Sunday, October 26, 2014

寸土是金 发展窘境 填海索地?开拓山坡?(山坡风云)

报道:梁子奋/黄佩玲(本报前新闻组长)
槟城寸土是金,过去5年屋价飙升让槟城人都有土地不够用的感叹。槟城人脚下的土地,一方尺就是以百令吉来计算,特别是槟岛人对这个现象感受特别深刻。
虽然槟岛和威省都是槟城,但是在5年前槟岛人口中说槟城的时候,只是代表槟岛,讲到威省人的时候,总要用“过港”、北海人或是大山脚人来区分。不过这种情况近几年已经越来越少见了,因为在槟岛屋价高涨的情况下,新一代槟岛人已经不得不走出去,到威省买房子了。
槟城(特别是槟岛)屋价坐直升机直线上升,除了建筑成本、外州及外国人纷纷选择到槟城置业投资外,土地有限也是造成屋价飞涨的原因。
解决土地不足的问题,除了把房子越建越高外,就只能是对旧发展区进行重新规划推倒重建,甚至一些古迹建筑物也因为要用来发展而被有意无意的牺牲掉,甚至还要与死人争地,坟墓地也被用来建房子。
近20年来槟州也一直在通过填土的方式向海索地以增加可发展土地。2020年槟州结构大蓝图更出了几个槟岛未来可以进行填海的地点,不过填海索地增加土地面积的方法毕竟有限,槟城缺少土地的问题只会随着时间的发展压力越来越大。
须认真思考槟发展 提供理想居住环境
  • 世界不动产联盟槟州分会前主席黄丽丝
世界不动产联盟槟州分会前主席黄丽丝认为,伴随着2008年乔治市获得联合国世界文化遗产地位,槟城已经成为世界的焦点,朝向国际化城市发展已是必然的趋势。她认为,槟城因为国际城市化带来无限的发展潜能的同时,发展土地不足的问题也将会越来越严峻。她认为,槟城要持续的繁荣发展,就不得不认真思考槟城未来发展的方向,因为城市要繁荣和继续向前迈进,首先就要给推动发展的人才和人口提供理想的居住环境,让人们可以安居下来后,把精力投入于建设。
目前槟州面对土地不足压力的主要是槟岛。面积285平方公里的槟岛,只有一半是平地,至于山林地的发展,因为有山坡发展指南的管制,发展只限于76公尺(或150尺)以下,斜度不超过25度的山林地可以发展屋业。
根据槟州城乡规划局的资料,槟岛平地与山地约各占一半。槟岛高度发展的地区大部分集中在东北县平地上,未来要再发展,除了要向西南县转移外,就只能跨海向威省发展。
由于威省和西南县分别有槟威海峡及浮罗山相隔,目前仍不能取代东北县的地位,这也是为什么东北县地价不断飙高的原因。
促关注威省发展 缓和槟屋价高涨
  • 大马房地产发展商会槟分会会长拿督陈福星
有限的可发展土地,除了要应付现有75万人口成长的需求外,槟城朝向国际城市方向的发展,乔治市获得联合国世界文化遗产城地位,外国投资者的涌入,有限土地在供不应求的情况下,地价屋价一路被推高,负担不起这个高屋价的槟岛人,没有选择的只能搬出槟岛。
马来西亚房地产发展商会槟州分会会长拿督陈福星因此促请槟州政府关注威省发展,以便缓和槟岛屋价高涨的压力。
在槟岛发展地严缺下,他甚至建议政府将峇六拜国际机场搬迁到海上,如此将可以为槟岛争取到逾千英亩的现有机场平地来减缓土地不够发展的压力。
土地有限的槟岛,如果在有限的平地发展完了,旧区重建和可以填的海域都填了土后,发展的列车要往那里开?到那个时候,目前被禁止发展的山林地,是不是要允许发展?
山林地发展近几年在槟城一直是敏感话题。2012年国阵和民政槟州政府更因为谁批准了山林地而引起了一阵很长的争议。
青山绿水是槟城的品牌标志,对山林环境保护者而言,山林更是人类的重要资产,不容华许任何的破坏。
再加上20年前发生在吉隆坡的淡江高峰塔公寓倒塌事件夺走48条人命的惨剧,1988年垄尾山泥倾泄淹没了14辆车的惊险一幕,都让很多人对山林地发展感到忧心。
不论是环保人士、州政府还是房地产发展商会,现阶段都不希望槟城的山林受到大事的破坏。
然而,在土地每开发一分就少一分的情况下,槟城最终要怎样发展下去,青山与住房,生态保护与生活空间如何同时兼得,正在考验槟州160万人和决策者的智慧。- 光华

