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Rehda wants level playing field for private developers

PRIVATE housing developers are appealing to the government to provide the same exemptions as those in the 1Malaysia People's Housing Programme (PR1MA) scheme to encourage them to build affordable houses.

The Real Estate and Housing Developers' Association Malaysia (Rehda) president Datuk Seri Michael Yam said the developers are supportive of PR1MA and the government's agenda in providing affordable housing, especially to those living in urban areas earning between RM3,000 and RM7,000 in household income.

"It is almost impossible for private enterprises to deliver affordable houses in urban areas for between RM150,000 and RM400,000 due to the rising land prices, compliance costs, building material and labour costs and interest costs paid on financing idle land when awaiting development approval," he said recently.

It wants a "level playing field" for private developers and for them to benefit from the same exemptions, waivers and/or facilitation grant to developers which will, in all probability, provide a product that would be as competitive.

The developers have said they can step in to meet the demand for one million more houses in Greater KL within the next seven years.

At the inaugural Business Times Insight Series last Friday, which focused on affordable homes, PR1MA chief executive officer Datuk Abdul Mutalib Alias said a public-private partnership will be involved in meeting the 80,000-unit target.

PR1MA will build 50,000 homes by sourcing land from the Federal or state governments, government agencies and government-linked companies, while 30,000 more units would be built by private developers.

"When PR1MA Corporation is able to get government land at nominal to 'zero' cost and exempted from a whole raft of conditions normally imposed on private developers, such as the requirement to build low-cost housing, allocation for Bumiputera units at a particular discount, provision of infrastructure and amenities and possible waiver or reduction in capital contribution to utility companies, it has major cost savings that enable PR1MA to supply units at lower than market price," said Yam. 

"This would render market pricing and products of private developers uncompetitive."

He said private developers' delivery system has been time tested and proven in their ability to build more than a million low- and medium-cost housing in the last 40 years.

"If this advantage and benefit cannot be extended to developers wishing to embark on affordable homes, then it would be more practical and sustainable if government takes responsibility for social housing for the urban poor and disadvantaged and also affordable housing and relieve developers from providing subsidised housing," he suggested.

By this move, private commercially driven enterprise can concentrate on the higher-end properties.

"This way the inefficiencies in cross subsidies and prescribed burden can be removed, enabling developers to maximise profit that would result in higher tax collection by the government," Yam said. - Business Times

Glomac eyes Penang, more overseas ventures

KUALA LUMPUR: Glomac Bhd, which already has a presence in property hot spots in the Klang Valley and Johor, is now eyeing Penang as its next destination. The property developer is also not discounting the possibility of venturing into more countries across the globe.

Group managing director and CEO Datuk Fateh Iskandar Mohamed Mansor said Glomac is venturing out of its comfort zone in the Klang Valley, and aims to include more projects in Johor and Penang under its long-term plan.

“Our developments are mainly focused in greater Kuala Lumpur. We are actively looking for landbanks in Malaysia but mainly in greater KL. However, we are always open if any good opportunity comes up outside of KL,  especially in Iskandar Malaysia, Johor, and Penang, and even overseas,” Fateh Iskandar wrote in an email reply to The Edge Financial Daily.

He was responding to a question about Glomac’s  geographical diversification and whether the company is keen on expanding its presence in Sabah and Sarawak.

Fateh Iskandar, however, declined to elaborate on Glomac’s plans for Sabah and Sarawak.

Abroad, Glomac has ventured into Australia and Thailand. It undertook its overseas foray in 2006 when it boughtan office building in Melbourne, Australia for A$30.5 million (RM99 million).

In 2007, Glomac took a 49% stake in Thailand-based warehousing and logistics entity, WHA Glomac Alliance Co Ltd. However, it sold the stake in September 2011 for RM30.92 million.

It was also reported in 2007 that Glomac had intended to undertake an estimated RM800 million township development in Pune, India under a joint-venture with India-based developer Vescon  but there have no recent updates on this venture.

Glomac’s geographical diversification plans come at a time when the company is raking in higher new property sales.  Fateh Iskandar said the company expects to register at least RM750 million worth of sales in the current financial year ending April 30, 2013 (FY13),  13% higher than FY12’s RM663 million.

In the first nine-months of FY13, sales amounted to RM519 million while unbilled sales as at January 31, 2013 stood at RM827 million.
“For full-year (FY13) target, we are on track to exceed RM750 million,”  Fateh Iskandar said.

