斜度影响山坡安全 魏世福：无需限制发展高度（山坡风云）

报道：梁子奋
摄影：骆炜芬/曾华维/档案照

对比
槟城：槟城总面积1048平方公里，只比香港小5%。槟岛面积285平方公里。升旗山最高峰830公尺。
香港：香港境內陸地面积1104.39平方公里，港岛面积约78.40平方公里，最高峰是太平山，海拔554公尺。

山坡发展安全高度不是问题，风险主要来自斜度。2012年受到槟州政府委任主持山边发展指南顾问团的拿督魏世福博士认为，山坡发展安全问题并不在于高度，因为关系到山坡安全的并不是高度，而是斜度。

他说，2012年顾问团在完成山坡发展指南报告后，也向槟州政府提出了这个意见。

拿督魏因此认为，限制山坡发展高度并没有必要。

他建议州政府对槟州的山坡地进行全面及有系统的分析，以详细划分出哪个地区可以发展，那一些山区涉及到集水区或需要保留加以保护。对于那些可以发展的山坡地，则可以根据其地质和实质条件，列出允许发展的标准。

他说，只要做好这方面的规划，任何高度的山坡地都可以允许发展。

无论如何，他强调，所谓的允许发展并不是无限制的开发，而是要清楚的列出发展的最高密度和必须进行的山坡及环境保护条件。

“如果我们可以做到这一点，适当的发展还有助于提高山坡的安全性。”

拿督魏说，山坡安全从来都不是不发展就安全，因为不发展的山坡同样会有水土流失，同样会发生山泥倾泄。他认为，面对山坡发展问题，首先要关注的就是安全，其次是环境生态。简单的用海拔76公尺（250尺）高度做为限制并不科学。

拿督魏认为，用76公尺来做限制山坡发展的标准并不合理，而且没有根据。

他强调，山坡地安全应该以斜度来制定能不能发展的准绳。在这方面，山坡发展指南已经有清楚的划分。

不允许发展集水区

从地质角度来说，魏世福说槟岛的地层是花岗岩，并没有一些人说的不适合发展。

魏世福尽管在山坡发展课题上抱持着打破250尺限制的立场，并提出了山坡安全与高度没有关系的见解，不过他并不认为山坡地可以没有限制的建筑楼房。

他认为，在经过鉴定可以用来发展的山坡地仍需要保留70%或更多的非建筑空地。

他说，那些斜度太高的山坡地以及集水区，不论是不是在76公尺以下，都不能允许发展。他指出，现在的山坡发展技术，已经可以克服高度和非高风险的斜度山坡地安全问题。

他用地理环境与槟城都有高度相似的香港为例，香港岛的山坡地发展已经克服了山坡地发展所面对的问题，甚至是在超高斜度的坡地旁都可以建高楼。

大马工程师协会州分会副主席邱昆泰：土地建房解住问题

香港地少人多，港岛山区大部份土地都已经被拿来建房子，解决人民的住房问题。

大马工程师协会州分会副主席邱昆泰指出，面对没有土地发展压力的香港，正准备更进一步放宽山坡地发展的标准，考虑允许过去被评为危险性较高的山坡地进行发展计划。他说，除了香港，处在环太平洋的火山地震带的台湾也同样允许高地发展。这主要是目前的工程技术，已经可以克服山坡发展可能带来的安全问题。

槟山坡拥花岗岩地质

邱昆泰表示，和香港及台湾比较，拥有花岗岩质地层的地质的槟城，有更稳定和更适合发展的条件。

“槟城的山坡地绝大部份红泥地，成份主要是黏土和沙，有黏性的土壤，而且山坡地的泥层也不厚，因此在进行发展工程时，可以把建筑物的基础直接坐到花岗岩层，增加建筑物的稳定性。”他透露，一般山坡地建筑工程都采用直接把地基做到岩盘里，也就是所谓的“沉箱”技术。

他指出，槟城山坡地的花岗岩多是根据山形走向，平均在地表下面10公尺就是花岗岩层。一些山坡地花岗岩层还直接就露在地表外。这一点有别于大马其它地区的石灰石地质，花岗岩地质的硬度要高很多，而且具有稳定的特性。他认为，槟城一提到山坡地发展就会引起强烈反弹，主要是山坡发展的安全问题被情绪化的放大。实际上槟城在过去并没有发生特别严重山坡地发展意外。

