Voice in the Crowd — October 6, 2011

Penang Hill — Nature's gift to the public

Photograph: Johnathan Tan

By Goh Ban Lee

What's New York without Central Park or Hangzhou without the West Lake? Any city worth its name has a natural feature that is accessible to all inhabitants. Penang has its Hill. But for how much longer?

Internationally, Penang Hill has little to shout about. It is nowhere near the fame of Huangshan in China or Mt Fuji in Japan. But to Penangites and many Malaysians, it is very precious. As such, it is very painful to read the almost daily critical news about the hill. They include the newly built RM73mil funicular train, the RM3.5mil to RM5mil four-storey car park and proposed lower station roof. Then there are the controversies on who should get the credit or blame for rejecting the proposal to develop the hill into another man-made tourist resort.

Unfortunately, in the midst of the blame game, an important question has been neglected: development for whom? This is particularly important as plans are being prepared to regulate the development of the hill for the next decade or so. Officially, the state government has appointed a consultant firm to prepare a Special Area Plan for it. A "Strategic Penang Hill Development Plan" is also being prepared by some prominent architects and planners.

But Penang Hill already has a plan, namely the Penang Hill Local Plan, the only gazetted local plan in the state. It was prepared in 1996 after the controversies surrounding the development plan proposed by Bukit Pinang Leisure Sdn Bhd in 1989.

Although it is not the most exciting plan, it does contain an important caveat in its development. It provides for "the carrying capacity of specific sites… taking into consideration the physical, environmental and infrastructure constraints". Although the plan provides for 10,000 visitors per day, it cautions that this is an arbitrary number and that there is a need to "monitor for evidence of deteriorations to the physical environment".

Photograph: Kwong Wah Yit Poh

Meanwhile, ad hoc decisions have been made that have long-term effects. For example, the funicular train is now a reality. Hate it or love it, most have to use it unless they want and have the stamina to walk up the hill or pay to be driven up using the "jeep track" from the Penang Botanic Gardens.

A new hawker centre is about to be completed. Furthermore, the contract to rehabilitate the Crag Hotel has also been decided. The tea kiosk on Strawberry Hill and five state-owned bungalows have been contracted to a private party some time ago.

Penang Hill has been a very popular place for Penangites. With an elevation of about 833m, it is a cool place of between 20ºC to 27ºC. Then there are the scenic and panoramic views. As the hill is located very close to populated areas, thousands of hikers of all levels of fitness make full use of the various trekking trials and bridle paths every day.

Photograph: Marisa Heah

Besides day visits, until the 1980s, it was possible to rent state-owned bungalows, such as Woodside, Fernhill and Hill Side, for RM20 or RM40 per night. Even Penang Island Municipal Council bungalows, namely South View and Richmond, were usually used by Penangites as guests of councillors and officers. Those who are now in their 50s, 60s, 70s or even 80s should have memories of many unforgettable nights spent in the cool environment listening to ghost stories.

Sadly, the state bungalows are now in various stages of disrepair. Crag Hotel has been contracted to a private company well known for very luxurious holiday resorts. Chances are that once the hotel is in operation again, most Penangites will not be able to afford the facilities.

Unfortunately, progress and development are often equated to building big and expansive projects. In ecologically-sensitive areas such as hills and coastal areas, it is better to leave nature alone. If there is to be human intervention, then it should be for enhancing the natural environment and facilitate access for all. The most attractive sites should not be sold to the highest bidder and become the private domain of very few people.

The new Penang Hill plan should involve minimal destruction of the natural beauty of the hill or what is left of it. Ideally, it should not allow any new development projects except public facilities, such as toilets, public shelters from the rain, sheltered picnic areas and scenic view platforms. On the contrary, the plan should identify buildings that should be acquired to facilitate public access to scenic areas. State properties which have been privatised must be taken back so that they can be rented out at affordable prices.

It is fair to believe that when Penang Hill was first developed in 1800s, it was to be the recreation and convalescent centre for colonial officers and European planters, but gradually also attracted very rich Asian businessmen. As a result, places with scenic and panoramic views are now occupied by either government bungalows or private residences. This is understandable. After all, when Francis Light took over Penang Island on behalf of the East India Company in 1786, he did not promise to do it for the benefit of the people.

Photograph: Johnathan Tan

Today, every politician pledges to serve the people. Every political party champions "people-centric" policies and plans. Yet several scenic sites and coastal areas in Penang are now out of bounds to most people after being declared gated communities or have become too expensive for the average wage earners.