山坡发展建可负担屋 民众关注是否涉及大众利益

《光华日报》与理大研究团队特别对于“山坡课题”上做出民调,大部分民众认为,如果槟城真的要进行山坡发展,民众最关注的是,是否涉及大众利益。
受访的民众所提起的大众利益,包括在山坡地带建可负担的房子、开僻道路减轻交通的拥挤、甚至可发展旅游业,除了帮助经济成长之余,还可提供民众多一份就业机会及增加收入。
如果在这些大前提下,民众其实不会太过反对山坡发展,但前提是,发展山坡之前,政府一定要有完整的规划。
这项民调,将分为上下篇处理。
值得一提的是,与《光华日报》合作的研究团队为邱淑桦博士及林静仪硕士。邱淑桦博士为理科大学前讲师,林静仪为邱淑桦博士前学生,目前在理科大学修读博士。她俩和光华一起合作,进行过几项研究考查,其中包过槟城入遗课题和中文报读者调查。
这次两师徒再次携手和光华日报合作,针对槟城人民对于槟州山坡发展课题的看法进行民调。
对槟发展不一见解
受访者对于槟城的发展都有不一样的见解。一部分受访者觉得发展得太慢,一部分受访者觉得发展得还不错,也有一小部分受访者觉得槟城已经过度发展。
槟城的发展对他们来说是好坏参半的。有的受访者想要看到更多的高楼大厦,有的则担心槟城将来会变成第二个香港;有的希望看到发展,但不愿看到槟城的建筑过度密集;也有受访者觉得槟城的发展,已让槟城过去良好舒适的居住环境大不如前。
大部分受访者都认为槟城从以前到现在算得上有发展,但还可以有更进一步的发展。他们也觉得,近几年发展得最快的是槟城的旅游业。也有受访者认为,其实房地产也一直在发展中,只是,房地产的发展视乎都不太有利于槟城人因为房价的高涨对槟城人来说已成为了一种负担。
景点区可建民宿
对生态环境友好的农村是最受受访者喜爱的山坡发展计划。
受访者也建议,这些景点区可以建一些简单的民宿。但如果是建大型的房楼那受访者们就认为会有危险。
如果要解决槟城面对住宅的问题,有受访者建议可以在平地起高楼而不是选择山坡来解决这问题。大多的受访者都认为山坡只是适合起一些比较少楼层的建筑。也有受访者认为,如果在山坡开僻马路,可以解决槟城的交通问题就更好。
山坡开僻马路解决交通问题
对于槟城的未来,受访者都很期待看到槟城未来可以继续的发展。他们不想要看到槟城停歇不前。但也有受访者希望发展可以展延至北海地区以确保槟岛本身不会太过度的发展和开发。
受访者所期待的发展也不只是纯粹看到高楼大厦的涌起,他们希望槟城可以从基本的设施着手。
值得一提的是,谈到发展,大多的受访者都会联想到交通问题,研究结果显示槟城人都在面对着交通问题的困扰。
这也是他们在发展与不发展之间的重要挣扎因素之一。受访者是想要看到多方面的发展,但也很担心发展的话会不会让他们面对更严重的交通问题。
房产业的发展让他们担忧会否导致发展地区的交通阻塞,旅游业的发展也令他们担心会不会有太多外来车子涌入槟城。此外,受访者也希望说在发展的同时,古迹,文化还有治安也该受到注意。
受访者认为,如果在山坡开僻马路,可以解决槟城的交通问题就更好。
也有受访者认为,如果山坡发展是用来建住宅的房子的话,那大部分的好处都会回归于发展商而已。除非将建的会是那种人民负担的起的房子,那才会对槟城的子民带来好处。
多数受访者都比较认同,山坡发展可用于发展旅游景点,所以他们也认为这种发展肯定可以对旅游业带来很大的帮助,与此同时也可以促进槟城的经济成长和知名度,也比较有利于市民,提升他们的收入;增加一些就业机会,也让他们有多一个本地的休闲点。
亲自然生态的山坡发展也让一些受访者觉得会有利于人民因为至少环境还是多少会受到保护。
减低发展破坏程度
受访者对于槟城山坡发展抱着正负两面的看法。他们都有着很不同的看法。
不支持山坡发展的受访者,多数都是因为顾及保护自然生态还有发生天灾的可能性之因素所影响。他们认为,山坡一旦发展就会对环境造成破坏,而这种破坏是不可能以其他方法来弥补的。
山坡发展也会导致天灾,最为担心会发生的是水灾和土崩。这群受访者认为,山坡发展所需要付出的代价是很大的,除了天灾也担心会严重的破坏自然生态以及产生温室效应。
