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KUALA LUMPUR: Property developers are behaving more and more like local councils, Deputy Housing and Local Government Minister Datuk Raja Kamarul Bahrin Shah said, noting that this has given rise to the current form of townships that are not centralised and are dominated and led by private developers.
There are developers who are acting like local councils as the latter have not been taking the lead, and this is a cause for concern, he said.
Raja Kamarul noted that traditionally, the local governments were the decision makers but this fact has changed of late.
“Long ago, it was the local government that determines what developers should build, creating markets, shopping malls, commercial, industrial, agricultural and entertainment areas, and of course, knowing how many homes need to be built because they know the population in the area,” he said in his keynote address at the opening of the one-day Housing and Property Development Colloquium on “Reimagining the Housing and Property Industry in the New Malaysia” here yesterday.
“But now, the role has shifted to the developers, giving rise to the current form of townships that are not centralised and are dominated and led by private developers,” he said.
“Most concerning is the recent trend that developers are behaving more and more like the local council themselves, in having their own private security for substantial portions of residential and commercial areas as an example, and other provisions of services and infrastructure.
“Although the local governments retain power and control where their approval is needed to build, they have often failed to take a more proactive role,” said Raja Kamarul.
He also highlighted that some local governments have failed in providing basic services to the people, causing developers to step in to fill the void.
“Local governments must find the will and desire to see their own town, cities and districts develop into comfortable townships and not allow developers to take entire pieces of land and create their own defacto privatised local government,” he said.
He also said this is why the government is looking to bring back local government elections, in order to bring back a sense of accountability by local governments.
“Once constituted, citizens can take leaders of the local government to task when services and facilities are not up to par. This should lead to more tangible and improved living conditions for the rakyat,” added Raja Kamarul.
Credit:
Ahmad Naqib Idris The Edge Financial Daily
Malaysia’s Penang Island has undergone massive development since the 1960s, a process that continues today with plans for transit and land-reclamation megaprojects.
The island is increasingly facing floods and landslides, problems environmentalists link to paving land and building on steep slopes.
This is the second in a six-part series of articles on infrastructure projects in Peninsular Malaysia.
GEORGE TOWN, Malaysia — Muddy carpets and soaked furniture lay in moldering piles on the streets of this state capital. It was Sunday morning, Oct. 29, 2017. Eight days earlier, torrents of water had poured off the steep slopes of the island’s central mountain range. Flash floods ripped through neighborhoods. A landslide killed 11 workers at a construction site for a high-rise apartment tower, burying them in mud. It was Penang Island’s second catastrophic deluge in five weeks.
Kam Suan Pheng, an island resident and one of Malaysia’s most prominent soil scientists, stepped to the microphone in front of 200 people hastily gathered for an urgent forum on public safety. Calmly, as she’s done several times before, Kam explained that the contest between Mother Earth’s increasingly fierce meteorological outbursts and the islanders’ affection for building on steep slopes and replacing water-absorbing forest and farmland with roads and buildings would inevitably lead to more tragedies.
“When places get urbanized, the sponge gets smaller. So when there is development, the excess rainwater gets less absorbed into the ground and comes off as flash floods,” she said. “The flood situation is bound to worsen if climate change brings more rain and more intense rainfall.”
Five days later it got worse. Much worse. On Nov. 4, and for the next two days, Penang was inundated by the heaviest rainfall ever recorded on the island. Water flooded streets 3.6 meters (12 feet) deep. Seven people died. The long-running civic discussion that weighed new construction against the risks of increasingly fierce ecological impediments grew more urgent. George Town last year joined an increasing number of the world’s great coastal cities — Houston, New Orleans, New York, Cape Town, Chennai, Jakarta, Melbourne, São Paulo — where the consequences are especially vivid.
The empty apartment construction site where 11 men died in an October 2017 landslide. Image by Keith Schneider for Mongabay.
Penang’s state government and Chow Kon Yeow, its new chief minister, recognize the dilemma. Three weeks after being named in May to lead the island, Chow told two reporters from The Star newspaper that “[e]conomic growth with environmental sustainability would be an ideal situation rather than sacrificing the environment for the sake of development.”
But Chow also favors more growth. He is the lead proponent for building one of the largest and most expensive transportation projects ever undertaken by a Malaysian city: a $11.4 billion scheme that includes an underwater tunnel linking to peninsular Malaysia, three highways, a light rail line, a monorail, and a 4.8-kilometer (3-mile) gondola from the island to the rest of Penang state on the Malay peninsula.
The state plans to finance construction with proceeds from the sale of 1,800 hectares (4,500 acres) of new land reclaimed from the sea along the island’s southern shore. The Southern Reclamation Project calls for building three artificial islands for manufacturing, retail, offices, and housing for 300,000 residents.