依指南发展不伤环保

邱昆泰认为，适合发展的山坡地用来建高楼更合适。如果从经济和破坏层面来说，高地发展与平地发展并没有太大差别。因为平地发展也会使到肥沃的土地的减少。

他说，高地一般地表不厚，接近岩盘，因此地基工作可以直接做到岩盘上，建高楼不会有安全问题，而且可以减少土地的开发，被开发的土地没有这么多，保养和维持成本也相对较轻。

他认为，只要在发展时遵照指南的要求，并且与政府配合规划发展计划，山坡地发展并不会对环保造成破坏或对发展本身造成危险。

他说，如果政府解除山坡地的高度发展限制，允许发展，发展计划也只是会在那些适合发展的山坡地进行，因为条例严苛的山坡地要发展就要进行更多的技术工作，这无疑需要投入更多的资金，因此从经济效益层面来说，发展商也不可能会去动那些高斜度，具有更大风险的山坡地。

邱昆泰指出，很多人对山坡地安全都有错误的认知，以为山坡地自然的放然不去动它就是安全，事实上却不是这样。山体滑坡、山泥倾泄在自然山坡经常都会发生。

相比之下，因为发展而得到处理的山坡，其安全性要远比自然山坡高。

他说，一般工程师在处理山林地发展计划时，都会对周边可能对地程地段会有影响的山坡进行检查，如果有必须都会提出处理的建议。- 光华

Eco World offers diverse range of products for buyers

PETALING JAYA: With a landbank of 1,793.97ha and total gross development value (GDV) of RM43.52bil, Eco World Development Group Bhd offers a wide range of residential, commercial and industrial products with thoughtful architecture and sustainability elements.

Its current projects are mainly located in the Klang Valley, Iskandar region, and Penang.

In the central, its on-going projects are EcoSky along Jalan Ipoh, EcoMajestic at Semenyih and Saujana Glenmarie in the Glenmarie neighbourhood.

EcoSky, its maiden project in the Klang Valley, is an integrated residential and commercial development on a 3.88ha parcel situated off Jalan Ipoh.

Located 8km away from the city centre, the strategic location enables purchasers to choose between a great view of the Petronas Twin Towers on one side and the famed limestone Batu Caves on the other. The site is served by two KTM stations, namely Taman Wahyu and Batu Caves, with easy access to major highways.

Besides a wide range of facilities to cater to residents’ lifestyle requirements such as recreational facilities, shops, offices and food and beverage outlets, EcoSky will be certified by the Singapore Building and Construction Authority’s Green Markand US’s Leadership in Energy and Environmental Design on top of certification by Malaysia’s Green Building Index.

Meanwhile, the newly launched EcoMajestic, also its first township in the Klang Valley, is located in the Southern Corridor of Semenyih.

With a land size of 434.23ha, this RM11.14bil-project is set to be the largest strata titled fully gated and guarded township in Malaysia.

Designed with a colonial straits flair, EcoMajestic’s master plan includes 60.7ha dedicated for development as a commercial hub that will make it the business and economic hub that serves Semenyih, Kajang, and Bangi.

Currently, the property player offers affordable landed terrace homes, semi-detached and cluster as well as bungalow land for home buyers at EcoMajestic.

In the Iskandar region, it had launched EcoSpring and EcoSummer while it also introduced Eco Business Park I at a preview.

EcoSpring and EcoSummer are located in the well-established Tebrau corridor and will offer a good mix of affordable and luxury landed homes.

Its first project in the southern state is the 131.52ha-EcoBotanic in Nusajaya, which features a butterfly-shaped lake and 7.2ha central park and houses that are inspired by the colonial era architecture.

In Penang, it plans to unveil the 5.26ha residential and integrated EcoTerraces at Paya Terubong this August. The RM340mil project comprises one block of 41-storey condominium, 47 units of three-storey terrace houses and 12 units of semi-detached houses. - The Star

California's SanDisk sets up RM1.2bil Penang plant

GEORGE TOWN: SanDisk Corp is putting up a RM1.2bil manufacturing plant in Penang, which is scheduled to start production in March next year.

SanDisk, a leading flash memory storage manufacturer headquartered in Milpitas, California, is listed on Nasdaq, and is also a Fortune 500 and S&P 500 company.

