan di Wilayah tersebut. Metode penelitian menggunakan metode deskriptif–kualitatif. Pengumpulan data dilakukan melalui observasi di lapangan, wawancara mendalam dan studi kepustakaan. Hasil penelitian ini menunjukkan perkembangan pembangunan kawasan perumahan di Kawasan Resapan Air Selatan Kota Medan, yaitu : (1). Periode 1980- 1989 ada 7 kawasan perumahan yang dibangun dengan luas 82 Ha (2). Periode 1990- 1999 ada 10 lokasi kawasan perumahan yang dibangun dengan luas 188,5 Ha sesuai Koefesien Dasar Bangunan(KDB) yang ditetapkan Pemerintah Kota, (3). Periode 2000- 2001 ada 6 lokasi Kawasan perumahan yang dibangun dengan luas 10,5 Ha.. Dampak pembangunan Kawasan perumahan yaitu (1). Dampak fisik telah terkonversi lahan terbuka 309,48 ha, akibat peningkatan jalan, listrik, air bersih dan telepon. Perumahan terkonversi 198 Ha terdiri 43,50 ha sawah, 150,20 Ha Tegalan dan 2,50 Ha Permukiman sehingga pergeseran fungsi resapan yang menimbulkan banjir di Kawasan Perumahan (2) Dampak Sosial meningkatkan pembangunan Rumah Ibadah, Pendidikan dan Kesehatan, (3).Dampak Ekonomi meningkatkan fasilitas ekonomi, Kualitas Pasar, Supermarket, dan Toko Material. Sedangkan harga tanah meningkat dari Rp 53.040,- menjadi Rp. 329.350,- tahun 2001 meningkat 652,94%. Faktor-faktor yang mempengaruhi perkembangan Kawasan perumahan adalah (1). Kondisi fisik lahan yang landai, dan jenis tanah yang cocok, (2). Jumlah penduduk meningkat 47.194 jiwa, naik 24,48% dan kebutuhan rumah hanya terpenuhi 21,65% dari yang dibutuhkan. (3). Harga tanah yang murah antara Rp. 15.000,- - 75.000,- menjadi Rp.75.000,- - Rp. 1.000.000,- kenaikan 130,59% pertahun. (4). Faktor Aksebilias berupa, Jalan Lingkar Luar (Outer Ringroad), akses ke luar kota dan ke pusat kota dan Angkutan Umum.(5) Faktor Kebijakan ruang(spacial) Rencana Umum Tata Ruang Kota dengan Pusat Pengembangan bertentangan dengan Resapan Air dan Kebijakan Koefesien Dasar Bangunan dalam pembangunan rumah dengan 20-35% wilayah terbangun. Kebijakan pembangunan perkantoran Pemerintahan, Industri dan Jasa serta kebijakan Regulasi bidang pertanahan Program Nasional yaitu 2.649 Sertifikat. Upaya yang perlu dilakukan dalam penataan di Kawasan Resapan Air adalah (1) Aspek Hukum meningkatkan SK Walikota menjadi Peraturan Daerah, penegakan hukum atas pelanggaran aturan penggunaan lahan.(2) Aspek Spasial, membuat Rencana Detail Tata Ruang di Kawasan Resapan Air Kota Medan, (3). Aspek Kelembagaan, menyatukan Wilayah Pusat Pembangunan (WPP) yang terpisah

This research endeavors to study the growth of housing complex development, its emerging impacts, and factors influencing the growth of housing complex development in the southern part of Medan city. The research used qualitative descriptive method. The data collection was conducted by field observation, in-depth interview, and library research. The research result shows that the growth of the housing complex development in the southern part of Medan city is as follows: (1) Period of 1980 – 1989, there were 7 housing complexes, covering 82 ha; (2) Period of 1990 – 1999, there were 10 locations of housing complex, covering 188.5 ha, in accordance with Building Basic Coefficient which was issued by city authority; (3) Period of 2000 – 2001, there were 6 locations of housing complexes, covering 10.5 ha. The impacts of the housing complex development include (1) The physical impact, which was indicated by the conversion of 309.48 ha open spaces, as a result of road work, electricity, fresh water, and telephone. The open space has been converted as much as 198 ha, including 43.50 ha rice field, 150.20 ha dry field, and 2.50 ha dwelling, which changed the function of absorbent and caused flooding in the southern area; (2) Social impact, which was shown by the increase of building facility for religious prayers,, education, and health; (3) Economic impact, which was reflected in the increase of economic facility, market quality, supermarket, and materials shop. The price of land increased from Rp 53.040 up to Rp 329.350,- which is a 652.94 % increase in 2001. The factors influencing the growth of the housing complex include (1) The condition of land which is physically slope, and the proper type of land; (2) The increasing number of population of 47.194, or 24.48 %, while the household needs were only fulfilled as much as 21.65 %; (3) The cheap price of land, ranging from Rp 15.000 – 75.000 increased to Rp. 75.000 – Rp. 1.000.000,- which is equal to a 130.59 % increase a year; (4) Accessibility factor in the form of outer ring-road, access to other cities and to the city center, as well as public transportation; (5) Factor of spatial policy of the area of development center which was against the water absorption and the policy of Basic Coefficient of Construction which push the housing development, shown by the establishment of 20 – 35 % of the area. The development policy take the form of road, government offices, industries, and services. The policy of land regulation can be seen in the issuance of certificates in national programs which have been run twice, including as many as 2.649 certificates, and the Approval of Constructing Building for 21 housing complexes. The writer recommends that in the area of water absorption, (1) legal aspect should be attempted, such as increasing the status of Mayor’s decree to become Regional Regulation; The law reinforcement for the violation against the land use regulation; (2) Spatial aspect should also be taken into account, and therefore a detailed plan for spacing must be made in the area of water absorption in Medan city; (3) institutional aspect must be well thought of; it can be done by unifying the separated areas of development centers

Kata Kunci : Kawasan Perumahan,Perkembangan Pembangunan,Resapan Air