Symposium seeks solutions for sustainability
NGOs, residents' associations and experts in various fields analyse the changing cityscape and warn of over-development
THE inaugural symposium organised by the Citizens Awareness Chant group (Chant) last Saturday ended with the conclusion that the island should not be allowed to become overdeveloped without sufficient infrastructure to support its growth.
Representatives of non-governmental organisations (NGOs) and residents' associations (RA) presented their findings and thoughts on what was happening in Penang at the symposium "We need this man! Solutions for Penang -- Review for a Sustainable Penang".
Among the topics of discussion were the many upcoming high-rise residential projects on the island, the role and performance of the Penang Island Municipal Council (MPPP) and outstanding issues such as the state's traffic and high density and the vulnerability of its heritage buildings.
Tan Seng Hai of Penang Forum said in the next three years, there would be some 5,000 new residential units with the completion of condominium projects in the southern part of the island.
His presentation showed the Golden Triangle condos in Relau with 672 units, the One-Cybercity mixed-development in Bayan Baru, and the Bayan City condos with 242 units, also in Bayan Baru.
He said the controversial subterranean Penang International Convention and Exhibition Centre (sPICE) project that came with additional 1,500-unit density for the developer, and future land reclamation projects in Bayan Mutiara and Tanjung Tokong had also raised much concern.
"These projects are going to have a huge impact on the traffic volume in their respective parts, which are already densely-populated, as well as have environmental implications," he said. He asked if traffic impact and sustainable impact assessments were made before the projects were given the green light.
Tan also urged the government to gazette the state Local Plan that has been delayed since 2008.
Former MPPP councillor Teh Leong Meng, who served from 2004 to 2008, said the previous Barisan Nasional (BN) government had drafted the state structure plan, which was approved in June 2007 and in the process of being gazetted when the state administration changed hands.
The plan had a controlled density of a minimum six units per acre and a maximum 70 units per acre but BN's housing policy, which had been in use for 27 years, was amended when Pakatan Rakyat took over in March 2008, he said.
"The density and plot ratio guidelines were amended to allow a maximum density of 87 units per acre on June 28 last year.
"I do not think the amendment is justifiable because it has huge implications on the people's quality of life and will worsen traffic and parking problems," he said, adding that the existing drainage systems in the different locations may not be able to sustain the increased population.
Teh, who is also state Gerakan local government bureau chief, said new highrise projects should not be allowed in established residential areas and asked the state to consider reverting to the previous density rate if the existing infrastructure could not support the new high-rise developments.
On land reclamation, Environmental expert and Socio-Economic and Environmental Research Institute founding member Datuk Dr Leong Yueh Kwang said the state government appeared to be giving away the rights to reclaim land, which was not the practice of other governments in the region.
Leong said even Singapore, which had seen many land reclamation projects, did not offer private developers such deals.
"In Singapore, land reclamation is made by three statutory bodies and the reclaimed land auctioned by the government, which is a good way to build up the country's reserves," he said.
The MPPP was criticised by NGO and RA members, who felt the council was unable to solve problems efficiently and effectively and had failed to take action against those who defied the law.
Kek Lok Si Temple's recent illegal clearing of the hill for a car park project and the approval for its plans to build a crematorium 1km away from the Air Itam Dam were brought up.
The NGOs said they were disappointment that despite breaking the law, the temple committee only received a reprimand and a brief stop-work order from the council, who later told them to submit applications for approval.
Former MPPP councillor Lim Kah Cheng of Penang Forum claimed MPPP did not manage its assets judiciously and was renting out its land too cheaply.
She said with the council could have released some of the land and properties it owned for use as affordable housing for the people.
On the heritage front, the state and the local authorities were also criticised for not doing enough to preserve buildings with historical significance, despite George Town being a World Heritage City.
Penang Heritage Trust honorary secretary Clement Liang brought up the recent demolitions of bungalows in Jalan Kelawei that were the residences of Thailand's first prime minister Phraya Manopakorn Nititada and Prince Svasti Sophon Vatanavisishtha when they were in exile in Penang in the 1930s.
Despite the historical significance, both buildings, which were sitting on prime land, were not spared from the island's development.
It was reported that the council had approved the planning permission and therefore, the demolitions.
Another issue that cast the MPPP in bad light was its ongoing work to upgrade drainage in the city, which had caused five-foot ways to be damaged.
A technical consultant with the George Town World Heritage Incorporated, who did not wish to be named, had criticised the work as it did not take into account the design of the existing drainage system and the pre-war houses.
The old houses had granite air-wells to collect rainwater that is channeled via an underground system into drains outside.
According to the consultant, the the wrong type of culverts had been used in the upgrading work, which would prevent water from getting out and consequently, seep into beams and walls, damaging the structures.
The NGOs and RAs also decided to stage "Occupy MPPP" on Sunday to let the council know that it was going to be closely watched.
Chant member Dr Jimmy Lim said if the NGOs found MPPP's architects and engineers to have made a professional error, they would write to the organisation or society of the respective profession.
A memorandum resulting from the symposium will be prepared and passed to the Penang Forum, which will be holding a symposium to discuss development and good governance on Dec 18.
A final memorandum to the state government will be sent after matters discussed in both symposiums are combined.
Read more: Symposium seeks solutions for sustainability - Northern - New Straits Times http://www.nst.com.my/streets/northern/symposium-seeks-solutions-for-sustainability-1.17969?mid=54#ixzz1gJSZuwcC
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