TA Securities, in its note on Glomac, expects the company to secure new sales of RM760 million for FY13, RM890 million for FY14 and RM953 million for FY15.

The research house said the increase in sales projections reflects stronger than expected sales from Glomac’s existing township projects. TA Securities expects a higher potential GDV of RM2.5 billion for the group’s new township development in Puchong and RM1.2 billion from its project in Dengkil.

Fateh Iskandar noted that the company continued to chalk up consistent sales for townships in Sungei Buloh and Rawang, while new launches in Lakeside Residences in Puchong have also been well received.

“Other developments such as Reflection Residences (in Mutiara Damansara) and Glomac Centro (Bandar Utama) also contributed (to overall sales),” he added.

Glomac’s cumulative net profit for the first nine-months of FY13 climbed 11% to RM70.29 million from RM63.53 million a year earlier. Revenue was higher by 9% to RM445.32 million against RM407.95 million previously. Glomac shares closed at 98.5 sen last Friday.

Maybank Investment Bank has raised its target price for Glomac to RM1.16 from RM1 previously. This comes with a “buy” call.  TA Securities has also increased its target price for Glomac to RM1.17 from 98 sen. - The Edge Property

Will MRT help boost prices?

DO infrastructure projects like the Mass Rapid Transit (MRT) really boost property prices? Sometimes it does, and sometimes it does not. It depends on a number of factors, according to property consultants.

When the MRT project was first announced, there was a general euphoria (with pockets of dissenting views) about the project. There was also an overall anticipation that property prices will get a big boost.

To a large extent, that has been true, although not chiefly because of the MRT factor. There are other factors like the cost of buildings materials and construction, among others, that have contributed to the rise in property prices the last couple of years.

But that premise aside that the MRT project boost prices there are also properties which have been adversely affected by the rail transportation construction and these can be seen in some areas today.

Before going further, one fact need to be established. There is a need for public transportation to improve if Greater Kuala Lumpur is to progress further. This public infrastructure will contribute to the liveability of Greater Kuala Lumpur.

But while there is a need for a well integrated public transportation system, it would be simplistic to, with one stroke, pronounce that the MRT will help boost property prices.

Because what is happening today is, during this current period of the MRT construction, there are certain properties that have become less desirable because they are directly affected by the MRT project. And these property owners have found themselves up against a wall, literally.

What is happening to them may be repeated in other locations along the 52km Sg Buloh-Kajang MRT line that is currently being constructed. And very likely, it will be repeated in the next two subsequent lines that will be constructed, if all the plans are to go ahead as scheduled.

An informal poll among property agents and a transport consultant was carried out which threw up differing schools of thoughts. It is impossible to write about this without going into specifics how many affected houses, exactly which house is facing what, and what's best thing to do in this predicament.

The specifics

As one drives from Bandar Utama heading towards Taman Tun Dr Ismail (TTDI), Kuala Lumpur on the Lebuhraya Damansara-Puchong (LDP), one will see that the MRT construction has started at Jalan Pinggir Zaaba, TTDI. Mudajaya Corp Bhd is the contractor for that stretch.

From here, the line connects to the Sprint and heads towards Damansara Heights. Before coming to the junction that leads to Bangsar, there is a row of shops housing Victoria Station and OCBC Bank on the left. Pillars have been erected close to the houses backing the Sprint. There are about 150 houses on Jalan Kasah from end to end including 36 of them located on two cul-de-sacs. Sunway Construction is the contractor for that stretch.

Already, houses in both locations have been put up for sale. One may say, houses are being put on sale all the time. But what the agents and owners are experiencing today is a drop in demand and prices.

A few agents who declined to be named say the value of properties directly affected have dropped between 20% and 30%. Previously, the price of the double-storey linked houses were priced between RM1.2mil and RM1.3mil.

Today, an owner is trying to sell his double-storey terrace unit at RM1mil negotiable, and another at RM950,000. There are no takers.

The MRT viaduct that the train runs on is expected to cover half of the two-lane road in one section of the road fronting about 20 houses. The MRT viaduct will be between 15m and 20m high from the ground, which is higher than the houses there. At the closest point, the viaduct will be 14.5m away from one of the properties, according to drawings submitted by a group of owners to City Hall.

Says an agent who declined to be named and who specialises in that location: “It is best that certain parts of Jalan Pinggir Zaaba stretch be converted into commercial zone. If this is done, the value of the properties there will increase and it is up to the owners if they want to continue to stay, or to sell out,” says an agent.