To meet the March 2015 deadline, its subsidiary SanDisk Storage Malaysia Sdn Bhd is now recruiting, via the Penang Career Assistance and Talent Centre web portal, skilled workers with the relevant degrees in electronics, computer science, and industrial engineering to fill the IT business analyst, business system analyst, and engineering positions.

SanDisk plans to spend the RM1.2bil in five years for its operations in Penang and recruit over 1,000 employees, sources told StarBiz.

SanDisk’s new manufacturing facility is undergoing construction on a 30-acre site in Batu Kawan, south Seberang Prai.

It is learnt that the company is now looking for more land in the area for a future expansion exercise, according to sources familiar with the industry.

The new plant in Penang, aimed at strengthening SanDisk’s position in Asia, will produce flash memory solutions using wafer imported from Japan,

Last August, SanDisk completed its acquisition of Smart Storage Systems, a developer of enterprise solid state drives based on the SATA and SAS storage protocols.

Prior to SanDisk’s takeover, Smart Storage president John Scaramuzzo had in May 2013 announced plans to set up a high-volume manufacturing facility in Penang and a new research and development facility in Singapore.

After the acquisition, Scaramuzzo is now SanDisk’s Enterprise Storage Solutions senior vice-president and general manager.

SanDisk’s expansion plans in Asia with a high-volume manufacturing facility in Penang is in line with the latest forecast from a BCC Research report published recently in June.

The Massachusetts-based BCC Research says the global market for solid-state flash memory and related technologies is expected to grow to US$43.9bil by 2018, with a five-year compound annual growth rate (CAGR) of 7.8%.

Asia is the largest and fastest growing market, projected to account for more than 50% of global sales across all segments.

“Flash memory is cheaper, lighter, stronger, and faster than hard disk-based memory systems.

“It has already been widely adapted into the mobile and enterprise computing markets and promises to be the dominant storage technology moving forward.

“Asia, by far the dominant region in the global market, is expected to reach US$22.4bil in sales by 2018, with a CAGR of 8.3%.

“Growth in this region is being driven by a steadily improving regional economy, technological advances, and falling production prices.

“The North American market, the second largest region, is expected to grow to nearly US$8.8bil by 2018, registering a CAGR of 6.8%,” the report says. - The Star

House buyers still being hoodwinked?

FOR many years, the National House Buyers Association (HBA) has been sounding alarm bells that prices of houses are getting more and more unaffordable for the average rakyat, especially the lower and middle income segment.

Based on current starting salaries of about RM3,000 per month and with prices of new launches of apartments in the Klang Valley being priced in excess of RM500,000, it is almost impossible for our younger generation and single parents to own their own homes.

Unless strong measures are taken by the Government to address the issue of steep rise in house prices, Malaysia risk facing a “homeless generation” that can cause various social issues with far reaching complication.

HBA had previously expressed its gratitude and thanks when the Prime Minister introduced stronger measures in Budget 2014 to address rising house prices such as increasing the Real Property Gains Tax and higher threshold for foreigners to buy properties and banning of the Developer Interest Bearing Scheme (DIBS).

Among the rules introduced in Budget 2014 was increased transparency in property sales price, where property developers will have to display detailed sales price including all benefits and incentives offered to buyers such as exemption of legal fees, stamp duty, sales agreements, cash rebates and free gifts.

This was supplemented by a ruling by Bank Negara that the margin of financing given by banks should be based on the net selling price, which is the sales and purchase agreement (SPA) price less any benefits, incentives and rebates given by the developer.

It has been seven months since Budget 2014 was announced and recently HBA volunteers went to various property fairs of various reputable developers to survey whether how well some of the measures announced in the budget have been implemented.

Freebies

(a) DIBS – Save for just one small developer, all projects surveyed had no DIBS, which shows that its ban had been successfully implemented.

(b) Free legal fees for SPA – All projects surveyed offered the fees if the SPA signed with their panel lawyers.

(c) Free legal fees for loan agreements – Only about half of projects surveyed offered these fees provided it was taken with their selected financiers and financiers’ lawyers.

(d) Free stamp duties for memorandum of transfer (MOT) – Only about 20% of projects surveyed offered the free MOT.

Rebates

All the projects surveyed offered rebates ranging from 5% to 10% of the SPA price, meaning that the purchaser only needed to pay about 5% down payment instead of the customary 10%. There were numerous projects which offered 10% rebate, meaning that the purchaser just needed to apply for 90% financing from the panel banks. Coupled with freebies such as free legal fees for SPA and loan agreement, the purchaser effectively did not need to fork out any cash up-front to purchase the house.

