PERJANJIAN BANGUN GUNA SERAH (BUILD OPERATE AND TRANSFER) SEBAGAI ALTERNATIF KERJASAMA INVESTASI BIDANG PARIVVISATA DI BALI

Abstract

Nowadays, activity of investment cooperation grows rapidly in community. These activity of cooperation can be conducted in many ways, such as by Build Operate and Transfer Agreement. Build Operate and Transfer agreement was a form of cooperation agreement which are conducted between right owner of the land and investor, which stated that right owner of the land should giving rights to the investor to build the building durir:t the term of Build Operate and Transfer and to transferring the building proprietary rights to he right owner of the land after the term of Build. Operate and Transfer was finished, called a period of concession. Those agreement of Build Operate and Transfer Born was created based on the freedom of contract it's because until this time, there is no special regulation which arrange the problem of Build and operate. But in everyday practice, investment coyperation form by Build operate and transfer system have done either between government (executive rights owner) with investor and also between land owner with investor. Investor in this case could he either from foreign or domestic. Referring to those agreement mentioned in this thesis, lifted three problems. First; what is legal fundament in Build Operate and transfer agreement as investment cooperation alternative; Second, how to take advantages of this agreement of build opera te and transfer to tourism area development in Bali; Third, how legal consequences from agreement of build operate and transfer in the term of investment cooperation of tourism in Bali. Solution to result of this research can be concluded that the legal fundament of build operate and transfer agreement consisting of : First, substantive legal fundament consist of rules concerning on agreement in general and rule concerning tenancy in Civil Code (KUH Perdata); Second, administrative legal fundament can consist of : Law and regulation which becoming base management of BUMN, BUMD/Perusda; Third, law and regulation in investment, taxation and land. Concerning of build operate and transfer agreement can be described: First, agreement of construction and mechanism Implemented in a few phase that IS phase of financing, phase of development, phase of operation, phase of treatment and transfer with its law construction consist of : the parties in agreement, object mentioned in agreement and rule and also requirement of agreement implementation. This agreement is exploited by government as exclusive rights owner of a piece of land and also land owner through investment cooperation with investor with economic and non economic consideration to obtain expected benefit. While concerning of legal consequences from build operate and transfer agreement is First, relied on contractual terms of relevant parties, so that legal consequences will arise either on exclusive rights owner, land owner or also to investor. Second, Raied on legal consequences from agreement according to KUH Perdata that is - Agreement with Build operate and transfer system which have been made validly, ruled as code to all party, cannot be pulled again unilaterally and also implementation of agreement should conducted in pursuant of good faith. Dewasa ini kegiatan kerjasama investasi beikembang pesat di dalarn masyarakai. Kegiatan kerjasama demikian dapat dilakukan dengan berbagai macam care, diantaranya melalui perjanjian Bangun Guna Serah (Build Operate and Transfer). Bangun Guna Serah (BOT) merupakan bentuk petjanjian kerjasama yang dilakukan antara pemegang hak atas tanalt dengan investor, yang memiatakan bahwa :emegang hak atas tanah memberikan hak kepada investor untuk mendirikan bangunan selama masa Perjanjian Bangun Guna Serah (BOT) da.n mengalihkan kepemilikan barcunan tersebut kepada pemegang hak alas ranalt sctelah masa' ainguti Gum, Sarah (130T) berakhir yang disebut dengan istilah masa konsesi. Lahirnya perjanjian Bangun Guna Serah (DOT) ini didasarkan atas isas kebebasan berkontrak (freedom of contract) karena sampai saat ini belum ada pengaturan khusus yang mengatur masalah Bangun Guna Serah. Namur; di dalam praktek usaha seht.ri-hari, bentuk kerjasama investasi dengan sistem Bangun Guna Serah (BOT) telah banyak dilakukan balk antara pemerintab (pemilik hak eks2kutif) dengan investor maupun antarri pemilik lahan dengan investor. Investor dalam hal ini dapat dari luar negeri maupun Sehubungan dengan hal tersebut dalam resis ini diangkat tiga pennasalahan Pertama, Apakah dasar hukum dalam perjanjian Bangun Guna Serah seliagai alternatif kerjasama investasi, kedua, Bagaimanakah pemanfaatan perjanjian Bangun Guna Serah terhadap pengembangan bidang pariwisata di Bali, ketiga, Bagairnanakah akibat hukum dari perjanjian Bangun Guna Serah dalam rangka kerjasama investasi bidang pariwisata di Bali. Pembahasan terhadap hash! penelitian dapat disimpulkan bahwa dasar hukum perjanjian l3angun Guna Serah (BOT) adalah terdiri dad perrama, dasar huirum substantif meliputi ketentuan-ketentuan mengenai perjanjian pada umumnya dan ketcntuan-ketentuan mengenai scwa menycwa dalam Kitab Undang-undang hukum Perdata (10J1-1 Perdata); kedua, dasar hukum administratif dapat terdiri dari : Peraturan perundang-undangan yang menjadi dasar pengelolaan BUMN, BUMD/Perusahaan Daerah; kedua, peraturan perundang-undangan di bidang investasi, pertanahan dan perpajakan. • Mengenai pemanfaatan petjanjian Bangun Gana Serah (BOT) dapat dikemukakan : pertama, mekanisme dan konstruksi perjanjian dilaksanakan dalam beberapa tahap yaitu tahap pembiayaan, tahap pembangunan, tahap pengoperasian, tahap pemeliharaan dan tahap pengalihan dengan konstruksi hukumnya terdiri dari : para pihak da.lam perjanjian, obyek yang di perjanjian dan ketentuan serta syarat-syarat mengenai pelaksanaan. perjanjian. Perjanjian ini dimanfaatkan oleh pemerintah selaku pemilik hak, eksklusif atas sebidang tanah maupun pemilik lahan melalui kerjasama investasi dengan investor dengan pertimbangan ekonomis dan non ekonomis untuk memperoleh keuntungan yang diharapkan. Sedangkan mengenai akibat hukum dari perjanjian Bangun Guna Serah (SOT) adalah pertama, didasarkan pada hubungan hukum ,dari para pihak sehinggit akibat hukum akan timbul balk terhadap pemilik hak eksklusif atau pemilik lahan maupun terhadap investor. Kedua, didasarkan pada akibat hukum dari perjanjian menurut KUH Perdata yaitu : Perjanjian dengan sistem Bangun Guna Serah yang telah dibuat seen sah, berlaku sebagai undang-undang bagi para pihak, tidak dapat ditarik kembali secant scpihak serta pelaksanaan perjanjian dilakukan berdasarkan itikad baik.