Sunday July 1, 2012
Uphill battle for residents
Insight
By Joceline Tan
Penang politicians say that the hills are alive with the sound of music but angry residents in Tanjung Bungah think the hills are dying and their once serene suburb has become unlivable.
THE rugged-looking Teh Yee Cheu, assemblyman for Tanjung Bungah, used to be dubbed the "bicycle YB" because he had once cycled to a Penang Legislative Assembly sitting. His DAP bosses did not quite approve of it but he received a lot of publicity from the media and went from an unknown to being noticed.
But these days, Teh's name is more synonymous with the "dying hills" in his constituency. The hills of Tanjung Bungah have become a prickly issue in Penang politics and Teh is feeling the heat.
The DAP politician has been under immense pressure from his constituents to act on their complaints about the string of development projects coming up in Tanjung Bungah's hilly terrain. Hillslope development and its environmental costs have become the No. 1 issue in this upmarket coastal strip.
Stolen charm: The once scenic coastline of Tanjung Bungah now resembles a concrete fortress and the fear is that things will get worse because there are more projects in the pipeline.Tanjung Bungah, for those who are not from Penang, is an affluent residential belt on the island's northeast. It occupies a narrow stretch of land with the hills on one side and the sea on the other. It is a much sought-after location and as land grew more scarce, the trend has been towards building high-rise and high-end apartments on hill slopes.
That made the residents see red and brought them together under the Tanjung Bungah Residents Association (TBRA) in 2006. It was their way of protesting against what they called "development without planning".
"No need for a helicopter, just drive along the coastal road to Batu Ferringhi and you'll see what we're talking about," said TBRA chairman Dr Leong Yueh Kwong.
George Aeria, who had chaired the association until recently, was more explicit: "We have a useless government, they're quite stupid. We don't care whether it's DAP, Gerakan or Umno. You've got to run the State with the people's interest in mind."
Aeria sounds totally fed-up and who can blame him. Two years ago, his family home in the foothills of Tanjung Bungah was flooded for the first time ever because of an adjacent hillslope project.
The TBRA is quite a fierce group. They comprise the middleclass and professionals who are articulate, and know their rights and how to use the media. They have held several protests against the state of affairs. They are an angry lot going by some of their protest placards which have included stuff like: "Don't repeat Highland Towers tragedy," "We voted for change, not for the same," and "Listen to the rakyat or regret in 13th GE."
Outbreak of protests.People in the Penang Govern ment were unhappy with the "The Dying Hills" headline in The Star, and accused the paper of "media lynching". But the people of Tanjung Bungah say it is spot on because their once serene suburb is becoming unlivable. Their problems are not just the threat of landslides, floods and erosion. The new schemes have generated a crazy traffic situation on roads that were not meant for such a dense population.
"In a few years' time, we may not be able to go in or out of Tanjung Bungah," said Dr Leong, who is a former university professor.
A few weeks after the report by The Star, the State bulletin Mutiara, which made news for carrying 51 pictures of the Chief Minister in a single issue, countered with its own headline claiming that, "The hills are alive with the sound of music."
It is strange the State Govern ment can hear music coming from the hills but cannot hear the woes of Tanjung Bungah folk.
But the Tanjung Bungah assemblyman appears to have broken ranks with his party's neither-here-nor-there position on the issue. Teh has asked the public to say it "loud and clear" if they are against hillslope development.
Teh, whose Facebook photo shows him thigh-deep in mud planting mangrove saplings, also dropped a bombshell; he said he had learnt that there are some 15 new applications to build on the hill slopes and seafront of Tanjung Bungah.
Teh: Taken a big gamble by breaking ranks with his party.He is under pressure from his party, which does not want to offend the powerful developer lobby in Penang. Many see him as a chess piece in the tussle of wills between the people and the powers-that-be.
His boss Lim Guan Eng is said to be very annoyed with him. The DAP elected representatives have a pow-wow every Friday with the Chief Minister. At a meeting earlier last month, Teh was slapped with a gag order and told to do damage control on his "loud and clear" remarks. Teh kept mum throughout the meeting and skipped the following week's meeting.
It is apparent he has decided to put his constituents' interest above that of his party bosses. He attends TBRA meetings, joins them at protests and despite coming across as rather clueless on a lot of issues, he has won praise from the residents.