A transport consultant who requested anonymity feels the same. “The owners now know how close the pillars will be. Potential buyers can see that for themselves. Why would they buy those properties unless they are buying it cheap in order to rent it out?”

He says there was a situation in Taman Mega Mas, Petaling Jaya which involves a pass-through tunnel linking Ara Damansara with Taman Mayang. It was no longer environmentally conducive to be a residential area because of the high traffic volume. But “in order for an area to successfully be converted into a commercial area, everyone in that affected area must agree to it. Those who are not too adversely affected may protest. Once an area is commercially zoned, there will be commercial traffic, which makes it inconducive for those who may want to stay,” he says.

“Jalan Pinggir Zaaba lends itself to be a commercial area, but not an overly busy one. There will be a certain amount of parking space below the viaducts and accessibility can be improved. This is a viable option for the affected properties but the owners along that stretch will need to be united about this and it is up to the authorities concerned.

“However, Jalan Kasah, Medan Damansara does not have the same advantage as TTDI's Jalan Pinggir Zaaba as the properties there do not have good strategic frontage or access, or space,” the consultant says.

He gave an example of an area in Jalan Pudu, Kuala Lumpur near the Gerakan headquarters where the semi-detached houses were converted to showrooms and other commercial use as the area was no longer viable nor conducive as a residential area.

The opposing view

However, there is another school of thought about the switch from residential to commercial use. Fernstate Sdn Bhd (real estate) senior manager Shawn Fernandez feels differently. His office his located in Jalan Setiapuspa, Medan Damansara in the same block as Victoria Station, which fronts the Sprint Highway.

Fernandez says landed properties will not be terribly affected in the longer term although there will be fall in demand and prices in the short immediate term. Converting residential to commercial use when it involves the MRT project will set a precedent and this will be a mistake. Also, there will not be sufficient parking space for the Jalan Kasah area.

“My suggestion would be for owners to sit out the construction period,” he says. Fernandez says the line will take three to four years to complete. Cost of construction and labour will only go up and so will the affected landed units in time to come.

“When the train is up and running, over the longer term, the convenience will have some form of value. We are seeing that in Brickfields today. When KL Sentral was being constructed, there was much concern about property owners.”

But the specifics are important, says Fernandez. If a house is next to a station, the value of the property will be affected, while the next one a few rows away will command a better value, Fernandez says.

He says there are owners who want to sell out and there are those who are taking a wait-and-see attitude in Jalan Kasah today.

There are two things facing property owners there the retaining wall and the alignment. All the 150 houses, from end to end of Jalan Kasah will be affected, he says.

It is which house, to what degree, because once the line is operational, the row backing the Sprint will be affected.

The train, he says, will run in the middle of the Sprint. That means all the houses backing the Sprint will be affected so it is wrong for the people staying there now to say they are not affected.

Says Fernandez: “It is difficult to assume what will happen to these houses until we know details about the wall that is being constructed today how high will it be, the type of retaining wall that will be built and other details.”

Acknowledging that he is a lay person when it comes to engineering, he says a wall with two layers of bricks and a space in between will reduce noise level better than a wall with one layer of bricks. A wall higher than the roof top will serve as a noise buffer better than a low wall.

Explaining further, Fernandez says a wall with protrusions facing the highway will be able deflect sound waves better than “a straight wall” with no protrusions. If the wall can be made aesthetically pleasing, that will help. He doubts residents know these details.

“It is important to engage the people who have been affected. If the retaining wall can be made aesthetically pleasing and serves its purpose to reduce noise and vibration levels, if the Government (or the companies involved) can make contributions to double-glaze windows to further enhance the liveability of their properties, owners may be happier.

“It is when there is inadequate engagement and scarce information with little details, that gives rise to situation we have today in the affected areas,” says Fernandez.

A retaining wall, not MRT viaduct

In response to a letter from a reader, Mass Rapid Transportation Corp Sdn Bhd CEO Datuk Azhar Abdul Hamid earlier this week wrote that “what is being built now is a retaining wall and not the MRT viaduct.” (Retaining wall, not MRT Viaduct, being built, April 3, 2013)

“With the retaining wall, a new slow lane for the Kuala Lumpur-bound side of the Sprint Highway can be created. This new lane will compensate for the fast lane of the highway which is being taken for the MRT viaduct. The MRT, therefore, will run in the middle of the Sprint Highway and not metres behind the houses along Jalan Kasah.” - The Star

Kepala Batas — from sleepy hollow to thriving township

KEPALA Batas, once a sleepy one-street town in the 1970s, has undergone rapid transformation into a bustling township in the past 10 years.

