Strategi Bisnis Berbasis Risiko Pada Pengelolaan Kawasan Kepelabuhanan Pelabuhan Tanjung Emas

Hardiyantoro, Wahyu (2026) Strategi Bisnis Berbasis Risiko Pada Pengelolaan Kawasan Kepelabuhanan Pelabuhan Tanjung Emas. S2 thesis, Universitas Kristen Indonesia.

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Abstract

PT SSL, sebagai subholding PT Pelabuhan Indonesia (Persero), mengelola Kawasan Kepelabuhanan di Pelabuhan Tanjung Emas. Kawasan ini, sebelumnya dikelola PT Lamicitra Nusantara yang menghadapi tantangan seperti harga sewa tidak kompetitif, fasilitas usang, dan strategi bisnis kurang adaptif. Insiden jebolnya tanggul laut tahun 2022 memperburuk situasi, menyebabkan kerugian tenant dan penurunan okupansi menjadi 33%, dibandingkan kawasan kompetitor. Tujuan Penelitian ini adalah: (1) menganalisis kondisi internal dan eksternal pengelolaan kawasan menggunakan SWOT; (2) mengidentifikasi dan menganalisis risiko menggunakan Fishbone, ISO 31000:2018 (proses identifikasi, analisis, evaluasi, dan treatment), serta COSO ERM (komponen risk assessment dan response); (3) merumuskan strategi bisnis berbasis risiko untuk optimalisasi pengelolaan, termasuk mitigasi prioritas. Data primer diperoleh dari wawancara dengan 9 informan (5 karyawan PT Lamicitra Nusantara, 3 tenant aktif, 1 pengelola kawasan kompetitor) menggunakan purposive sampling, observasi lapangan, dan studi literatur sekunder. Analisis data mengadopsi model interaktif Miles dan Huberman: reduksi data, display data, serta conclusion drawing/verification. Hasil penelitian menunjukkan bahwa risiko rob air laut, subsidence, dan banjir (R1) merupakan risiko prioritas utama dengan RPN 25 (Critical). Melalui integrasi SWOT, Fishbone, ISO 31000, COSO ERM, dan PSPK 2, penelitian ini berhasil merumuskan strategi berbasis risiko dengan prioritas strategi WO (Improvement) berupa investasi infrastruktur kawasan (tanggul, drainase, early warning system). Mitigasi tersebut mampu menurunkan RPN Risiko Rob menjadi 9 (Major) dengan dampak dan frekuensi kejadian yang terkendali. Model strategi bisnis berbasis risiko yang dihasilkan diharapkan dapat meningkatkan okupansi, pendapatan, dan resiliensi operasional kawasan. Kata Kunci : strategi bisnis berbasis risiko, pengelolaan kawasan kepelabuhanan, Pelabuhan Tanjung Emas, PT SSL, manajemen risiko, COSO ERM, analisis SWOT, hinterland development / PT SSL, as a subholding of PT Pelabuhan Indonesia (Persero), manages the Port Area at Tanjung Emas Port. This area, previously managed by PT Lamicitra Nusantara, faced challenges such as uncompetitive rental prices, outdated facilities, and less adaptive business strategies. The incident of the collapse of the sea embankment in 2022 worsened the situation, causing tenant losses and a 33% decrease in occupancy compared to competitor areas. The objectives of this research are: (1) to analyze the internal and external conditions of regional management using SWOT; (2) identify and analyze risks using Fishbone, ISO 31000:2018 (identification, analysis, evaluation, and treatment processes), and COSO ERM (risk assessment and response components); (3) formulate risk-based business strategies for management optimization, including priority mitigation. Primary data were obtained from interviews with 9 informants (5 employees of PT Lamicitra Nusantara, 3 active tenants, 1 competitor area manager) using purposive sampling, field observation, and secondary literature study. The data analysis adopts the interactive model of Miles and Huberman: data reduction, data display, and conclusion drawing/verification. The results showed that the risk of seawater rob, subsidence, and flooding (R1) was the top priority risk with RPN 25 (Critical). Through the integration of SWOT, Fishbone, ISO 31000, COSO ERM, and PSPK 2, this study succeeded in formulating a risk-based strategy with the priority of the WO (Improvement) strategy in the form of investment in regional infrastructure (embankments, drainage, early warning system) of Rp17,038,500,000,-. This mitigation is able to reduce the RPN Risk Rob to 9 (Major) with a controlled impact and frequency of events. The resulting risk-based business strategy model is expected to increase the region's occupancy, revenue, and operational resilience. Keywords : risk-based business strategy, port area management, Port of Tanjung Emas, PT SSL, risk management, COSO ERM, SWOT analysis, hinterland development

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