Teh's attitude has been a stark contrast to Bukit Bendera MP Liew Chin Tong whom residents say has not come out for them on the issue. Tanjung Bungah and three other state seats fall under the Bukit Bendera parliamentary constituency and the cerebral and Canberra-educated Liew would have been well-suited to bring the TBRA's complaints to the higher authorities and help find a solution.
Deaf and dumb stand
But, according to those in the TBRA, the DAP politician has adopted a "deaf and dumb" stand on their problems. Yet, he has loads of opinions on everything else – from the Lynas plant in Pahang to Myanmar politics and the Arab Spring.
"He should also look after his own backyard," said a journalist from a Chinese newspaper in Penang.
He cannot claim the hill issue is outside his purview as an MP. DAP MP for Jelutong Jeff Ooi had defied his bosses and stuck his neck out for his constituents on low-cost housing in his area.
Aeria: No action from authorities on hillslope development.At the height of the issue, Liew was seen up on Penang Hill with his Chief Minister at the launch of some hilltop cafe. Liew is clearly trying to stay in the good books of his DAP boss and he probably figures he can hold on to Bukit Bendera without the support of the Tanjung Bungah people.
Teh, on his part, is struggling to cope and had to engage a Chinese newspaper journalist to help him handle the media. Teh, who hails from Kedah, has been in Penang DAP for more than 20 years and probably feels a greater commitment to the State and the people's problems.
"We are not political and we are not against development. But we are against bad development taking place without the necessary infrastructure," said Dr Leong.
The residents are disappointed that the State planning authorities have been unable to come up with a suitable policy for Tanjung Bungah. A big part of the problem has to do with the ambiguity over the development zoning of Tanjung Bungah.
According to Aeria, Tanjung Bungah had actually been listed as a secondary zone in the Penang Structure Plan, as the policy plan for the State is known. But a map in the same report identified it as a primary zone. A primary zone is subjected to a higher development density than a secondary zone. The TBRA wants Tanjung Bungah to be classified as a secondary zone so that the development pressure will be reduced.
The TBRA took the matter to court but the judge dismissed the case on grounds that the deadline for the application had expired.
The demands made by NGOs like Sahabat Alam Malaysia and the Malaysian Nature Society have been more drastic. They want all hill projects halted and a freeze on approved projects until the guidelines for hill development are revised.
"The issue of overdevelopment is not only in Tanjung Bungah. It is quite widespread, from seaside to hillside, from the kampung to the city. But the pressure has been greatest on the island where there is limited land but everyone wants a house here. The current State Government is pro-developer, no doubt about that. DAP can blame the last Government for many problems but they cannot deny they are good friends with the developers. People have eyes, you know," said a Penang lawyer.
Liew: Bukit Bendera MP seen as "deaf and dumb" on issue.The standard tune from the State Government is that it has not approved any projects above 76m since 2008 and the problematic projects were approved by the previous administration.
But as Tanjung Bungah advocates have pointed out, many of the projects causing grief to people are hillslope projects below 76m. They say it is time to revamp the building regulations if even projects on slopes below 76m are causing problems. They want a moratorium on development in Tanjung Bungah until a clear-cut zoning policy is drawn up.
They are also stunned to hear that there are 15 new applications for projects on Tanjung Bungah's hill slopes and seafront as revealed by their assemblyman. They want the State to be transparent about the new schemes.
As Penang Island municipal councillor Dr Lim Mah Hui said earlier this week, public officials and politicians must realise that the middle class in Penang are voicing their concern and anger in public protests because they feel that something is not right with the development taking place.
The outspoken Mah Hui was placed under a gag order after the "dying hills" issue erupted. The moment the gag was lifted on Monday, he made an enlightening speech before a full council which has been making the rounds among concerned citizens.
Mah Hui has been very concerned about the State Government's fascination for mega-projects such as the undersea tunnel and the sPICE convention centre. He said that the larger community must be consulted on mega schemes.
His speech was a subtle warning of how ambitious projects like the Penang Global City Centre in 2008 came up against massive opposition from the people. The ill-conceived project was said to have contributed to the Barisan's defeat in Penang. And 18 years before that, a scheme to put a theme park on Penang Hill ended the political career of the late Tun Dr Lim Chong Eu.