Findings

The conclusion is that developers are cutting down on their so-called freebies. Previously almost all projects surveyed offered free legal fees for SPA and loan agreement. As for the rebates, our survey suggested that the practice had actually intensified compared to previous years. In the past, many developers used DIBS where buyers paid 10% and nothing nothing until the property is completed. However, this has now turned into “pay nothing and get your property.”

Bank sales staff were also present during sales launches. The banks offered 90% margin of financing based on the SPA price and not the net selling price which is SPA price less all the freebies and rebates.

Conclusion

HBA supports transparency in the selling price and that the margin of financing be based on the net selling price as there is no “free lunch” in this world. Whenever the developer says free legal fees, stamp duty etc, the developer will factor the cost of such freebies and rebates back into the selling price of the property.

Although, it would appear that it makes it easier for people to buy properties without the need to fork out huge cash up-front, such freebies and rebates artificially pushes up the house price even further and has spill over effects, pushing up prices of existing properties and its surrounding locations further, making it more difficult for the future generation to buy properties.

The biggest challenge faced by prospective house buyers is coming up with the 10% down payment and other expenses which can cost in excess of RM70,000 and above for a RM500,000 property. Our younger generation who are struggling to make a living will not have enough savings and even for those fresh into the workforce, the funds in their EPF Account 2 is also not sufficient.

However, jacking up house prices and then offering a 10% rebate is not the solution. In the long run, it will only exacerbate the situation. Once a property price has risen to an artificially high level, it is difficult to bring it down again without negative consequences to the owners and economy at large.

Using the example of a ‘big’ developer who was offering 10% rebates and freebies such as free legal fees on SPA and loan agreement, the said property were all launched in excess of RM700,000 when the true value after rebates and freebies is closer to just RM600,000. Would it not be better to launch the said property at RM600,000 and asking buyers to pay the required 10% down payment instead of artificially hiking up to RM700,000 and then hoodwinking house buyers by giving rebates and freebies?

If the developer launches the project at RM700,000, then the next launch must even be priced higher, probably closer to RM800,000 and soon, even link homes as far as Semenyih will be priced in excess of RM1mil. Then surely, a “homeless generation” will emerge in Malaysia.

In the long run, it is better if the developer prices the property lower without the cost of the freebies and rebates and house buyers can then plan and budget their purchase accordingly and need not have to pay so much in monthly loan instalments.

Prospective house buyers must save up for their future purchase the moment they start working and forgo certain luxuries such as electronic gadgets and non-national cars.

The goals of affordable housing cannot be achieved overnight and requires the cooperation and understanding of all stakeholders.

Chang Kim Loong is HBA secretary-general. - The Star

Tambun Indah expanding landbank

PETALING JAYA: Penang property developer Tambun Indah Land Bhd is expanding its landbank in Seberang Prai with the proposed acquisition of a 209-acre land for RM150mil.

Its wholly-owned subsidiary, Palmington Sdn Bhd (PSB), yesterday acknowledged a letter of acceptance of offer to acquire 27 parcels adjacent to the group’s flagship development, Pearl City.

Tambun Indah managing director Teh Kiak Seng said the proposed land acquisition would enlarge its remaining ongoing and undeveloped landbank in Pearl City to 844 acres from 635 acres previously.

“We are constantly looking out for landbank to expand Pearl City. This parcel of land is a good opportunity for us to strengthen our position as a key developer in Seberang Prai to capture the anticipated demand uptrend for affordable homes,” he said in a statement yesterday.

He added that this was in light of the recent opening of the Sultan Abdul Halim Muadzam Shah Bridge (Penang second bridge) and upcoming developments in and around Batu Kawan.

TPPT Sdn Bhd (TPPT) is the vendor of the land.

Tambun Indah will be paying about RM16 per sq ft, considerably lower than the market rate for land around that area.

In a news report last month, Henry Butcher Seberang Prai associate director Fook Tone Huat said vacant land prices in South Seberang Prai where the second bridge was located, were now hovering around RM40-RM50 per sq ft, compared with RM8-RM9 per sq ft prior to the announcement of the second link project in 2006.

At that market rate, Tambun Indah is buying the land at a maximum discount of 68%.

The transaction is subject to the execution of a sales and purchase agreement between PSB and TPPT, and is also subject to approval from shareholders of Tambun Indah.

