Candidates and representatives of various contesting parties in Tanjung Bungah turned up in full force for a press conference this morning organised by the Management Corporation of Miami Green Resort Condominium and the Batu Ferringhi Residents’ Association.
The two residents groups issued a joint press statement urging the state government to stop the private project consisting of two 34-storey service apartment towers and a 28-storey block of 197 ‘affordable’ homes that would provide a total of 869 homes on a 12.26-acre plot. (How can such density be approved when it is much higher than what is allowed under the Penang Structure Plan 2007-2020, the main legally enforceable planning document in the state.)
This is our fourth press conference. Our second and third press conference last November has not yet received any response from the state government and MBPP. It has been six months.
The residents of Miami Green Resort Condominium, which has 557 households in five 29-storey blocks, have since then hired a geotechnical consultants firm, Zeezy Global Sdn Bhd, to conduct a peer review on all the geotechnical reports and environmental impact assessment reports (on both Lot 62 – Malim Jaya and Lot 650 and 652 – Miami Green) that were made available to us.
The residents are very concerned that the project developments studies have been overlooked by the authorities; therefore we today invited all the state assembly hopefuls and officers to come on-site to have a look at close hand.
The residents from 557 households are currently living in fear. If the project is pushed through, the consequences could be catastrophic. Destabilisation of the slopes could happen within a relatively short time as in the case of the Tanjung Bungah landslide (October 2017) or it could manifest over a period of time, as the case of Highland Towers (December 1993). It poses grave threats to the surrounding buildings and lives.
This is the “proof” that there are still hill-slope developments being approved in Penang. The project area is classified as “Class 4” hill land – areas or hills with a slope of 35 degrees or more (based on the classification from the Safety Guideline for Hillside Development 2012.
The main objective of this press conference is Miami Green would like to plead with the incoming state government as well as MBPP to halt the development behind Miami Green.
The public (the voters and residents) of Tanjung Bungah deserve to know which parties have the determination to protect the hill slopes of Penang.
On the grounds that:
- even with approved designs and planning permissions, the state government/city council/developer are unable to guarantee that sensitive slopes would not fail and pose a risk to the lives and safety of the residents of Miami Green and surrounding areas during construction, upon completion and years after completion.
- 50% of the development is on slopes of more than 25 degrees
- according to the Penang Structure Plan 2020, the area is classified as KSAS BB or Environmentally Sensitive Areas with Disaster Risk. The Structure Plan was gazetted in line with the Town and Country Planning Act, 1976 and clearly states that there shall be no development in KSAS BB areas.
- the existing slope of Miami Green Resort Condominium is in critical condition; it is not designed to take such loading.
- as required by the Safety Guideline for Hillside Development 2012, there is an insufficient buffer zone between Miami Green and development site. Presently, the area for proposed development does not meet the above buffer.