而且槟城很多地方都以它的自然景象闻名,所以他们觉得山坡发展不太适合槟城。此外也有一名受访者认为山坡发展是不可行的因为之前所发展的山坡都还没规划好,何必继续开发其它的山坡。
有的受访者则认为,可不可以接受山坡发展主要取决于:发展的用途和牵涉发展的面积。
受访者多数觉得山坡发展如果是为了发展旅游景点那还可接受,而且如果景点可以是以原本的自然环境做为主题减低破坏程度,自然生态可以继续保留,那就更好不过。
需要基本防灾知识
有受访者觉得政府所发布的资料是比较准确可靠,与此同时也有受访者觉得有时候该知道的资讯都已被发展商或政府封锁了。
受访者也提及,其实大家不只是应该知道和理解,也需要把自己的看法说出来因为山坡发展不是一个人或一小部分人的事情,它是牵涉着广众的。除了关于山坡的资讯受访者也认为我们需要对未来可能会发生的灾害做些准备,取得基本的防灾知识。
大部分的受访者都只觉得,政府和发展商扮演着最重要的角色,他们认为政府和发展商有认真做事才是最重要的。
但也有一小部分的受访者认为,专业人士或非政府组织也应该不时的提供相关的意见。更有受访者认为监督山坡发展是每个市民都应有的责任。
【民众心声】
这项调查共访问20名来自槟城各地区的人士,这些民众来自遍及槟岛主要城镇。其中包括浮罗山背、乔治市、青草巷、峇都丁宜、玻璃池滑,峇六拜,牛汝莪、日落洞及峇央峇鲁等。20名受访者年龄介于20岁至65岁,牵涉不一样的工作领域。
林石治
★政府应该知道我们担心的是什么,应该听我们的心声。为什么有些人不要山坡发展,我们担心的又是什么。如果政府可以解释一下,我们感觉会比较好。
★山坡发展问题应该问大家的意见,每个人意见都不同嘛,最好的方法是投票,给每个人都有发表意见的机会,再比较每个人都会有不一样的看法。
JOHN
★发展,我看最近是发展得很快啦…但不是廉价屋,是很贵的房子。
邱振宗
★我觉得发展很慢,慢得离谱,比不上人家。还有,我觉得,州政府跟中央政府配合不到,阻碍了发展。
★我认为,如果山坡建房子,政府应该分类外国人及本地人的买屋税,外国人应高一些,没理由我们买的价钱和外国人一样的。如果我们一直买不起,房子都被外国人买去,那山坡有无发展还是一样,我们也没有房子住。所以说,政府很重要,尤其是他们的政策、他们的条例、要搞得很清楚,人民才可以安心啊。
邱女士
★山哪可以砍的?!
你看我们一直水灾就知道了。山是大自然的挡水器。那些百年老树你以为只是在那边好看吗?树是可以防水,可以防止土崩的。你一弄到它,土就松然后就会土崩。接下来还会有很多可怕的事情。一下大雨你就知道了。
陈洁仪
★虽然发展能促进繁荣,但绝对不适于在高山。因为槟城高山是属大自然景点,如果连这点也剥夺去,便是破坏大自然的生态环境,动物更失去了自己本身的栖息地。
★在每一个发展项目中都必须顾及周边的环境条件,且必须保存一定的环境需求,以达到双边都能共识。
CINDY
★这课题在于山坡发展所牵涉的用途。如果是发展为旅游景点,那当然会为社会与经济带来帮助。槟城将会成为游客的度假首选进而助长经济。
陈嘉雯(译音)
★山坡发展可以是多方面的。会否对社会与经济带来好处取决于山坡发展的用途。那如果是亲大自然的发展,当然会为人民带来好处。
陈佳园
★我觉得槟城是需要更好的统治。不但是只专注在发展旅游胜地,也要改善治安,交通等。
★我不同意山坡发展。因为槟城现在依然拥有美好的大自然景色,如果开拓山区,会破坏了大自然的景色,也造成生态不平衡。我认为,可以建立更多类似蝴蝶公园般接近大自然的旅游地区。
Jolyn
★一定需要,如果停止发展会变得落后,我们应继续让槟城越来越繁荣。
苏美玲
★我觉得其实那个策划要做得很好。一开始就需要做的很好。如果是说安危就像刚才我说的不要建太多的房子。建少数的民宿就好。就远远一两间的问题应该才不会那么大。
May女士
★做旅游景点,旅游景点是可以接受的,不要浪费那个地方。可以的话,把山坡开辟作路线,像做高速公路,哪不是更好吗?
黄荣福(译音)
★山坡如果是建房子,要建也该建一些可让民众负担的房子。
陈栩玲
★要如何让民众知道发展的好处咯,包括如何去吸引人家来,如果像民宿、发展大自然等,在发展的同时又不会破坏那些生态,看政府如何去设定政策,一些条规,要那些去观光的人遵守。- 光华