The acquisition will be funded by the group’s internally-generated funds and bank borrowings. - The Star

Singapore’s central bank warns on foreign property investment

Singapore's central bank has issued a warning to investors about the risks posed by buying property overseas, as high house prices at home prompt a growing number of its residents to invest in real estate abroad.

A strong Singapore dollar and curbs on mortgage lending at home have encouraged more Singaporeans to buy property in the likes of Britain and Australia, with the Monetary Authority of Singapore (MAS) reporting a 43% rise in the value of overseas property transactions handled by local real estate agencies in 2013 compared with 2012.

MAS said in a statement that it is monitoring developments closely to ensure financial stability and that investors do not over-extend themselves.

"Risks are more difficult to assess or manage when investors are unfamiliar with conditions in overseas markets, such as the prospects for oversupply of properties, or of a deterioration in economic conditions," MAS said.

It also flagged the foreign exchange risk of borrowing in one currency but collecting rent in another.

MAS said the value of overseas properties dealt with by Singapore real estate agencies was S$2 billion (RM5.14 billion) in 2013, up from S$1.4 billion in 2012.

A recent research report by estate agent Knight Frank found that buyers from Singapore accounted for 23% of all purchases of newly built central London property in 2013, second only to British buyers who accounted for 27%. – Reuters, May 21, 2014.

E&O awaiting state govt clearance for Seri Tanjung Pinang phase 2 project

Artist’s impression of Seri Tanjung PInang phase two.

GEORGE TOWN: The development of Seri Tanjung Pinang (STP) phase two in the north-east coast of Tanjung Tokong here by Eastern & Oriental Bhd’s (E&O) unit, Tanjung Pinang Development Sdn Bhd has entered a critical phase with the company awaiting the endorsement of the state government for its proposed masterplan before it can proceed with the reclamation work.

Although the state had granted an in-principle approval to E&O for the masterplan in 2011, E&O still needs the state’s clearance for the masterplan before reclamation work of the STP phase two can proceed.

The STP phase two project will involve the reclamation of 760 acres of man-made islands and 131 acres of the Gurney Drive foreshore that will be handed over to the state government for infrastructure development of a new expressway, a new Gurney Drive Promenade, and a parallel linear park for public recreational purposes.

It will be the sequel to the 240-acre STP phase one and is expected to have a development horizon of 15 years.

Time is also of the essence as E&O’s concession agreement with the Penang state government to reclaim and develop the land is subject to the completion of the reclamation work by 2019 when the reclamation concession expires. Given that the reclamation for the more sizeable STP phase two will be done further offshore in deeper waters compared with the smaller STP phase one that is closer to shore, the project is expected to incur higher costs and take a longer time.

In a recent interview here, E&O managing director Datuk Terry Tham said the company had submitted applications to the state government with regard to the endorsement of the proposed STP phase two masterplan.

“We can start reclamation only after obtaining approval from the state government, which we hope to obtain by the fourth quarter of this year. Reclamation work is expected to commence thereafter and may take three to five years for full completion.

“We should be on track to meet the deadline for reclamation of 2019 as long as we comply with all requirements set by the regulatory authorities. Development can only start after reclamation work has been completed,” Tham told StarBiz.

The Department of Environment had on April 10 granted an approval in principle for the detailed environmental impact assessment (DEIA) study and conceptual masterplan of the STP phase two project, subject to compliance to conditions set out by the DOE to ensure the project is carried out in an environmentally responsible manner and is consistent with the prevailing regulatory framework.

Tham said E&O was ready to comply with all conditions set by the authorities, which included the necessary requirement of a DEIA study and its approval. “As a responsible developer, E&O has appointed local consultants familiar with local conditions and reputable international consultants with the experience and expertise of reclamation projects worldwide, to verify and help monitor that each stage of reclamation work is consistent with international standards, irrespective of whether it is imposed on us.

Penang chief minister Lim Guan Eng told StarBiz earlier this month that E&O would be given the approval by the Penang state government if it complied with all the technical and regulatory requirements for the project.

“If all the conditions are fulfilled by the developer, the state government will have to respect the sanctity of the agreement, otherwise it will have to pay compensation to the developer for non-compliance,” Lim explained.