Penang Hill should be planned and developed in such a way that everyone, rich or poor, can have access to scenic areas without it costing a week's income to have a meal or a half-month's pay to stay a night. Penang Hill is nature's gift to Penangites. It should be for all to use.

Goh Ban Lee is a senior research fellow at the Penang Institute.

16 November 2011 | last updated at 12:04am

CAP calls for a rethink of projects

By AUDREY DERMAWAN AND KOI KYE LEE 
GEORGE TOWN 
audreymd@nst.com.my | 0 comments

Penang's most recognisable activist warns against pursuing road and tunnel projects

 

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S.M. Mohamed Idris, the 85-year-old activist asked the DAP-led state government yesterday to disclose which prime land in Gurney Drive will be 'given away' in exchange for RM8 billion worth of infrastructure projects to resolve the island's severe traffic congestion.

The  Consumers' Association of Penang (CAP) president, commenting on the proposed building of three roads and a tunnel linking Gurney Drive to Butterworth, said the state was courting trouble by pursuing the project.

He said a recent major hydraulic study conducted by the Department of Irrigation and Drainage  (DID) showed that land reclamation had badly affected the coastal and fishing areas on the mainland. These have also affected sea currents.

"By proceeding with the infrastructure projects, the state is  courting trouble and as such, CAP is strongly against any further land reclamations."

Penang Chief Minister Lim Guan Eng recently announced plans to construct three major roads and a tunnel project, to reduce traffic congestion on the island.

Under the plan, the state government will pay developers with prime land around Gurney Drive to construct the three bypass highways and a sea tunnel connecting Gurney Drive to the northern side of Butterworth, costing a total of RM8 billion.

Idris, who is Sahabat Alam Malaysia (SAM) president, said Penang should wait for the outcome of the Tansportation Master Plan before pushing ahead with the projects.

As the new road projects would lead to a busier traffic, Idris asked this: "Can Penang afford to cope with the increase in capacity?

Will the people be happy with all this? What will happen to their quality of life?"

Echoing this sentiment was Universiti Sains Malaysia School of Civil Engineering lecturer Professor Dr Ahmad Farhan Mohd Sadullah.

He said it was much wiser for Penang to concentrate on a new rail-based system, supported by  an improved public transportation system.

"Instead of a road tunnel, we can actually do with a rail tunnel ... in fact, we do not need a tunnel at all, as building rail tracks along the bridges are a much better and cheaper option. It is therefore my recommendation, that the government rethink the rail project."

Read more: CAP calls for a rethink of projects - General - New Straits Times http://www.nst.com.my/local/general/cap-calls-for-a-rethink-of-projects-1.6442?open=true#commentsForm-7399#ixzz1dsfsp8EO

Tuesday, November 15, 2011

Penang World City project subject to EIA

Posted on 14 November 2011 - 05:33am
Last updated on 14 November 2011 - 07:48am

Himanshu Bhatt
newsdesk@thesundaily.com


Low (2nd, right) exchanges signed documents for the sale and development of the Bayan Mutiara land with Rosli. Looking on (from left) are PDC deputy general manager Datuk Abdul Rahim Isahak, Lim and Nazir. MASRY CHE ANI / theSun

GEORGE TOWN (Nov 13, 2011): The recently unveiled 'Penang World City' planned on reclaimed land south of the Penang Bridge with an estimated gross development value of RM10 billion is subject to Environmental Impact Assessment (EIA).

In asserting this, Chief Minister Lim Guan Eng also clarified that the beach along the land will come under the state while the project site is taken over by developer Ivory Properties Group Bhd.

Lim, who officiated at the signing ceremony for the purchase and development of the land between the Penang government and Ivory last Friday, was responding to a question on public concerns following a spate of reclamation projects in the state.

�The EIA must be complied with, there will be no exemption,� he said, commenting on reports that the hydroflow in the seas around Penang may be affected by the reclamations.

He also said that the units on the reclaimed land will be offered on freehold terms, but the beach along the land will be maintained under the state.

The development is to be undertaken in a joint venture between Ivory and Dijaya Corporation Bhd.

The two public listed companies formed Tropicana Ivory Sdn Bhd (TISB), with Ivory (through wholly-owned subsidiary Ivory Utilities Sdn Bhd) taking a 51% stake and Dijaya (through wholly-owned Tropicana Development (Penang) Sdn Bhd) holding the remaining 49%, for this project.