向国外专人学习参考 严管发展确保安全(山坡风云)

报道:林静仪
整理:林松荣
受访的民众皆认为,政府需要非常严厉的看管山坡发展,更不可以随意批准毫无意义的山坡发展计划,如果要发展,一切要以民众的利益为先。
要发展山坡,受访的民众认为,政府当局首要的任务,就是如何消除民众对山坡发展的顾虑,例如如何防止山崩、意外等之类的事件发生。受访民众同时不反对政府办多一些讲解或讲座来增加民众对这方面的知识。
值得一提的是,如果发展山坡,大多数的受访者对外国的专业人士会有更大信心,在研究山坡发展的同时,除了应用本地专人外,也得向国外的专人学习,参考与交流。
相关政府部门也该考虑把国外的先进科技带入,把国外的专人意见和技术融入本地的山坡发展,这些都会让他们比较安心。
有关受访者为20名来自槟城各地区的人士,这些民众来自遍及槟岛主要城镇。其中包括浮罗山背、乔治市、青草巷、峇都丁宜、浮罗地滑,峇六拜,牛汝莪、日落洞及峇央峇鲁等。受访者年龄介于20岁至65岁,牵涉不一样的工作领域。
发展与环境难平衡
山坡发展与保护环境的平衡点受访者都认为山坡发展与环境是无法达到平衡的。
山坡的开发无论牵涉的范围是大或小,都一定会影响环境;唯一不同的是影响或严重性的程度。
也有受访者提到,现在其实也有不少发展商都会加入一些亲大自然的元素在发展的工程里。
部分受访者觉得对此有些发展商做得还不错,有的则觉得发展商只是草草了事,随便弄个秋千滑板来交差。
受访者都很期望可以看到像国外那般策划得比较有规律的公园。他们认为我们也不可以完全不顾及后患的发展,该保留的山坡与树木还是得保留,发展是需要良好规划的。
大致上受访者其实都对环境的影响会感到担心,不一样的只是有的受访者觉得环境的影响是不适怠慢,但有的则觉得应该先发展,环境的问题可以稍微迟一点再来关心。
对于拟补失去的树木与山坡,也有受访者觉得失去的是无法拟补,但也有受访者可以接受发展后把失去的树木数量从新种植。
针对平衡这一点受访者各有各的说法,每个人都有着各自的观点,但大家都有一些共同观点,那就是不可能达到平衡,只可以把环境破坏减到最低;发展山坡也一定要做好规划以及有限制的发展以免发生天灾,导致人民的安全受到威胁。
政府需听民意了解担忧
受访者认为,山坡发展不可以单凭本地发展商来做抉择,政府扮演的角色其实非常重要。
受访者认为,政府除了需要监督和设下严厉的条规来确保民众的安全外,也需要听听民意,了解他们的担忧,同时也该透过各种管道为他们解答关于山坡发展的疑问让人民对山坡发展有更进一步的理解。
除了立法,政府也需要执法:确保所有的工程都是依照法列实行,确保发展商是有根据批准的方案来发展。
政府的相关部门是需要一直监督与检查。受访者说检查是需要不停的进行的,而且如果可以突击检查的话,效果会更加好。
政府需要非常严厉的看管山坡发展,不可以随意批准毫无意义的山坡发展计划。在作出批与不批的考量的当儿,应该以大众的利益为先。
政府要很明确的和人民交代山坡发展的用途,也得确保这些山坡被开发后是安全且有利于人民而不是只让发展商得益。
必须一提的是,大部分的受访者都只觉得政府和发展商扮演着最重要的角色,他们认为政府和发展商有认真的做事才是最重要的。但也有一小部分的受访者认为专业人士或非政府组织也应该不时的提供相关的意见。更有受访者认为监督山坡发展是每个市民都应有的责任。
