ANALISIS PELAKSANAAN PERCEPATAN PRODUK RENCANA DETAIL TATA RUANG (RDTR) UNTUK MENDORONG INVESTASI (Studi Kasus Penyusunan RDTR Kawasan Lafeu dan Sekitarnya, Kecamatan Bungku Pesisir, Kabupaten Morowali, Provinsi Sulawesi Tengah)

Atika Cahyawati, Prof. Dr. Mailinda Eka Yuniza, S.H., LL.M.

2026 | Tesis | S2 ILMU HUKUM JAKARTA

Penataan ruang melalui Rencana Detail Tata Ruang (RDTR) merupakan instrumen krusial dalam menyeimbangkan percepatan investasi dan perlindungan kualitas lingkungan pasca-implementasi Undang-Undang Cipta Kerja. Penelitian ini dilatarbelakangi oleh adanya gap antara harapan pemerintah untuk mempercepat realisasi investasi melalui integrasi RDTR digital dengan sistem Online Single Submission (OSS) dan realitas lapangan yang menunjukkan hambatan teknis serta administratif di daerah strategis seperti Kabupaten Morowali. Penelitian ini bertujuan untuk mengevaluasi pelaksanaan dan hambatan dalam penyusunan RDTR tersebut, serta merumuskan strategi kebijakan ideal yang mampu menyinkronkan kepentingan ekonomi dengan keberlanjutan lingkungan.

Melalui pendekatan yuridis normatif-empiris, hasil penelitian menunjukkan bahwa meskipun tahapan penyusunan RDTR Kawasan Lafeu secara prosedural telah selaras dengan Peraturan Menteri ATR/BPN Nomor 11 Tahun 2021, namun proses tersebut mengalami penundaan signifikan sehingga melampaui target waktu delapan bulan. Hambatan utama yang ditemukan meliputi dinamika kebijakan nasional terkait usulan kawasan tersebut menjadi Proyek Strategis Nasional (PSN) serta terbitnya Kesesuaian Kegiatan Pemanfaatan Ruang (KKPR) baru di lokasi yang sama sebelum RDTR disahkan. Kondisi ini menyebabkan fungsi pengendalian RDTR menjadi kurang efektif karena izin pemanfaatan ruang telah diberikan mendahului penetapan rencana detailnya.

Sebagai kesimpulan, penelitian ini merekomendasikan dua strategi utama: pertama, pengoperasionalan Peraturan Pemerintah Nomor 43 Tahun 2021 melalui percepatan penetapan Peta Indikatif Tumpang Tindih (PITTI) untuk menyelesaikan konflik antara izin lama (existing) dengan rencana tata ruang yang baru. Kedua, penguatan instrumen insentif-disinsentif dengan mengadopsi mekanisme Transfer Development Right (TDR) agar perlindungan zona konservasi tetap memberikan nilai ekonomi bagi pemilik lahan tanpa menghambat iklim investasi. Sinergi antara kepastian hukum dan fleksibilitas ekonomi melalui TDR diharapkan dapat mewujudkan tata kelola spasial yang berkualitas, berkelanjutan, dan berdaya saing di Kabupaten Morowali.
<!--[if !supportLineBreakNewLine]-->
<!--[endif]-->

Spatial planning through the Detailed Spatial Plan (Rencana Detail Tata Ruang or RDTR) serves as a crucial instrument in balancing investment acceleration with environmental quality protection following the implementation of the Job Creation Law. This research is motivated by the gap between the government's expectation to expedite investment realization through the integration of digital RDTR with the Online Single Submission (OSS) system and the field realities, which reveal technical and administrative barriers in strategic regions such as Morowali Regency. This study aims to evaluate the implementation and obstacles in the formulation of the RDTR, as well as to formulate ideal policy strategies capable of synchronizing economic interests with environmental sustainability.

Using a normative-empirical legal approach, the results indicate that although the procedural stages of the Lafeu Area RDTR formulation aligned with the Minister of ATR/BPN Regulation Number 11 of 2021, the process experienced significant delays, exceeding the eight-month target. The primary obstacles identified include the dynamics of national policy regarding the proposal of the area as a National Strategic Project (PSN) and the issuance of new Approval for Space Utilization Activities (KKPR) at the same location before the RDTR was enacted. This condition rendered the RDTR's control function less effective, as space utilization permits were granted prior to the determination of the detailed plan.

In conclusion, this research recommends two main strategies: first, the operationalization of Government Regulation Number 43 of 2021 through the accelerated determination of the Indicative Map of Overlapping Land Use (PITTI) to resolve conflicts between existing permits and new spatial plans. Second, the strengthening of incentive-disincentive instruments by adopting the Transfer of Development Rights (TDR) mechanism to ensure that the protection of conservation zones maintains economic value for landowners without hindering the investment climate. The synergy between legal certainty and economic flexibility through TDR is expected to realize spatial governance that is high-quality, sustainable, and competitive in Morowali Regency.

Kata Kunci : Penataan Ruang, Rencana Detail Tata Ruang, Online Single Submission