Great, more high-rise buildings, concrete and congestion…
Why is Hunza announcing changes in property development density and not the local government via a press conference? Was there any public consultation before coming up with such a decision?
This from The Star.
Wednesday August 26, 2009
Penang raises density for property development
By DAVID TANGEORGE TOWN: The state government has raised the density for property development in Penang, which will bring down land cost and stabilise property prices, said Hunza Properties Bhd executive chairman Datuk Khor Teng Tong.
“The state government recently decided to increase the density to 280,000 sq ft in built-up area from 90,000 sq ft per 100,000 sq ft of land.The decision to increase density will allow developers to build more, hence giving consumers more choices.
(It was only last month that Hunza was slapped with a stop-work order after a road within the compound of Gurney Park condominium, adjacent to the developer’s super condominium and commercial complex project Gurney Paragon, caved in.)
I contacted Ahmad Chik, who is familiar with the issue. He said density is usually measured in terms of units per acre. In the primary development area of George Town and surrounding areas, the usual density is 30 units per acre, he said.
“If this report is true, I am appalled that they (local government) could make such a fundamental change without considering the effect on congestion and without consulting the wider public.”
Looks like the PR Govt. falls short again to control the increasing density to an already high density populated island. For goodness sake, PR, get someone who is qualified to assist local Governance. LGE alone cannot do it, and his assistants falls short. So it has got to use the manpower at its disposal. Liew Chin Tong, should advise the local Government, as what we can see so far, the standard and quality of living in Penang will suffer as a whole, if indiscreet developments are allowed to continue. Besides, it is time to get the developers to contribute to safeguard the environment…. Why can’t we follow Singapore’s example where controlled developments, cleanliness and environments issues are tackled together. Much as we want developments, but developments must be done correctly in order that the quality of lives of Penangnites are not compromised.
Stop unnecessary developments, continue with well planned and organized development. BN had screwed up the place, previously, and will PR continue to do the same? Plant more trees around the entire island and make this a more livable place. As it is, today, Penang is not at all a good and nice place to live anymore and our Jelutong MP, Jeff Ooi had correctly mentioned, that, Penang is not a nice place to live in, its properties are too expensive and its roads are too narrow in Georgetown, and the place is dirty!!!!
Wake up PR, please work harder, what do you envisage Penang to be in ten years time if you win the next GE? Besides, organized developments, what are the opportunities of finding employment in Penang??? What is the State Government plans and vision for Penang?
All said and done, we do not want the kind of developments that the previous Government brought us where, everything “pun boleh”. We voted for change and we want to see changes! There are still lots of places that can be developed in Penang island, so stop high density developments in areas that are already congested.
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Trust me, this would probably rate the lowest in the comments count because we all need more material development, more material wealth, more this and more that other than what is is really necessary.
Nothwitstanding that, LGE has to be right in his decision as he has a lot of chasing to do to emulate Singapore.
Mother earth will soon have her revenge.
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Actually it was announced by CM Lim Guan Eng on 19 August at REHDA’s 35th anniversary dinner but none of our MSM gave any coverage on it!
I know because I was there as most of the MSM were and I heard it for myself as they did.
Tut tut Anil, what are you doing? Are you going down the path of Rockybru as well? Sorry to say this but I’m starting to wonder about your intentions!
I can’t understand why you would use your wide readership to play local politics when there are bigger national fishes to fry out there!
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For such an important issue, why wasn’t extensive prior public consultation obtained and has the impact on congestion been considered? Those really are the main issues.
As for the mainstream media, shouldn’t the local government call for a press conference to explain the rationale and to allow reporters to field follow-up questions? (It’s easy to miss out important bits of a speech during a dinner. I spoke to three senior mainstream journalists in Penang and they were all in the dark about any earlier announcement.)
National issues aren’t the only important issues around.
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More prove that Developers’ rules . Well done LGE.
I also like to take the opportunity to say that my heart goes out to all Kampung Buah Pala villagers’.
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This state government is out to create slums for Penang disregard for traffic congestion, livability, crime and etc. Ultimately we will have more Rifle Range to content with. High density, low cost, ghettoish residential that is waht LGE has in his vision?
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This moves would screwed Penang in long run. Don’t make Penang like Singapore or Hong Kong (concrete jungle)
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Some times numbers such as “built-up density” is misleading. It only referred to the built-up area over a plot of land but does not take into consideration all the support facilities and services needed to support such an area.