Located in the northern part of Penang’s Seberang Prai, the area was surrounded by rubber trees and padi fields in the 50s and 60s. The rubber trees were replaced by oil palm plantations later.

The town witnessed much development after Tun Abdullah Ahmad Badawi, who has been Kepala Batas MP since 1978, was appointed a minister in 1981.

The pace of development picked up after he became deputy prime minister in January 1999 and prime minister from 2003 till April 2009.

Many higher education institutions have made their home in Kepala Batas.

Abuzz with activity: The old town of Kepala Batas.

Among them are the Allianze University College of Medical Services, Penang Matriculation College, Mara Skills Training Centre, Industrial Training Institute, Dental Institute and Kolej Komuniti Kepala Batas.

Housing projects such as Taman Bertam Indah, Taman Penaga Permai, Bandar Putra Bertam are also coming up.

The Federal Government agencies are located under one roof at Wisma Persekutuan.

Major programmes are held at Dewan Milenium. Sports events are organised opposite it at Kompleks Sukan MPSP.

A Fire and Rescue Department building opened in 2009 while the new Masjid Abdullah Fahim with a capacity for at least 5,000 people was built recently.

Tourists can visit the Pantai Kamloon Recreation Park. They can also stay at the homestay kampung houses offered by the villagers at the outskirts of Kepala Batas.

Lovely architecture: The newly built Masjid Abdullah Fahim in Bertam.

The biggest hotel in Kepala Batas is Hotel Seri Malaysia, which also happens to be the highest building in Kepala Batas.

Rapid Penang provides reliable public transportation connecting Penang Central in Butterworth to Kompleks Datuk Kailan in Kepala Batas.

Visitors entering Kepala Batas from the expressway will have to pass through the old Kepala Batas town. There are shophouses along the road.

Resident Muhammad Nizam Muhammad Nazar, 27, who runs the popular family-owned Restoran Che Abang in Jalan Perak, said the area underwent rapid development after Abdullah became prime minister.

“The old oil palm estates were cleared to make way for housing projects.

“Roads were widened, potholes patched up and additional street lights installed. Public amenities were also upgraded,” he said.

Muhammad Nizam said many youths there are working in factories in Prai and Bayan Lepas.

He said there was no night life in the town since most shops and outlets close around 9pm.

Tailor Hoo Ah Huat, 65, who operates a Jalan Penaga shop passed down by his father, said his business had slowed down.

Some like it hot: Muhammad Nizam serving customers his popular curry fish head.

“Most people prefer to buy ready-made clothes from shopping malls,” he said.

He said although there were job opportunities in Kepala Batas, the younger generation preferred to work elsewhere.

“It’s the old people who run their family businesses. We don’t get much business from tourists since there are no major tourist attractions here,” he said.

Penaga, which is one of the state seats under the Kepala Batas parliamentary constituency, is a coastal town. There are some 1,000 fishermen staying there.

The village was badly hit by tsunami in 2004. The Federal Government spent much money to rebuild the damaged houses and provide aid to affected fishermen.

The other state seat in Kepala Batas is Bertam, which is developing into a modern township.

It has a mixture of development. For example, the Penang Golf Club and residential areas such as Bertam Perdana and Bertam Indah can be found here.

A supermarket is scheduled to be opened soon. There are also many existing retail outlets and fast food restaurants.

Banker turned entrepreneur and Penang Woodball Association coach, Zulkarnain Mohamed Shaharuddin, 43, said he moved to Bertam seven years ago from Kuala Lumpur.

He owns a pizza shop and a courier outlet.

“I have studied the market here. There is a good demand for pizza since there are many office workers and students.

“My courier outlet is the first of its kind in Kepala Batas,” he claimed.

Zulkarnain said a major hypermarket was expected to open its doors in Bertam.

“This is good since locals do not have to travel far to Butterworth or Penang island to make big purchases.

“Maybe we can have a better night life in Bertam,” he said.

Student Wan Nur Syafatin Wan Zailan, 18, said she found Kepala Batas to be a boring place.

“My family just moved here from Sungai Petani. There is no place for youths to chill out. There is no happening mall here,” she said.

Wan Nur Syafatin said the good thing about Kepala Batas was that it was not as crowded as Sungai Petani.