The project covers a land size of 41.5ha, of which 27.3ha is existing reclaimed land and 14.2ha has yet to be reclaimed. The cost for the remaining reclamation will be borne fully by Ivory.

The new project is planned to include luxury condominiums, medium-rise condominiums, business suites, services residences, iconic office block, waterfront entertainment hub, commercial and retail spaces, waterfront villas and medical facilities.

The agreement was signed by PDC general manager Datuk Rosli Jaffar, Penang State Economic Planning Unit deputy director (macro) Hafidzah Hassan who represented CMI, and Ivory chairman and Group CEO Datuk Low Eng Hock

Also present was Ivory deputy chairman and executive director Datuk Seri Nazir Ariff.

The land known as Bayan Mutiara had been earmarked by the previous Barisan Nasional (BN) state government for a �Mini Putrajaya� government administrative centre, but plans for these were deferred.

The Pakatan Rakyat state government, through its Chief Minister of Penang Incorporated (CMI), then last year entrusted the PDC to spearhead a new development project there.

PDC arranged an open tender through a Request for Proposal (RFP) exercise which ended on Dec 31, 2010. Three companies were short-listed.

Ivory was eventually awarded the tender with a price offering to pay RM240 per sq ft over five years to the state.

Lim said that the sale of land will enable the Penang government to generate revenue of approximately RM1.07 billion.

He stressed that contribution from the proceeds would be channelled towards the setting up of a RM500 million �Affordable Quality Homes Fund� in the state.

�Among others, one of the locations identified for affordable quality housing is in Batu Kawan where 200 acres (81ha) has been earmarked to build about 15,000 units with prices ranging between RM 72,000 and RM 220,000,� he said.

ESTABLISHED HOUSING AREAS SUFFER - MPPP garis panduan on increased of density to 87 units per acre

change in plot ratio for affordable housing and increased in density
to 87 units per acre

High density project without consideration of established housing areas

Monday October 24, 2011

Uneasy about high-rise project

A GROUP of residents from the Pykett Avenue, Khaw Sim Bee Road and Westlands Road area in Penang are raising queries and concerns about a high-rise property development in the vicinity.

The group said they were facing existing traffic problems and floods caused by heavy rains, and were worried about the environmental and social impact that the development would have on them.

Resident S.K. Ang of Lorong Pykett said a social impact assessment study had to be carried out along with a dilapidation survey on surrounding houses, to ensure no dispute during and after construction.

�As of now, we already have a spillover of cars in the area from existing residences. And floods will happen when it rains heavily,� she said when met at her house along with 10 other residents on Saturday.
Go slow: A photo taken by a resident shwoing cars going through floodwaters along Khaw Sim Bee Road during a downpour

Ang added that residents from the surrounding neighbourhood were also wondering what had happened to the Penang Municipal Council�s (MPPP) order that the developer rebuild a colonial era double-storey bungalow that it tore down without permission in July last year.

In January, the developer was fined RM6,000 by a magistrate�s court for illegally tearing down the bungalow, and MPPP subsequently issued the order for it to be rebuilt. To date, no work has been carried out yet.

It was reported that the developer planned to build four towers for a 315-unit apartment, with a five-storey podium for car park and public amenities on the 1.37ha plot.

�We�re not against development but why can�t it go hand-in-hand with preservation? Just because it�s easier to have development without preservation, doesn�t mean it can�t be done,� Ang said.

Another concern, she said, was the density of the units of the project.

�For an established housing area, the density is normally between 15 and 30 units per acre but the total of units planned for the project has exceeded that,� she claimed.

Another resident S.T. Cheah said that MPPP should ensure the environment was maintained and not disturbed by construction in terms of working hours, noise, dust and dirt.
Neighbourly concern: Ang (seated right) and other residents from Lorong Pykett, Westland Road and Khaw Sim Bee Road looking at a street map of the area

In an immediate response, state Local Government and Traffic Management Committee chairman Chow Kon Yeow said the order to rebuild the bungalow still stands.

He added that discussions were ongoing between the developer and the council.

He also said he was arranging for a meeting with the residents soon to hear and provide feedback for their grouses.

�The council has already implemented the new ruling, where certain areas could have higher density per acre, for more than a year now,� he said.

check on drains and gutters regularly to avoid clogging up and causing flooding

Thursday November 10, 2011

Eye on drains and gutters

PENANG has given out instructions for all drains and gutters to be checked regularly to ensure they are not clogged, said state Flood Mitigation Committee chair­­­­man Law Choo Kiang.