Tanjung Bungah's vocal middle class played their part in ushering the Pakatan Rakyat Government in 2008. They had high expectations of the new Government and are disappointed that it is not much different from the one they voted out.
"We had expected them to champion our cause but they are not as responsive as we would have liked. We were in a tunnel with the last Government and there is still no light at the end of the tunnel under the present Government," said Aeria.
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Star has developed a persistent blind spot by insisting that the previous BN government did no wrong whilst the present PR state government must shoulder the entire blame for inheriting all the hill projects above 250 feet approved by the previous BN government. The Penang state government has to put the record straight from this dishonest attempt to rewrite history.
In its enthusiasm to lynch the Penang PR state government, Star has ignored the fact that the Penang PR state government did not approve any development projects above 250 feet. At the same time, the MCA-owned paper makes the startling claim that there are PR or DAP assemblymen who agree with the Star that the hills in Penang are dying under PR's stewardship. Nothing can be further from the truth.
The present PR state government has imposed stringent guidelines on hill projects approved by the previous state government that has been worked out by an independent professional committee newly set up, headed by Oxford geotechnical engineer Dr. Gue See Saw and two other members from The Institute of Engineers Malaysia and Perbadanan Akitek Malaysia. Whilst these new hill slope guidelines have caused unhappiness amongst developers about the legality of implementing these technical guidelines retrospectively, the state government is determined to compel compliance. And yet the Star and its BN accomplices continues to tag on the Penang PR state government as pro-developer and even claim that there is a gag order imposed by the state government and MPPP on those who wish to speak out on hill projects.
This is untrue. There is no gag order imposed by the state government on any assemblyman. I have checked with MPPP President AR Patahiyah binti Ismail and she has also confirmed that no gag order was imposed except stating the reminder by the Appeals Board and the courts not to publicly discuss cases that are being heard because they are subjudice. Even MPPP Councilor Lim Mah Hui has confirmed that there was no gag order imposed on him.
There is no need to respond to personalities quoted in the Star with a partisan political background, However, I wish to refer to the suggestion made by George Aeria, a resident who had supported the PR in 2008 general elections, that the PR state government must cancel all hill projects approved previously by the BN state government.
The Penang state government does not deny there are problems caused to residents by hill development projects approved by the previous administration. But much as the state government wishes to make these problems disappear by cancelling all the hill projects approved by the previous BN government, that solution is not feasible. To cancel these projects would require huge compensation being paid out to the developers, a sum that neither MPPP nor state government can afford.
As an estimate to the possible compensatory costs involved, Boustead Holdings Bhd is making a claim of RM60 million from MPPP following a reduction of the height of its building from 12 storey to 5 storey in the George Town Heritage area to comply with the 18 meter height requirement of UNESCO World Heritage City Guidelines. Again the 12 storey height limit was approved to Boustead by the previous state government, which broke its promise to UNESCO that no such approval above 5 storey would be given.
Based on the Boustead experience, if reducing the height by a mere 12 storey to 5 storey can attract a claim of RM60 million, the state or MPPP would have to fork out hundreds of millions of ringgit or even billions to cancel all the hill projects approved by the previous administration.
This would definitely bankrupt MPPP or the state government. PR cannot behave irresponsibly to 1.6 million Penangites to allow MPPP or the state to go bankrupt. For that reason, the PR state government has taken the difficult choice to manage the hill projects approved by the previous BN government with stringent hill slope safety guidelines to ensure public safety.
We know this decision will not make existing hill slope residents like George Aeria happy. For that reason, we would respect his choice should he decide to switch back his support to BN and trust the very party that has caused the problems in the first place. George Aeria will have to think through carefully whether BN can be trusted not to approve new hill projects above 250 feet or be able to cancel existing projects BN had approved prior to 2008.
The Penang PR state government can only assure the public that we will not follow the previous BN state government's practice of approving development projects above 250 feet. The PR state government would continue to impose stringent guidelines on hill projects previously approved as monitored by the independent professional technical hill slope committee headed by Dr Gue See Saw.