“There is not much traffic on the road unlike the traffic snarls in Sungai Petani,” she said.

Pinang Tunggal, which is another state seat in Kepala Batas, has breathtaking views of padi fields. There are also vegetable farms here.

An overhead bridge was completed recently and will be officially opened to the public soon. It is part of the Electrified Double Track Project from Ipoh to Padang Besar. - The Star

Be forewarned: Do not sign your rights away

“THE developer says I must sign the letter to collect the keys.”

How often do we hear that from house buyers? Too often. How often do house buyers know what to do when faced with such dilemma when taking vacant possession? Not often enough. Do you know the entire content of the letter that you are asked to sign? Not really. Are the content too confusing and legalistic? Ehh Conclusion: Guess there is too much pride to admit that they are ignorant. The worst affected ones are the nave and unwary first-time house buyers.

When completion of a house is delayed, the developer must pay compensation or liquidated damages, commonly referred to as LAD (liquidated ascertained damages) to the house buyer. This LAD is calculated at 10% per annum on the purchase price for the period of delay in handing over the house.

Developers (unscrupulous ones) are known to have resorted to various ways and means to avoid paying LAD and these include misleading house buyers into signing waiver letters before handing over the keys to the house buyers. Some even resort to refusing to hand over the house keys unless the house buyers sign such waiver letters. What are house buyers to do?

First of all, house buyers must know their rights, benefits and entitlement. Secondly, they must not sign their rights away.

The developer must hand over the keys to the house buyers when the house is completed and ready for delivery of vacant possession. Buyers will be asked to sign a letter when collecting their keys. What house buyers must know is that this letter for collection of keys should contain nothing more than an acknowledgement by the buyer that he has collected the keys and a confirmation as to how many sets of keys are given. This letter must not contain any terms or conditions that the buyer waives LAD or other rights, benefits and entitlement under the sale and purchase agreement (SPA) or that the buyer will not make any claim whatsoever against the developer.

HD Act and its governing regulations

Under the Housing Development (Control and Licensing) Regulations 1989 (HDR) [which are regulations made under the Housing Development (Control and Licensing) Act 1966 (HDA)], the sale and purchase agreement (SPA) for any housing accommodation sold by a housing developer must be in the format prescribed under the HDR. This SPA, unlike any other contract of sale, contains provisions which cannot be changed at all unless such changes have been sanctioned by the Controller of Housing at the Housing and Local Government Ministry (MOH). In other words, this SPA is a statutory contract and all the provisions in this SPA are statutory requirements which must be strictly complied with.

One of the provisions of the SPA gives the house buyer a right to be paid LAD immediately by the developer in the event of delay in the completion of the housing accommodation. It is found in Clause 22(2) of Schedule G and the corresponding Clause 25(2) of Schedule H - Sale & Purchase Agreement.

Can this statutory right be waived by the house buyer? According to the Federal Court, the answer lies in the overall purpose of the legislations and whether this purpose would be defeated by permitting waiver and contracting out.

There is no shortage of cases whereby the Courts of Law have decided that the housing legislations are a social legislation, the main purpose of which is to protect the interest of house buyers. And, according to the Federal Court, the protection given to house buyers under the HDA and HDR is not just a private right but a matter of public interest. Such court decisions have even received affirmation and endorsement by Parliament in 2007 when it amended the long title to the HDA to read as “An Act to provide for ... the protection of the interest of purchasers... ”

If statutory rights given to house buyers could be waived by them individually, surely the good and commendable intention of parliament to provide the much-needed protection for house buyers (and indeed the whole purpose of the housing legislations) would be defeated and eroded.

The conclusion is therefore clear and simple. Waiver letters are not worth the paper they are written on. They cannot be held against the house buyers and must be declared null and void. Developers must be made to stop trying to wriggle their way out of paying LAD. They must accept that the only way they can escape liability to pay LAD is for them to secure a certificate from the Controller of Housing extending the delivery date.

Word of caution

House buyers are strongly cautioned not to sign waiver letters to avoid possible undesired delay(s) or outcome in their claims and unnecessary legal battles with unscrupulous developers who will raise whatever issues possible to avoid or simply delay the legitimate claims from the house buyers.

“But what can I do if the letter contains a waiver? I don't have a choice. I want my keys and the developer says I must sign then only can give me the keys.”

Sign “Under Protest” is one way. The house buyer can write a note on the letter that he does not agree to waive LAD, or that he does not agree to waive his rights, or that it is “Without Prejudice” to his/ her rights under the SPA. Alternatively, he can delete the offending words or sentences.