If given the go-ahead, E&O will proceed to call for tender proposals for the reclamation work for STP phase two with the actual reclamation work expected to begin only early next year. - The Star

长4.87公里·直通武吉占姆路 槟政府私人界耗3亿建垄尾新路

槟城4日讯）槟首长林冠英宣布，州政府将与私人发展商合作，斥资3亿令吉依山建造长4.87公里的垄尾路新路直通武吉占姆路，为垄尾交通舒困。工程预料4年内竣工，将可以舒缓垄尾路15%车流量。

槟岛市政局工程部副主任拉詹德兰说，是项工程暂命名“米桶山路”（Jalan Bukit Kukus），新路将会与现有的垄尾路平行，工程将以米桶山为起点。林冠英说，新路竣工后，州政府将重新命名。

首长是于周日在实地巡视后，召开记者会指出，垄尾近年发展迅速，人口稠密却只有一条垄尾路作为主要衔接道路。每天约有6万辆汽车取道垄尾路往市区，使到该区长期处于交通堵塞状态。

“民联执政以来，多次向联邦政府提出建造新路要求，但从第十大马计划到2016年启动的第十一大马计划中，建议都不被采纳。州政府不能等，我们只有自己建！”

他说，计划中的新路全长4.87公里，其中1.22公里路段已建竣。槟岛市政局将与私人发展商松林和国云“分摊”，由地方政府和发展商各负担1.5亿令吉，建造余下的3.65公里路段。

建议中的新路，其中还未兴建的依米桶山路有816公尺，山势陡峭和山壁与土地都是石质，增加建筑技术难度，也加重建造成本。后半段则位处山谷，来往方向均建有两条车道。

Special Report Penang Property: Zooming in on Seberang Perai - Fast-tracking Seberang Perai’s transport infrastructure

PENANG island’s land, sea and air transpor t system is well developed compared with the mainland of Seberang Perai which is almost triple the former’s size.

However, as more restrictions on development on the island emerge — due to cost, scarcity of land and limitations brought about by its hilly landscape and its heritage zones — businesses and developments are beginning to gravitate towards the mainland, where land is plentiful.

A census by the Department of Statistics shows that as at 2010, the population of the mainland was 818,197. This figure is expected to grow to 1.01 million by 2020, and 1.17 million by 2030. This will account for about 53% of the state’s total population of 2.2 million by then.

Meanwhile, a study by the Penang state government shows that about 42.5% of traffic circulates within Penang’s island. On the other hand, 35% of traffic flow is within the mainland. Travel between Penang’s mainland and island accounts for 7% of traffic, while traffic between Penang and other states make up 14% of total traffic.

While the Second Penang Bridge’s concessionaire Jambatan Kedua Sdn Bhd expects the new bridge to siphon some 20% to 30% of traffic from the first bridge, actual traffic patterns with the new bridge have not yet been established as it was only tolled from the beginning of April. Charges range from RM1.70 to RM70.10, with motorists paying a total RM8.50 one way (in comparison, the toll for the first bridge is RM7).

According to Majlis Perbandaran Seberang Perai municipal president Maimunah Sharif, while the traffic situation in Seberang Perai/Prai is still bearable, several locations in Seberang Perai have begun to experience critical bottlenecks. Three of the most affected areas are the roundabout at Seberang Jaya, the Juru Autocity Junction and the exits from the first Penang bridge and the North-South Expressway.

In anticipation of the growth in population and subsequent traffic jams, the state government is beefing up the mainland’s infrastructure to accommodate the traffic surge. It has drawn up a transport master plan for the period of 2013 to 2030 to enhance its roads and bus system, in addition to upgrading its ferries to faster catamarans. These upgrades may cost as much as RM7.46 billion.

“In addition, the proposed construction of roads and new infrastructure are also expected to help overcome traffic congestion in Seberang Perai as well as enhance economic activities in the affected areas,” she says.

These key upgrades include building new connections within the mainland and between the island and mainland. For example, the state government is looking to build the 36.5km North-South Expressway Link Road from Bandar Cassia to Kepala Batas at a cost of RM1.46 billion, and a 7km undersea tunnel from Gurney Drive on the island to Bagan Ajam on the mainland that costs about RM4.2 billion. The state government has signed a preliminary agreement with Consortium Zenith BUCG Sdn Bhd to undertake the feasibility study and design of the tunnel as well as other roads on the island.

In terms of public transport, the state government also plans to build a bus rapid transit (BRT) system in Seberang Perai. The two networks will be from Butterworth to Georgetown (18.7km, RM655 million), and through the southern mainland corridors (23km, RM945 million). So far, there are 22 suggested new routes for the first stage, says Maimunah.