对于山坡发展课题上,受访者各有各的担忧。大部分的受访者担心的和他们不支持山坡发展的理由是一致的:环境与生态问题,灾害的可能性。
受访者觉得,如果是与大自然融合,与生态友好的发展是不是也会影响到山坡的生态,发展的同时政府是不是也需要控制同一时间到访的人群以及定下一些条规以确保生态不会大幅度的受破坏以达到一个真正的亲大自然的山坡发展。
但最首要的,发展的话,我们是不是有适当,拥有足够经验与知识的专人给我们提供意见与实行?
也有受访者说即使是发展成景点,是不是可以确保交通不会有问题。
一些受访者觉得,他们必须关心的不只是现在发不发展,或适不适合的问题,而是也得想想发展山坡对未来会不会造成影响;哪方面的影响还有我们该怎么去防止这些未来的问题的发生;发展过后是不是可以确保永久性的维修才不至于白白浪费一片山坡。
至于如果是发展成住宅的话,建筑物的安全也是他们的顾虑之一。
监督工作减低发展风险
受访者都觉得除了本地专人外,也得向国外的专人学习,参考与交流。
相关部门也该考虑把国外的先进科技带入,把国外的专人意见和技术融入本地的山坡发展,这些都会让他们比较安心。
除此之外,他们也担心如果对山坡发展给予支持的话,那接下来的这些发展的项目到底会不会真的有利于人民呢?
受访者都觉得,发展山坡多少都会有风险。所以从策划到未来,都是不可以掉以轻心的。受访者指出发展山坡的策划非常的重要。最令他们关注的就是建筑本身和山坡发展的安危。
未来我们又得防范些什么呢?受访者也认为民众的担忧也会因人而异。大部分的受访者都提及了发展条例与监督工作的重要性。山坡发展从一开始的检验山坡是否适合发展到未来可否持续性的保持在良好的状态之下也是受访者非常关注的。
媒体报道正负资讯
媒体的角色,受访者都对媒体抱着很高的期望,希望媒体可以让他们得到多方面的看法及资讯以让他们更了解山坡发展。
他们希望,媒体是可以公正的平台下,不受任何一方面的摆布来报道关于山坡发展的课题。他们想要看到媒体不只是采访本地的相关单位和专人,也希望媒体可以采访国外的专人以让他们看到更全面更可靠的资讯。
受访者觉得,国外的专人所给的意见和看法会比较有说服力。他们也期待媒体除了采访也可以出任一个独立的组织,凭着他们从采访资料收集过程中所学到的,代市民做一些实地考察,比较等。
媒体也可以做一些调查,发表一些人民的心声来让相关部门听取而不止是成为政府或发展商发言的管道而已。受访者要看到媒体报道涵盖正负两面的讯息以让他们个人也可以做个比较。
资料让民准确判断
槟城人对山坡发展会想要有进一步认知资料显示,大部分受访者觉得槟城人对山坡发展的课题都会想要有进一步的认知。也有受访者觉得,槟城人对这课题不太感兴趣。
这主要是看大家抱着怎样的一种个人心态去看待山坡发展。但有不少受访者都提及,其实最关键的是资料该从哪里取;取得的资料又是否可靠?
大部分的受访者都希望可以从讲座获得更多关于山坡发展的资讯, 以便他们可以在作出准确的判断。
也有受访者提及因为现在的资讯无所不在,媒体、网站、甚至是无所不有的社交网,但是他们却有点质疑这些资料的可靠性。- 光华