If the developer refuses to give the keys unless the house buyer signs without adding or deleting anything from the letter, the house buyer are constrained to sign and collect the keys but should immediately after that write to the developer to state that he was not given a choice but was “arm-twisted” and that he does not agree to waive LAD or other rights. A complaint should be immediately lodged with the Enforcement Division of the Housing Ministry (www.kpkt.gov.my ) and a claim can be filed at the Housing Tribunal, both of which should be done expeditiously.

Tribunal for Home Buyer Claims: www.kpkt.gov.my Portal TTPR)

The Tribunal for Home Buyer Claims, commonly known as the Housing Tribunal, is empowered to deal with house buyers' claims against developers and can give awards up to RM50,000. Its awards can be enforced against developers just like a judgment from a Court of Law. In addition, non-compliance of its awards is an offence and the defiant developer can be prosecuted.

Even though its head office is in Putrajaya, the Housing Tribunal has branches in Johor Baru, Seberang Prai as well as Kuala Terengganu. It conducts court hearings, not just in Putrajaya and its branches, but also many other localities for the convenience of house buyers. The filing fee is RM10 and no lawyers are required. It has been set up for the benefit of house buyers. It is cheap, fast and easy, so make use of it.

Even though I take the view that a waiver of rights and benefits under the SPA by any house buyer is void and cannot be enforced, house buyers are strongly advised to avoid signing any such waiver letter to avoid undesired outcome to their claims.

House buyers are cautioned to exercise prudence when dealing with such shrewd and unscrupulous housing developers who have no principles. Avoid buying property from those developers who have such unprincipled track record.

Chang Kim Loong is the honorary secretary-general of the National House Buyers Association (www.hba.org.my), a non-profit, non-governmental organisation manned by volunteers. He is also a councillor at the Municipal Council of Subang Jaya. - The Star

From padi fields to industrial zone

NOBODY would have imagined that Bayan Lepas – which is now full of factories, houses and shopping centres — used to be the rice bowl of Penang, just one big padi field stretching as far as the eye can see.

These padi fields used to be on both sides of the main road, and the network of irrigation canals provided youngsters like us plenty of opportunities to fish and catch frogs.

The fish were not for the dinner table, but were mainly common guppies and the occasional fighting fish, which found their way into our home aquariums.

Back then, a number of pre-war bunkers could be seen scattered among the padi fields. There is one remaining along the road in Relau now, not far from the Bayan Lepas main road, but most people pass it by without knowing it is there.

In Batu Maung, where a war museum has been set up, visitors can now see the underground tunnels, ammunition bunkers and ventilation shafts set up by the British army in their futile attempt to fight the Japanese invaders.

For older Penangites who remember Bayan Lepas as an isolated rural setting, its transformation into a major urban hub, starting with the setting up of the Free Trade Zone, must have been quite phenomenal.

How it looked: In January 1997, the new road near Bayan Baru and Gold Coast which linked to the coastal road from Batu Maung to Penang Bridge was being built.

As a child, I always looked forward to my trips to the Bayan Lepas airport to see a relative off. Those were the days when you could still see the passengers up close from the viewing gallery as they walked towards the planes.

Other than that, Bayan Lepas was not really a place a city boy like me would head to — it was simply a faraway place as far as we were concerned.

But I still recalled those days when we would be put onto chartered buses for the traditional round-the-island trip as part of the year-end programmes.

Bayan Lepas, Relau and Balik Pulau — regarded as spots on the other side of the island — were usually compulsory stops along the way.

The 163-year-old Snake Temple was of course one of the main attractions as was the Tunku Abdul Rahman Aquarium, located at the Fisheries Department off Jalan Gelugor. In fact, Jalan Akuarium remains as testimony to the existence of the first public aquarium in the country.

While the Snake Temple remains a major tourist attraction, the aquarium in that locality has since been closed down and the National Aquarium at Zoo Negara now bears the same name in honour of the country’s first Prime Minister.

Point of arrival: The Penang Airport in its early days.

Another aquarium, the Penang Aquarium, has since been set up in Batu Maung by the Fisheries Department as part of its research centre and is drawing visitors as well.

According to reports, the name Bayan Lepas means “the parakeet has flown away.”

The folklore has it that a wealthy Sumatran family had arrived by boat at the coast of Bayan Lepas in the late 19th century and as they reached the shore, their pet parakeet flew off.