To complement these bus routes, park and ride facilities have also been proposed with seven locations under consideration. These will cost RM200 million.

To enhance this new system, the state government is also planning to create a feeder bus service that links the BRT lines. This will entail restructuring and improving existing bus routes.

In addition, the state also plans to reorganise the ferry services and increase new catamaran service routes from Penang Sentral to Weld Quay in Georgetown, Queensbay in Bayan Lepas, and Gurney Quay. Currently, the ferry service shuttles between Georgetown and Butterworth.

Penang Sentral is a 49:51 joint venture between Malaysian Resources Corporation Bhd and Pelaburan Hartanah Bhd. The 23-acre integrated residential and commercial development in Butterworth is envisioned as a transport hub that will include terminals for buses, taxis and ferries. Penang Sentral will also serve as a stop for the proposed monorail in Seberang Perai and a double-tracking electric rail.

Penang Sentral had an original gross development value of RM2 billion when it was launched in 2007, but owing to funding and land acquisition issues, the project was postponed. Last year, the project was redesigned to fast-track its development and make it more user-friendly,  its project director Imran Muhamad Salim said in a report last November.

Penang Federal Action Council chairman Datuk Zainal Abidin Osman was quoted as saying in March that the development plans for the project have been submitted to the local authorities and are awaiting approval.

How will these projects be funded? Given the sheer size of these undertakings, a number of agencies from the state and federal level will be involved. These are the Unit Pengurusan Lalulintas Bahagian Kerajaan Tempatan and  Public Works Department. Meanwhile, the state government has also applied to the federal government for funding under the 12th Malaysia Plan.



This article first appeared in The Edge Malaysia Weekly, on April 21 - 27, 2014.

Special Report Penang Property: Zooming in on Seberang Perai - From oil palm estate to new hot spot

FORMERLY known as Batu Kawan, this old oil palm estate used to belong to its namesake, Batu Kawan Bhd (BKB), before the state government gazetted the land under the Land Acquisition Act 1960 in 1990. Following a lengthy legal tussle, BKB was awarded RM15,000 per acre instead of the earlier RM8,167 per acre. BKB’s attempts to raise the  compensation to RM40,000 per acre was thrown out by the Federal Court in 2001 on the grounds that RM15,000 per acre was enough compensation for agriculture land with “remote potentiality” for development.

Fast forward 13 years later and this is clearly not the case. While the place remains largely swathed in oil palm trees with a few homes visible at the fringe, massive changes are in store.  These homes are part of the 3,000 units built by the Penang Development Corporation (PDC), the master developer, mostly for those affected by land acquisition and development, in addition to an international stadium, seafood restaurant, school, reservoir and the Batu Musang jetty.

For starters, PDC has earmarked 6,400 acres in Batu Kawan for a township called Bandar Cassia and has drawn up a master plan. “The development components of Bandar Cassia are housing, commercial, leisure and tourism, institutional, golf resort, theme park medical, educational centre, hotels, parks and all the infrastructure, amenities and facilities required by the investors, workers and residents under this live, work and play concept,” PDC general manager Datuk Rosli Jaafar tells City & Country.

Residential and industrial precincts will coexist. The biggest catalyst of this development is the second Penang bridge, or the Sultan Abdul Halim Mu’adzam Shah Bridge, which was opened in March. It connects Bandar Cassia with Batu Maung on the island.

“With the second Penang Bridge in place, PDC strongly believes that Bandar Cassia will grow by leaps and bounds, and the township can be  developed within 15 years,” says Rosli.

“The development of Bandar Cassia started in 1990, immediately after PDC completed the land acquisition exercise. Since then, the master plan has been updated and aligned to respond to the economic environment and changing demand.”

Due to the two rivers that separate the township from the mainland, water features are an important aspect of the development, which is obvious in the master plan. “Another important principle adopted when PDC designed Bandar Cassia is the preservation of natural features such as mangroves, hill areas and rivers,” Rosli says.

“PDC will work with the investors and businesses to enhance the value of these natural products to achieve a sustainable and balanced development. This is to ensure that these areas are developed with minimal intervention and with adequate and effective mitigation measures.”