The ecological impact such as changes to the micro-climate, pollution and run-off during development seldom if ever factored into the thinking of businessmen. The social impact on the stresses of living in such a high density area is also often not considered. All these are additional costs if there are factored in. But the piper has to be paid sooner or later.
Penang is a beautiful island. Lived there for a few months many years back. Please do not turn it into an ugly monstrosity with a cosmetic and beautiful facade.
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just a conjecture, maybe the state government has also fallen into the politico-business nexus, our LGE and his band of people are also humans too. what makes him and his group of people think they are whiter than white?
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Hunza trying to convince Bankers to give them more loans with higher changes in Penang?
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I agreed that density change already been announced by the state government much earlier, not by Hunza as per reported. Anil should get facts right before blog this article. It seem that many readers misled by this outdated piece.
Dear bloggers, please be more receptive before giving comments.
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This is a sickness in Malaysia. More buildings and no infrastructure.
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The state government merely increase the plot ratio from 0.9 to 2.8. This is still very low compared to KL, where the plot ratio could go up to 11 at CBD area. In outskirt area like TTDI and Damansara Heights, the plot ratio allowed is usually 7, which is still much higher than Penang.
Plot ratio of 0.9 just doesn’t make sense judging from shortage of development land in Penang.
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See, the beauty of blogs. It is a medium where its contents is constantly being scrutinized. Its audience plays a crucial role in ensuring all information published is accurate and just.
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What is the plot ration in S’pore and Hong Kong…
15 & 25???
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Readers, please go figure the meaning of this message from Datuk Khor Teng Tong.
“The state government recently decided to increase the density to 280,000 sq ft in built-up area from 90,000 sq ft per 100,000 sq ft of land.”
Can you understand?
I can’t.
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Wira,
I was confused too! I think it means that for every 100,000 sq ft of land, the built-up area allowed is now 280,000 sq ft (previously it was 90,000 sq ft) – or something like that!
The local government needs to clarify.
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For every 100,000 sq ft, the build-up area of 280,000 sq ft means a plot ratio of 2.8. Typically, plot ratio means GFA/land area, where GFA =gross floor area.
Each country would have their own way to calculate the GFA, i.e. which type of built-up is considered as GFA. Malaysia and Singapore have different sets of calculation for GFA. A local architect would be able to advice on the GFA for the project that they involved.
The plot ratio is also depending on types of land titles, whether it is a commercial land or residential land. Depanding on the local authorities’ policy, a commercial land would normally have a higher plot ratio than the residential development. The plot ratio of 7 to 11 that I mentioned earlier is for commercial development in KL.
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How can the density change be announced when the Local Plan is still in draft stage and not exhibited for comments? In Penang plot ratio is used for controlling density of commercial developments. The minimum allowable plot ratio was 2.5 to 1, which means that 250,000 sq. ft. of floor area can be built on every 100,000 sq. ft. of land. In practice MPPP allows plot ratios of 3.5 to 1 by imposing “development charge” which if I am not mistaken was 70 sen for every additional sq. ft. of floor area built. Prangin Mall has a plot ratio of 5:1, which gives you a good idea of the impact.
Cities like Hong Kong, Singapore and KL have higher densities, but the government imposes heavy development charges which can add up to hundreds of millions which goes to the city to fund infrastructure and other civic improvements. Moreover they have excellent mass transit systems which mitigate the impact of high densities.
The statement attributed to KTT does not make any sense nor seems factually correct. Developers are wont to make all sorts of ‘reasoning’ apparently to benefit us poor citizens hungry for the next mall to spend our shrinking ringgit. Hunza said as much about improving their bottom-line, so who cares about Penang’s already crowded sky-line?
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Romerz, kelvin
You guys are the classic example of a typical malaysian mindset. Here you are finding fault on the messenger and insinuating when issues are raised.
Well if you knew about it, what did you about it other than let it sleep and slip through public awareness.
Aiyah!! ever wondered why and how we could put up with 52 years of UMNO, because of this typical mindset of who cares for community that we live it, its only me, me and only me.
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Looks it its a BN conspiracy to sink Penang Island.
If it can be done, then it solves a lot of problem, top item is getting rid of an opposition govt.
See. Everything can be blamed on BN.
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people need somewhere to stay.
many of you may think that the density has increased, it will get congested etc, but you cannot discount the fact that new projects now are not affordable for many who live and work in penang.