Another story has it that Bayan Lepas was named after Raja Bayan or Nakhoda Bayan, said to be a prince from Minangkabau.

He was said to have settled in Penang in the 1700s, when Penang was still part of Kedah, and that he was appointed to be a headman by the Sultan of Kedah.

But there was one man who changed the entire face of Bayan Lepas. After Gerakan, then an opposition party, swept into power in the 1969 general election, Chief Minister Dr Lim Chong Eu rolled out his economic plans.

Treasures of the sea: A large crowd gathering in front of the largest tank at the Penang Fisheries Research Institute Aquarium in Batu Maung.

He created the Bayan Lepas Free Trade Zone to enable foreign investors to open factories, mostly assembly plants, in Penang, to resolve the high unemployment rate in the state.

With attractive options, including pioneer tax status, multinational electronic giants descended on the island, paving the way for Penang to be known as the Silicon Valley of the East.

It would not be wrong to say that Dr Lim’s masterplan of turning the padi fields into one big industrial area helped propel Penang’s economy, especially after its free port status had been taken away.

The Free Trade Zone created thousands of job opportunities for people from all walks of life.

But some things will never change. Just a little distance from the Penang International Airport is the old town of Bayan Lepas.

Pre-war houses still line both sides of the main road while the police station and market, built in 1930, have remained.

Each time I return to Penang, I would make an effort to eat at the Cargas Café, which serves one of the best nasi campur Melayu on the island. The fried chicken and sting ray curry – the signature dishes of the restaurant – are simply delicious.

The seafood porridge in Jalan Sultan Azlan Shah is also a local favourite.

Many people, including Penangites themselves, now see Bayan Lepas as a thriving township starting from Queensbay Mall.

But right at the other end of Bayan Lepas is where the old world charm has remained at the Bayan Lepas old town.

Time seemed to have stood still here. And that, in a way, is what makes Penang uniquely special with its blend of new and old world charms.

For sure, there are still some things about Bayan Lepas that have notterlepas, or disappeared. - The Star

Penang Transport Master Plan unveiled

GEORGE TOWN: The Penang state government has outlined its short and long-term plans to provide an efficient and comprehensive transport system in the Penang Transport Master Plan (PTMP).

State Government and Traffic Management Committee chairman Chow Kon Yeow said traffic congestion was one of the main problems affecting Penangites and there was a need to find solutions to alleviate the problem.

“The PTMP is conceived at a cost of RM3.2mil to improve the traffic system so that public transportation will be the people’s main choice while travelling.

“The state also aims to achieve a 40% public transportation usage by the year 2030,” he said at the official launch of the master plan at Komtar yesterday.

Penang Chief Minister Lim Guan Eng expressed hope that the recommendations in the master plan would be implemented successfully with the full cooperation of the Federal Government in terms of fund allocation.

“A solid transport and traffic management system could be one of the factors that attract investments and we hope that it will help spur the economic growth in the state,” said Lim.

The 100-page master plan is divided into three phases of implementation.

The short-term implementation will start from this year until 2015, the mid-term phase from 2015 till 2020 while the long-term plans will continue from 2020 to 2030.

Among the short term plans are road and traffic lights upgrades, better traffic enforcement, the introduction of bus lanes in strategic areas as well as to create a network of free shuttle services in certain areas.

It also detailed the proposed improvements for both the highway and public transportation networks in the state.

The public can obtain a copy of the master plan for RM30 at the local government office on Level 56 in Komtar during office hours. - The Star

Retiree issued legal notice Landowner wants to evict 65-year-old

AFTER residing for over 45 years in Jelutong, Penang, retired salesman Chan Chin Hock, 65, and his family are now facing eviction by a developer who is also the landowner.

Chan said he was slapped with a legal letter on the matter by the developer to attend court on Thursday.

“My family just want a fair compensation, like a house for a house. The people here are not rich, and my family were offered only RM30,000 as compensation,” he added.

His family was among 88 squatter families affected by the development.

Jelutong MP Jeff Ooi told a press conference recently that 58 families had been issued legal notices on separately dates to attend court.

“I have arranged for a lawyer to defend them. Up to now, three have not received the notices, 10 decided to engage their own lawyers and one decided to vacate after accepting compensation,” he added.

The remaining 16 have decided to accept the compensation quantum.

Ooi claimed that the developer had disregarded the law by demolishing some of the squatters’ houses without prior approval from the Penang Municipal Council (MPPP).