In terms of accessibility, Bandar Cassia is a 30-minute drive along the North-South Expressway and Batu Kawan Expressway to Penang Port. It only takes 45 minutes to drive to George Town via the first Penang bridge, while the Bayan Lepas International Airport on the island is only 30 minutes away via the second Penang bridge. In addition, at the northwestern tip of the township is the Batu Musang jetty, which is used by ferries servicing Pulau Aman.

Investment catalysts

Some of the significant developments in Bandar Cassia include IKEA, Penang Designer Village, University of Hull, KDU University College and Penang International Technology Park. Also in the pipeline are an international theme park and a golf resort, while other recreational elements to enhance livability include a sports complex, water sports centre, mangrove park and wellness and spa village.

According to Rosli, KDU University College and University of Hull plan to set up schools of engineering, accountancy, law, business studies and logistics in Bandar Cassia.

“PDC is working closely with investPenang to promote the Batu Kawan Industrial Park in order to attract high-technology and skills-intensive industries to the area. Besides the industrial park, the other development components that can create more job opportunities for the people in Bandar Cassia are commercial, institutional, education and tourism,” he says.

“Penangites have waited for many years for IKEA to open for business. Penang is now proud that it has chosen Batu Kawan as its new base in the northern region. IKEA’s presence is a boost for PDC in its efforts to make Batu Kawan a more attractive place for all to live, learn, work and play.

“Another important project in the pipeline is the premium shopping centre Penang Designer Village, which will be another booster. All these will offer lots of business and leisure activities to the locals, besides attracting tourists from neighbouring states and foreign countries.”

He says PDC is expecting 250,000 people to live in Bandar Cassia. In view of this, some 50,000 homes will be built to cater for all strata of society. They include 11,800 units of affordable housing — 3,372 low-medium cost apartments and 8,428 medium-cost apartments — to be built over 15 years. According to PDC, affordable homes are priced at RM250,000 on the mainland. PDC plans to launch the first phase, comprising 149 low-medium cost apartments and 371  medium-cost apartments, this month.

For residential properties, the average density is around 50 units per acre. To cater for the targeted population, PDC aims to have up to 170 million sq ft of commercial space with an average plot ratio of 3:1 in Bandar Cassia.

“The provision of the infrastructure, amenities and public facilities is based on a population of 250,000 and 170 million sq ft of commercial floor space,” he says.

Besides residential and commercial properties, Bandar Cassia will also feature the 831-acre Batu Kawan Industrial Park (BKIP) in the south. According to Rosli, earthworks for east BKIP (436 acres) have been completed while that for west BKIP (395 acres) is being carried out.

“With a view to promote local small and medium-sized enterprises, phase one of the SME Village will be located in the BKIP,” he says.

Phase one comprises four semi-detached factory buildings, 40 terraced factory buildings and 27 factory lots. The factory buildings are under construction. Phase two, which comprises a service centre, will commence construction soon.

As Bandar Cassia is considered a greenfield site, the ground must be raised above the flooding level before development. The township will be divided into catchments with different development platform levels and land earmarked for monsoon drains to prevent floods.

PDC is now building a number of roads to improve connectivity inside and outside Bandar Cassia. The Bandar Cassia Highway will linked to the second Penang bridge via a cloverleaf flyover within the township. PDC is also building Persiaran Cassia 2 and Lingkaran Cassia Selatan, to the west of BKIP. Up for completion in the second quarter of the year are Persiaran Cassia Selatan 3 and Lingkaran Cassia Selatan.

Besides roads, Bandar Cassia will also provide footpaths and bicycle lanes as well as public transport to connect to centres of activity such as workplaces, parks, service centres  and other neighbourhoods, says Rosli.

“To enhance the connectivity of people, PDC will encourage friendly linkages of buildings through verandahs, linear parks and footpaths. In the design of roads, pedestrians and cyclists will be separated from motor vehicles.”

Bandar Cassia is currently served by 900mm water mains and a reserve reservoir with a 10 million gallon capacity.

Electricity supply to the industrial areas is currently at 33kV, but this can be upgraded to 132kV if required by the industry or development. Rosli says Tenaga Nasional Bhd has begun work on the main intake substation on a 21-acre site, which will be connected to the national grid.  This substation will supply power to Bandar Cassia at 275kV.

The township will have at least four sewage treatment plants, which will be built in modules, with an ultimate capacity of 100,000 population equivalent.


This article first appeared in The Edge Malaysia Weekly, on April 21 - 27, 2014.