检讨山坡发展限制●搬迁机场腾出空间 缺土地産业价必涨(山坡风云)

报道:梁子奋
国际不动产联盟槟城分会前主席拿督黄丽丝认为,在土地缺乏的需求日益增加的情况下,槟城的产业价格将会继续的攀升。
黄丽丝说,槟城已经成为国际城市,在国际产业链中,成为继国际大城市之后,备受国际投资者关注的地方。在这个发展情况下,前来槟城的国际投资者及富人、专才只会越来越多。
她说,这个现象不可避免的会使到槟城的产业价格被越推越高。但是,这个趋势不能够叫停,因为如果发展停顿,槟城将会失去发展动力和魅力,开始回流的人才将会再出现外流,年轻人出走。
发展若停顿失动力魅力
她认为,为确保槟州持续发展,并且解决人民的住房问题,政府当局有必要重新检讨目前的发展限制,包括放宽目前的1对2.8房产容积率(plot ratio,影响单位密度),或每英亩建87单位的密度限制。另一个解决槟城土地问题的方案就是重新检讨87公尺(250尺)山坡地高度发展限制。
她说,槟城的房产容积率1对2.8在国内城市和外国大城市比较都过度保守,柔佛和其它国家都已经提高到1对20的比率了。
“我们不需要一下子将比率提高到1对20,不过为解决住房问题,可以试着将比率提高到1对12。”
槟房产容积率过度保守
她说,很多人对于谈到提高山坡地高度限制都很敏感,然而专家们已经多次提出,山坡地发展的安全性与高低没有直接的关注,而他们更关注的是山坡的斜度,因此槟城的发展不应该被高度绑死,相反的应该理性的以槟城发展的需要重新慎重的来检讨这个问题。
无论如何,她说,不论是山坡地还是平地,任何的发展都必须要做好安全及环境工作,这两个重要因素是不能够有任何妥协的。
她认为,一个城市的发展需要以未来的100年来规划,不能只是解决当前的需要而已,必须对城市的未来发展都计算在里面。
禁止发展非最佳护山方案 不法农耕活动也具破坏性
缺乏发展地对于发展商来说,就好比一个巧炊的主妇没有了米。马来西亚房地产发展商会槟州分会会长拿督陈福星提出了发展威省、重新检讨山坡发展高度限制,甚至建议将峇六拜国际机场搬到海上,以缓解槟城土地不足的问题。
陈福星说,马来西亚房地产发展商会曾向州政府表达希望重新检讨250尺高度限制的政策。不过,做为一个负责任的发展商,他们也认为山地开发必须要有规划和管制,不能无限制进行。
他认为,250尺高度限制应该重新检讨,一些适合发展和已经发展的地区,应该允许超过这个高度的发展。