“The mess from the demolished squatters was also left uncleared, posing danger to the residents living nearby,” he said.

Council officers from the Town and Country Planning Department and Health Department were present to conduct investigation into the matter.

Water samples from several sites in the area were also taken to check if the area was a mosquito breeding ground.

A representative of the developer declined to comment when asked about the issue. - The Star

Busy transportation hub

BAGAN is the unofficial Malay name of Butterworth in Penang. It means ‘jetty’.

Butterworth is the main town of Seberang Prai named after William John Butterworth, Governor of the Straits Settlements (1983-1855).

According to Wikipedia, the town was established in the mid-19th century as a landing place across the channel from George Town.

The town used to house many government offices but some of the offices were shifted to Kepala Batas, Seberang Jaya and Bukit Mertajam in the 1990s.

Butterworth is a major transportation hub in the state for railway and bus routes. The railway station, bus terminal and ferry terminal are all located within walking distance from each other.

Jalan Raja Uda is a food and shopping district famed for its hawker stalls, food courts and restaurants lining the streets.

Religious processions such as the Nine Emperor Gods Festival and the Chinese New Year Cultural Festival are held here annually.

This busy street is also popular for its night market and Apollo Market, which operates in the morning.

The North Butterworth Container Terminal, which is the main cargo hub of Penang, is sited in Butterworth.

So is the Sultan Abdul Halim Ferry Terminal where one can board the ferry to Penang island.

The 14km Butterworth Outer Ring Road is a boon to motorists as it reduces travelling time.

Now the attention in Butterworth is on the RM2.7bil Penang Sentral Project, which was launched in 2007 by former Prime Minister Tun Abdullah Ahmad Badawi.

It was reported that the project is scheduled to take off this year. The 9.6ha project will include integrate rail, ferry, monorail and land transport modes.

Bagan has seen housing projects mushrooming all over with new townships.

Purchasing officer A.J. Selvanathan, 48, said he was born in Sungai Puyu and the place was ideal for him.

He lamented that development had been too rapid in the area.

He said: “There used to be padi fields several decades ago.

“But for the last 10 to 15 years, Sungai Puyu has been turned into a residential area due to its proximity to the Penang Bridge and North-South Expressway.”

Although the town was ideal for those seeking a quiet life, residents had to be alert because of crime problems.

“I used to live in Kampung Manggis but I moved to the nearby Taman Selayang Indah last year after my house was broken into twice. It is quite common,” he claimed.

The father-of-three, who spoke fondly of his hometown, said he wished development could be more balanced.

“I’m not against development. Although there are many housing projects here, we don’t have a shopping mall, cinema or food places. Come nightfall, the town is dead.

“We also lack a secondary school. The nearest one is in Bagan Ajam about 30 minutes away,” he said.

He also remarked that property prices had skyrocketed over the couple of years.

Welder Safian Mamat, 45, from Kampung Benggali in Sungai Puyu, said he reminisced the time where children get to play at nearby padi fields.

“Now, there is only one padi field left. In the past, there were lots of coconut trees. During my time, we used to catch fish in the padi fields.

“It’s a pity that we don’t have the kampung environment anymore due to the rapid pace of development,” he added.

“I hope the authorities will provide more facilities for the public such as a park or football field,” he said.

Gardener M. Saravanan, 45, who lives in Kampung Ujong, Bagan Dalam, said the authorities should build affordable housing for the people there.

He said many of them stayed in wooden houses built on government or private land.

“The houses are in bad condition and are a fire hazard. There have been cases when the fire in one house had spread to neighbouring houses,” he said.

He said the more efforts should be taken to develop Bagan Dalam.

“It is good to have a Tamil school since the area has a sizable Indian population,” he said.

In Bagan Jermal, Chan Hang Lim, 64, who runs a magazine, newspapers and stationery shop in Raja Uda, said the area was previously dotted with vegetable farms.

“Over the past 20 years, commercial and housing projects have replaced the farms.

“As there are a lot of houses, many hawker stalls have came up in the area,” he said.

Chan, who has stayed there for over 50 years, said the roads in Raja Uda were choked up during peak periods.

A logistics company executive Teoh Mei Ping, 39, said the Seberang Prai Municipal Council needed to widen the roads there.

“The council should build a multi-storey car park in Bagan Jermal to overcome shortage of parking bays,” the mother of two said.

Teoh added that food stalls along the roadside should be relocated to a food complex. - The Star