LIM GUAN ENG
—–Mandarin Version—-
槟州首席部长林冠英于2012年7月1日于光大乔治市发表声明：
斜坡发展计划：让我们摆事实讲道理， 别让《星报》的不实报道篡改历史
《星报》一直坚持在自己的盲点里写新闻，它坚持槟州前朝国阵政府没有做错事，而民联州政府必须对于前朝国阵政会批准的250尺以上斜坡发展计划负起全责。槟州政府必须摆事实讲道理，绝不让《星报》篡改历史的企图得逞。
在《星报》 汲汲营营地对槟州民联州政府进行媒体私刑时，《星报》忽略了一个事实，那就是槟州民联政府从来没有批准过任何250尺以上的斜坡发展计划。同时，这家马华拥有的报章还语不惊人死不休，声称有民联或行动党的州议员同意《星报》的报道，指在民联治理下，槟州的山坡处于垂死边缘。然而，事实胜于雄辩。
当今槟州民联政府针对前朝政府批准的斜坡发展计划，加诸了严格的指南，这项指南是由牛津地质学家Gue See Saw博士为首的独立专业委员会草拟的，成员还包括马来西亚工程师学会及绘测师机构的会员。这项新的斜坡发展指南的合法性已经引起发展商的不愉快，州政府还是决意强制性推行，要求他们恪守准则。而《星报》及国阵的同谋却继续标签槟州政府为"亲发展商"，甚至谎指州政府和槟岛市政局发出封口令，阻止任何人针对斜坡发展发表言论。
这是不确实的。州政府并没有针对任何州议员下封口令。我问过槟岛市政局主席芭达希雅，她也没有下什么封口令，她只是提醒过不要针对还在上诉庭和法庭审理的案件发表谈话，因为这将藐视法庭。就连槟岛市政议林马惠也已经确认，并没有人叫他封口。
我们不需要回应《星报》里具政党背景人士的访问。但是，我想回应一名曾在2008年大选支持民联的人士George Aeria的访谈。那就是民联州政府必须撤销国阵政府所批准的所有斜坡计划。
槟州政府不否认，前朝政府批准的斜坡发展计划对居民造成许多不便。尽管州政府也希望撤消所有国阵政府批准的斜坡发展计划，一劳永逸解决所有问题，但是，这个方法行不通。如果我们取消所有斜坡发展计划，我们必须付出天文字数的赔偿金给发展商，这是槟岛市政局或州政府都负担不起的。
让我们在估计所涉及的赔偿金，莫实得控股公司正要求槟岛市政局赔偿6000万令吉，因此市政局要求它们遵守联合国世界文化遗产指南（建筑物不能超过18公尺高），将12层楼的建筑物，降低高度成为5层楼建筑物。12层楼建筑物是前朝政府批准莫实达的工程，它们已经违反本身对联合国科教文组织的承诺，不会批准超过5层楼高的建筑工程。
根据莫实达的经验，仅仅是叫他们把高度从12层楼降低至5层楼，我们就得赔款6000万令吉，如果要州政府或市政局取消所有的斜坡发展计划，那么我们岂不是要拿出一笔天文数字的赔款？
这肯定会让市政局或州政府破产。民联政府对160万槟州人民不能如此不负责任，让市政局及州政府破产。因为，我们在面临两难的情况下，选择了采用严格的斜坡管理准则，管理国阵政府所批准的斜坡发展计划，以确保公共安全。
我们知道这样的选择，将让George Aeria这样的现有斜坡居民不快。如果他因此决定重新支持国阵、信任这个问题的始作俑者，我们也尊重他的决定。George Aeria必须想清楚：国阵是否值得信任，是否会不批准250尺以上的新斜坡计划，是否会取消他们在2008年之前所批准的一切斜坡发展计划。
槟州民联政府只能向人民保证，我们绝不会像前朝国阵政府那样，批准 250尺以上的斜坡计划。民联州政府会继续采用由独立专业的斜坡发展委员会所草拟的斜坡发展与管理指南，严格监督前朝政府所批准的斜坡发展计划。
林冠英
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Sunday July 1, 2012
Uphill battle for residents
Insight
By Joceline Tan
Penang politicians say that the hills are alive with the sound of music but angry residents in Tanjung Bungah think the hills are dying and their once serene suburb has become unlivable.
THE rugged-looking Teh Yee Cheu, assemblyman for Tanjung Bungah, used to be dubbed the "bicycle YB" because he had once cycled to a Penang Legislative Assembly sitting. His DAP bosses did not quite approve of it but he received a lot of publicity from the media and went from an unknown to being noticed.