他举例,垄尾和新港的山坡发展应该被允许超过250尺的限制,因为这些地区已经有发展,一些旧的发展计划,建筑物高度也超过了250尺的高度。特别是垄尾地区,现有建在山地的高楼建筑物,总体高度都超过了海拔250尺,建筑物已经把后面的山给遮住了。针对这些地区,当局可以允许超过250尺的发展计划。
他认为,对于这些地区的新发展计划,当局可以给予有条件的批准,也就是新计划的总体建筑物高度不超过之前的建筑物总体高度。
他说,简单的禁止山坡发展并不是保护山林的最好方案,因为山地非法的农业种植活动,也会给山地及环境造成巨大的破坏。山林执法不易,很多时候非法种植活动表面上看也是青绿一片,不过开发和收割都会给山地造成水土流失等破坏,这也是金马仑面对的问题,槟岛的亚依淡也一样。
陈福星也特别提到湖内山被非法开发的案例。这个案例是在有条例管制情况下发生的。
槟岛最大魅力是青山绿水
尽管希望槟州政府可以重新检讨250尺的山坡发展高度限制,不过陈福星并不希望政府全面提高高度限制,也不支持把槟州的高度限制提高到500尺跟全国一样的高度限制。
他认为,发展并不能无止境的进行,槟岛与其它国家已经大事开发的岛屿不同,它具有本身的特色和魅力。槟岛最大的魅力就是青山绿水。
“我们身在槟岛,不论什么角度都可以看到山景,对槟岛有认识的人都会同意这一点。”
他说,如果把山坡发展高度限制无限度提高,一栋高过一栋的建筑物将让槟岛的青山景观被钢骨水泥森林所取代。
威省槟岛发展不均 人民买屋抗拒离岛
陈福星说,不可否认的,槟城做为北马地区的经济、旅游及文化焦点区,人口不断的迁入对住房需求不断增加是不能回避的问题。不过,槟城并不只有槟岛,威省有更大面积的发展土段。
他因此认为,当前如果可以搞好威省,让人民不再只是对槟岛存在迷思,就可以很好的解决槟城的住房问题。
他认为,州政府有必要深入探讨为什么槟民在购置房产时,都要先考虑到槟岛。这是因为发展不平衡。如果两地发展得到平衡,槟岛有的设施利便威省都有,那么人们就不会只往槟岛跑。
他说,目前威省地区的房价和槟岛比较仍有30%的差距,仍有很大的发展空间。
陈福星在谈到槟岛因为房屋需求量大,并且面对可发展地短缺的问题时提出了搬迁机场的建议。
他说,峇六拜国际机场的现址,因为紧连着工业区,目前也面对跑道只是刚刚好符合最低标准长度的问题,因此提出了搬迁机场的大胆建议。他说,现在很多和槟城类似的城市,都已经把机场搬迁到海上,比如新加坡和澳门。
“将机场搬到海上,可以给槟岛腾出上千英亩的地段,这将可以解决槟岛短期土地短缺的房屋发展问题。”
他认为,另一个中短期方案则是旧区重建。槟岛仍有一些旧发展区可以重新规划进行重建。- 光华

没记载为何限250尺高度 曹观友:若缺地或放宽限制(山坡风云)