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Romerz, to be fair Anil has done some of his homework and you need not attack him like that as fellow-bloggers. May be the air will be cleared if Anil has consulted the present government.
But let’s not divert the issue which is a policy change in the land use on Penang Island. It is as important as any national issues you bloggers have highlighted.
In the end it is a question of good governance, an issue that touched us so much so badly that we overthrew the BN govt. We have the right to demand better governance from the DAP government.
I would like to use this space to highlight an issue dearly missed by most people but mentioned by Harry (“More proof that Developer rules”) and Radhakrishnan (“the state government has also fallen into the politico-business nexus”), which to me will cause further deterioration in DAP’s rule of Penang, if not checked.
DAP is very busy collecting funds for their “war chest” and building their HQs in KL and Penang. Getting themselves into this “game”, it is inevitable that they are pally with the developers… To me this is most disturbing for this is the beginning (for DAP) but the perpetuation of bad governance for us, the rakyat.
This is very evident in the way LGE handled the Kg Buah Pala issue. He didn’t treat it as a “land issue” for the under-priviledged but helped to (portray) the residents as “squatters” (in their struggle against) the developers whom LGE regarded as frauders backed by the previous BN Govt to rob the residents of the land. This time LGE has been successful, temporarily perhaps, in twisting (Chinese -sic) public opinion aganist the residents. Well, as I’ve read some where “GOVERNMENT CHANGES, LIES STAY”.
Watch out, there will be more, and more to come. It is the duty of the more-informed public to check this while it is too late, like what happened to Gerakan!
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Anil,
Extensive public consultations, yes? To arm twist the government to accept your proposal wholesale? Or is it the mantle cry “Don’t offend NGOs”
All decisions made subject to state’s requirement.
Charley,
When the villagers started to pay TOL fees, that’s beginning of the process they would be evicted. Again under whose authority, the land has been gazetted for the villagers. Then come the independence day when the land was gazetted under the Co-op
It’s always been Economy, Stupid! Mind you the villagers are not that stupid. For LGE’s government, to fight for 30 village families by sacrificing 1.5 millions penangites hard earned money
Charley,
All promises made are subject to state’s requirement. State/Nation Interest comes first. These villagers got double storey terrace houses. My maternal grand dad got zilch. So does many. What would the Penangites think when these villagers got bungalows
In summary, It’s Economy, stupid!
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Anil,
By the way, always remember there is limited things that state governments can do. With funds being tied with the federal government & repeating interference & interruptions from Federal government, it would be better if state government should be given some slack.
This is Penang! It’s not Singapore during the merger where LKY has absolute monopoly on labour, land & state policies. Singapore then allowed to impose CPF as high as 50%. 25% from employers, 25% from employees.
Penang only got 450 million budget. Hence, I often say
IT’S ECONOMY, STUPID!
I guess that the density shall be risen. However, steps should be taken in alleviating the problems. As for congestions, simple.
Force Penangites to pay higher toll charges, parking charges. Literally forcing Penangites to give up private transport. You think Penangites agree?????
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Dear Friends
This is the evidence that LGE have good relationship with (developers)!!!
Development does not mean more high rises , more crimes, more traffic jam, less trees, less hills !!
Higher Density means Taller High Rises with more units means more money to the Developer!!!
… selling Penang to the Developers….
Cant You Guys use think, Why the LGE & Developers are only interested in “Development” in Penang Island!!!
Penang Island Land means more money for the Developer… they dont care about density, traffic jams, crimes, less trees… They only CARE for MONEY!
Some MORON said we shd compare density to KL… Shd We have same Traffic Jam n Crimes in KL> for Penang?
Lim Guan Eng Government will sell Penang to the Developers in the name of Development!!!!
rgds
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Dear Friends
Kg Buah Pala…
Lim Guan Eng Govt issued Title for Land worth RM150m to the Developer on 27/3/2008 for only RM3.2 million despite the fact that BN Koh Tsu Koon approval have lapsed and withdrawn.
Till today Lim Guan Eng have not published the PAKATAN EXCO minutes on Kg Buah Pala !!!
… Penang People (deprived) of RM147m !!!!
Where did RM147m went??? …
Why Lim Guan Eng refused to publish PAKATAN EXCO minutes on Kg Buah Pala????
Why the so called ” blogger” refused to pressure Lim Guan Eng (administration) to publish all documents on Kg Buah Pala?? Are these Bloopers complicit to the (alleged) fraud pepertuated on Penang People… ???
rgds
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