But these days, Teh's name is more synonymous with the "dying hills" in his constituency. The hills of Tanjung Bungah have become a prickly issue in Penang politics and Teh is feeling the heat.
The DAP politician has been under immense pressure from his constituents to act on their complaints about the string of development projects coming up in Tanjung Bungah's hilly terrain. Hillslope development and its environmental costs have become the No. 1 issue in this upmarket coastal strip.
Stolen charm: The once scenic coastline of Tanjung Bungah now resembles a concrete fortress and the fear is that things will get worse because there are more projects in the pipeline.Tanjung Bungah, for those who are not from Penang, is an affluent residential belt on the island's northeast. It occupies a narrow stretch of land with the hills on one side and the sea on the other. It is a much sought-after location and as land grew more scarce, the trend has been towards building high-rise and high-end apartments on hill slopes.
That made the residents see red and brought them together under the Tanjung Bungah Residents Association (TBRA) in 2006. It was their way of protesting against what they called "development without planning".
"No need for a helicopter, just drive along the coastal road to Batu Ferringhi and you'll see what we're talking about," said TBRA chairman Dr Leong Yueh Kwong.
George Aeria, who had chaired the association until recently, was more explicit: "We have a useless government, they're quite stupid. We don't care whether it's DAP, Gerakan or Umno. You've got to run the State with the people's interest in mind."
Aeria sounds totally fed-up and who can blame him. Two years ago, his family home in the foothills of Tanjung Bungah was flooded for the first time ever because of an adjacent hillslope project.
The TBRA is quite a fierce group. They comprise the middleclass and professionals who are articulate, and know their rights and how to use the media. They have held several protests against the state of affairs. They are an angry lot going by some of their protest placards which have included stuff like: "Don't repeat Highland Towers tragedy," "We voted for change, not for the same," and "Listen to the rakyat or regret in 13th GE."
Outbreak of protests.People in the Penang Govern ment were unhappy with the "The Dying Hills" headline in The Star, and accused the paper of "media lynching". But the people of Tanjung Bungah say it is spot on because their once serene suburb is becoming unlivable. Their problems are not just the threat of landslides, floods and erosion. The new schemes have generated a crazy traffic situation on roads that were not meant for such a dense population.
"In a few years' time, we may not be able to go in or out of Tanjung Bungah," said Dr Leong, who is a former university professor.
A few weeks after the report by The Star, the State bulletin Mutiara, which made news for carrying 51 pictures of the Chief Minister in a single issue, countered with its own headline claiming that, "The hills are alive with the sound of music."
It is strange the State Govern ment can hear music coming from the hills but cannot hear the woes of Tanjung Bungah folk.
But the Tanjung Bungah assemblyman appears to have broken ranks with his party's neither-here-nor-there position on the issue. Teh has asked the public to say it "loud and clear" if they are against hillslope development.
Teh, whose Facebook photo shows him thigh-deep in mud planting mangrove saplings, also dropped a bombshell; he said he had learnt that there are some 15 new applications to build on the hill slopes and seafront of Tanjung Bungah.
Teh: Taken a big gamble by breaking ranks with his party.He is under pressure from his party, which does not want to offend the powerful developer lobby in Penang. Many see him as a chess piece in the tussle of wills between the people and the powers-that-be.
His boss Lim Guan Eng is said to be very annoyed with him. The DAP elected representatives have a pow-wow every Friday with the Chief Minister. At a meeting earlier last month, Teh was slapped with a gag order and told to do damage control on his "loud and clear" remarks. Teh kept mum throughout the meeting and skipped the following week's meeting.
It is apparent he has decided to put his constituents' interest above that of his party bosses. He attends TBRA meetings, joins them at protests and despite coming across as rather clueless on a lot of issues, he has won praise from the residents.
Teh's attitude has been a stark contrast to Bukit Bendera MP Liew Chin Tong whom residents say has not come out for them on the issue. Tanjung Bungah and three other state seats fall under the Bukit Bendera parliamentary constituency and the cerebral and Canberra-educated Liew would have been well-suited to bring the TBRA's complaints to the higher authorities and help find a solution.