报道:梁子奋
摄影:梁僡育
2012年山坡发展课题出现巨大争议时,州政府曾委任以拿督魏世福博士为首的专家小组对槟州的山坡进行深入勘查。这个由州政府成立的“山边发展指南顾问团”专家小组在完成研究后,为政府草拟了新的《山坡发展指南》。
新拟定的山坡发展指南更详尽的阐明了对山坡发展计划的要求,以及更严格的监督系统。
无论如何,槟州地方政府委员会主席曹观友说,在槟州结构蓝图中阐明,任何高度超过海拔76公尺(250尺)及斜度被归类为第3及第4级的山坡,都不能做为一般发展用途。这些山坡地只能做为基本建设及特别计划用途。
他指出,在此之前山坡发展计划的申请是根据1996年大蓝图来批准和规划。2007年6月28日宪报公布的《2020年槟州结构大蓝图》取代了原有的大蓝图。
他说,尽管政府在审批州内的山坡发展计划时,还是根据《2020年槟州结构大蓝图》,不过在2012年新拟定的《山坡发展指南》出炉后,当局在审批涉及到山坡的发展计划时,将会以新指南做为参考标准。
他强调,目前州政府并没有批准任何超过海拔76公尺高度的房屋发展计划。
因水压限制高度? 曹观友:不具说服力
槟州的山坡地发展高度限制划定在海拔76公尺(250尺),是根据什么标准至今仍没有人能说出一个所以然来。
曹观友在被问到这个问题时,也表示在州政府纪录中并没有记载为什么会把高度限制定在76公尺。
不影响高楼供水
他说,他听到的其中一个说法是当年在制定高度限制的时候,所根据的是当时的水压条件。
无论如何,他认为这个虽然是最常听到的说法,不过却不具说服力,特别是今天的技术并不会受到水坝高度影响高楼的供水。
他举例升旗山的个案,升旗山的高度也超过76公尺,不过并没有因此面对供水问题,当局以蓄水池来给升旗山山上居民供水。
可参考港山坡发展
曹观友透露,2012年州政府在成立“山边发展指南顾问团”专家小组时,曾针对山坡发展问题前往香港进行考察,成员包括相关的政府部门官员。
他说,香港在1970年代也面对山坡发展带来的问题,不过在严重土崩事件频频发生后,香港投入了庞大的资金及资源进行山坡维修及防崩措施,今天香港山坡发展已经成为很多国家参考的对象。
他坦言槟州目前并不具备香港当时对山坡防护投入巨大财力物力的能力,无论如何,香港的例子可以给槟州很多的启发和参考价值。
他说,槟州政府正计划聘请香港退休的山坡发展专家前来协助,以提高山坡的安全及协助规划山坡发展。
多区进行填海计划
曹观友坦承,槟州的发展面对土地短缺的问题。这也是为什么槟州过去一直都有填海计划在进行。
他举例日落洞沿海和丹绒道光都有填海计划在进行。在2020年槟州发展大蓝图中也有圈出未来可以进行填海的建议地区,其中包括了峇东、北赖河工业区和槟威海峡中浅滩等。不过位于日落洞外的中浅滩填海计划可能因为植物园区州议员郑雨周极力对那里的海草床提出保护而有变更。
5年可检讨发展限制
尽管曹观友在接受访问时慎重的表示,州政府并没有批准超过76公尺高度的私人发展计划,不过他同时也指出,这个自1996年9月13日由州策划委员会划定下来的高度限制,并不是不能被修改的。
他说,山坡发展指南是可以根据情况的需要进行收紧和放宽的调整,同样的76公尺的高度限制也是可以往上拉或往下放,甚至取消。不过,这都要视未来的发展需要,由制定条例的政府当局根据需要和人民的意愿来做出调整。
他指出,实际上,根据大马城市及乡村规划法令,山坡发展的限制每隔5年就可以重新检讨。
这也意味着,未来发展面对没有土地,面对土地压力的时候,现有指南中的发展限制被放宽是绝对有可能的。
不过,曹观友透露,目前暂时没有听到城乡规划局有意要检讨山坡发展限制。
他指出,城乡规划局虽然是联邦政府部门,他们会自行根据发展需要来检讨包括山坡的发展问题,尽管如此,如果要检讨山坡发展他们将会参考州政府在2012年聘请专家小组拟定的山坡发展报告。有关报告提出的山坡安全考量,并不在于高度,而更重视斜度。- 光华

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

Monday, June 9, 2014

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

Saturday, June 7, 2014

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

Thursday, June 5, 2014

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

Wednesday, May 21, 2014

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.

Monday, May 19, 2014

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


Artist's impression of Seri Tanjung PInang phase two.
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

Monday, May 5, 2014

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。


Saturday, May 3, 2014

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.