He said the instructions were given in a state executive council meeting on Tuesday to the Drainage and Irrigation Department, Public Works Department and the Seberang Prai and Penang Municipal Councils.

"They are to tell their district engineers and officers to conduct regular checks on all drains and gutters," he said.

He also said the second phase of dredging works to deepen Sungai Gelugor started on Tuesday.

"We are undertaking dredging works to deepen the river to prevent floods from happening during this monsoon season.

"The first phase of the dredging works was conducted in June, and we started the second phase on Tuesday," said Law during a site visit to check out the dredging works yesterday.

Drainage and Irrigation Department northeast district engineer Hasan Abdul Majid said flash floods had occurred in the area as a result of the monsoon rains but they were at a very minimal level.

"It's only about six inches deep and usually recedes within the hour," said Hasan.

Batu Uban assemblyman S. Raveentharan who was also present during the site visit advised the public not to throw rubbish into the river

"The river gets choked up with rubbish which is also another reason that contributes to the floods," he said.

Law also encouraged the public to visit infobanjir.water.gov.my to get real time updates on river levels and rainfall data in the state.

"respecting the environment is something the Australians do well. In terms of design, your building is not allowed to cast a shadow on another building.�

One day Malaysia shall be of the same standard !!

Tuesday November 8, 2011

SP Setia adopting the Aussie standard of property development

By JOHN LOH
johnloh@thestar.com.my

MELBOURNE: Through its property ventures in Australia, SP Setia Bhdaims to adopt the best practices from that market for its other developments, said president and CEO Tan Sri Liew Kee Sin.

�We need to blend in with the local environment that is important. When you go to a new place to invest, you have to learn first before you think about making money. You need to learn how things work,� Liew said at the launch of the developer's Fulton Lane property in the central business district here.

�Things are transparent here. We think that by learning from their systems, it will make us a better developer in Malaysia. For instance, respecting the environment is something the Australians do well. In terms of design, your building is not allowed to cast a shadow on another building.�

The 487-apartment Fulton Lane, which comprises two residential towers and a retail podium, has sold about 80% of the first tower block and 30% of the second block.
(From left): Setia Melbourne CEO Choong Kai Wai, Liew, Fulton Lane architect Karl Fender, Chor, Lee and Malaysian consul-general Dr Mohammad Rameez at the launch.

Set to be completed in 2014, the land was bought for A$30mil in March last year and has a gross development value (GDV) of A$470mil.

�I think Melbourne is a good market, but we will not be big here. We will start small, we want to understand the market and make sure we build a brand like how we did in Malaysia, which is a brand that people can trust.

�We'll do it slowly and make sure we execute it to the best quality. In Malaysia for example, it took us 20 years to build SP Setia. We'll be slow and steady on this.�

Although Liew maintained that the Malaysian property market was still SP Setia's main focus, the company was aiming for revenue from its overseas operations to reach 30% in five years.

He was not concerned by talk of a softening property market in Melbourne, saying: �A couple of weeks ago the Australian government reduced interest rates by a quarter per cent. If they reduce it by another quarter per cent, that would be perfect as the currency will drop and people will start to invest again.�

In his speech earlier, Liew said Melbourne had 30,000 Malaysians with permanent residence status, making it an attractive proposition for SP Setia.

The first block in Fulton Lane has received interest from investors as well as owner-occupiers, primarily Malaysians.

The second block, which is the taller of the two, has attracted the locals along with Indonesians and Singaporeans. SP Setia will also begin marketing the project in China in a few weeks, after similar excursions in Hong Kong, Jakarta and Brunei.

SP Setia Melbourne sales and marketing manager Jeffrey Ong said there had been some interest from institutional investors as well, but this was at the discussion stage.

On the proposed mandatory general offer by Permodalan Nasional Bhd, Liew said the state investment arm had come to an agreement with him and this would be reflected in the offer document that is to come from PNB.

�This is subject to the Securities Commission's approval, and if it goes through, it will be in the offer document. That's why it was delayed. We want to play fair to all the shareholders and keep them fully informed,� he said.

On SP Setia's plans for its 2.23-acre South Yarra land, also in Melbourne, Ong said it would have 329 apartment units and cater to local Australian buyers. The A$250mil GDV project is still in the planning stage, and Ong said it was scheduled to be launched next year, potentially taking some three years to develop.

The launch was attended by Housing and Local Government Minister Datuk Seri Chor Chee Heung and SP Setia Foundation chairman Tan Sri Lee Lam Thye.