Deaf and dumb stand
But, according to those in the TBRA, the DAP politician has adopted a "deaf and dumb" stand on their problems. Yet, he has loads of opinions on everything else – from the Lynas plant in Pahang to Myanmar politics and the Arab Spring.
"He should also look after his own backyard," said a journalist from a Chinese newspaper in Penang.
He cannot claim the hill issue is outside his purview as an MP. DAP MP for Jelutong Jeff Ooi had defied his bosses and stuck his neck out for his constituents on low-cost housing in his area.
Aeria: No action from authorities on hillslope development.At the height of the issue, Liew was seen up on Penang Hill with his Chief Minister at the launch of some hilltop cafe. Liew is clearly trying to stay in the good books of his DAP boss and he probably figures he can hold on to Bukit Bendera without the support of the Tanjung Bungah people.
Teh, on his part, is struggling to cope and had to engage a Chinese newspaper journalist to help him handle the media. Teh, who hails from Kedah, has been in Penang DAP for more than 20 years and probably feels a greater commitment to the State and the people's problems.
"We are not political and we are not against development. But we are against bad development taking place without the necessary infrastructure," said Dr Leong.
The residents are disappointed that the State planning authorities have been unable to come up with a suitable policy for Tanjung Bungah. A big part of the problem has to do with the ambiguity over the development zoning of Tanjung Bungah.
According to Aeria, Tanjung Bungah had actually been listed as a secondary zone in the Penang Structure Plan, as the policy plan for the State is known. But a map in the same report identified it as a primary zone. A primary zone is subjected to a higher development density than a secondary zone. The TBRA wants Tanjung Bungah to be classified as a secondary zone so that the development pressure will be reduced.
The TBRA took the matter to court but the judge dismissed the case on grounds that the deadline for the application had expired.
The demands made by NGOs like Sahabat Alam Malaysia and the Malaysian Nature Society have been more drastic. They want all hill projects halted and a freeze on approved projects until the guidelines for hill development are revised.
"The issue of overdevelopment is not only in Tanjung Bungah. It is quite widespread, from seaside to hillside, from the kampung to the city. But the pressure has been greatest on the island where there is limited land but everyone wants a house here. The current State Government is pro-developer, no doubt about that. DAP can blame the last Government for many problems but they cannot deny they are good friends with the developers. People have eyes, you know," said a Penang lawyer.
Liew: Bukit Bendera MP seen as "deaf and dumb" on issue.The standard tune from the State Government is that it has not approved any projects above 76m since 2008 and the problematic projects were approved by the previous administration.
But as Tanjung Bungah advocates have pointed out, many of the projects causing grief to people are hillslope projects below 76m. They say it is time to revamp the building regulations if even projects on slopes below 76m are causing problems. They want a moratorium on development in Tanjung Bungah until a clear-cut zoning policy is drawn up.
They are also stunned to hear that there are 15 new applications for projects on Tanjung Bungah's hill slopes and seafront as revealed by their assemblyman. They want the State to be transparent about the new schemes.
As Penang Island municipal councillor Dr Lim Mah Hui said earlier this week, public officials and politicians must realise that the middle class in Penang are voicing their concern and anger in public protests because they feel that something is not right with the development taking place.
The outspoken Mah Hui was placed under a gag order after the "dying hills" issue erupted. The moment the gag was lifted on Monday, he made an enlightening speech before a full council which has been making the rounds among concerned citizens.
Mah Hui has been very concerned about the State Government's fascination for mega-projects such as the undersea tunnel and the sPICE convention centre. He said that the larger community must be consulted on mega schemes.
His speech was a subtle warning of how ambitious projects like the Penang Global City Centre in 2008 came up against massive opposition from the people. The ill-conceived project was said to have contributed to the Barisan's defeat in Penang. And 18 years before that, a scheme to put a theme park on Penang Hill ended the political career of the late Tun Dr Lim Chong Eu.
Tanjung Bungah's vocal middle class played their part in ushering the Pakatan Rakyat Government in 2008. They had high expectations of the new Government and are disappointed that it is not much different from the one they voted out.
"We had expected them to champion our cause but they are not as responsive as we would have liked. We were in a tunnel with the last Government and there is still no light at the end of the tunnel under the present Government," said Aeria.
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- 20 paid RM4,888 each for 'certs'
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