Awarded rights to build the reclamation project in 2015, the SRS Consortium, the primary contractors, are a group of national and local construction companies awaiting the federal government’s decision to proceed. Island fishermen and their allies in Penang’s community of environmental organizations and residential associations oppose the project, and they proposed a competing transport plan that calls for constructing a streetcar and bus rapid transit network at one-third the cost. (See Mongabay –https://news.mongabay.com/2017/04/is-a-property-boom-in-malaysia-causing-a-fisheries-bust-in-penang/)
For a time the national government stood with the fishermen. Wan Junaidi Tuanku Jaafar, the former minister of natural resources and environment and a member of Barisan Nasional (BN), the ruling coalition, refused to allow the project. “The 1,800-hectare project is too massive and can change the shoreline in the area,” he told reporters. “It will not only affect the environment but also the forest such as mangroves. Wildlife and marine life, their breeding habitats will be destroyed.”
The state, and Penang Island, however, have been governed since 2008 by leaders of the Pakatan Harapan coalition, which supported the transport and reclamation mega projects. In May 2018, Pakatan Harapan routed the BN in parliamentary elections. Former prime minister Mahathir Mohamed, the leader of Pakatan Harapan, assumed power once again. Island leaders anticipate that their mega transport and reclamation projects will be approved.
It is plain, though, that last year’s floods opened a new era of civic reflection and reckoning with growth. Proof is everywhere, like the proliferation of huge blue tarps draped across flood-scarred hillsides outside of George Town’s central business district. Intended to block heavy rain from pushing more mud into apartment districts close by, the blue tarps are a distinct signal of ecological distress.
Or the flood-damaged construction sites in Tanjung Bungah, a fast-growing George Town suburb. A lone guard keeps visitors from peering through the gates of the empty apartment construction site where 11 men died in the October 2017 landslide. About a mile away, a row of empty, cracked, expensive and never-occupied hillside townhouses are pitched beside a road buckled like an accordion. The retaining wall supporting the road and development collapsed in the November 2017 flood, causing expensive property damage.
A row of empty, cracked, expensive and never-occupied hillside
townhouses are pitched beside a road buckled like an accordion. The
retaining wall supporting the road and development collapsed in a
November 2017 flood, causing extensive property damage. Image by Keith
Schneider for Mongabay.
Gurmit Singh, founder and chairman of the Centre for Environment, Technology and Development, Malaysia (CETDEM), and dean of the nation’s conservation activists, called Penang state government’s campaign for more growth and mega infrastructure development “a folly.”
“It exceeds the carrying capacity of the island. It should never be approved,” he said in an interview in his Kuala Lumpur office.
Singh, who is in his 70s and still active, was raised on Penang Island. He is an eyewitness to the construction that made much of his boyhood geography unrecognizable. “Everything built there now is unsustainable,” he said.
It’s taken decades to reach that point. Before 1969, when state authorities turned to Robert Nathan and Associates, a U.S. consultancy, to draw up a master plan for economic development, Penang Island was a 293-square-kilometer (113-square-mile) haven of steep mountain forests, ample rice paddies, and fishing villages reachable only by boat.
For most residents, though, Penang Island was no tropical paradise. Nearly one out of five working adults was jobless, and poverty was endemic in George Town, its colonial capital, according to national records.
Nathan proposed a path to prosperity: recruiting electronics manufacturers to settle on the island and export their products globally. His plan emphasized the island’s location on the Strait of Malacca, a trading route popular since the 16th century that tied George Town to Singapore and put other big Asian ports in close proximity.
Sea and harbor traffic on the Strait of Malacca. Image by Keith Schneider for Mongabay.
As a 20th century strategy focused on stimulating the economy, Nathan’s plan yielded real dividends. The island’s population nearly doubled to 755,000, according to national estimates. Joblessness hovers in the 2 percent range.
Foreign investors poured billions of dollars into manufacturing, retail and residential development, and all the supporting port, energy, road, and water supply and wastewater treatment infrastructure. In 1960, the island’s urbanized area totaled 29.5 square kilometers (11.4 square miles), almost all of it in and immediately surrounding George Town. In 2015, the urban area had spread across 112 square kilometers (43 square miles) and replaced the mangroves, rubber plantations, rice paddies and fishing villages along the island’s northern and eastern coasts.
There are now 220,000 homes on the island, with more than 10,000 new units added annually, according to National Property Information Center. George Town’s colonial center, which dates to its founding in 1786, was designated a UNESCO World Heritage site in 2008, like Venice and Angkor Wat. The distinction helped George Town evolve into a seaside tourist mecca. The state of Penang, which includes 751 square kilometers (290 square miles) on the Malay peninsula, attracts over 6 million visitors annually, roughly half from outside Malaysia. Most of the visitors head to the island, according to Tourism Malaysia.
Nathan’s plan, though, did not anticipate the powerful ecological and social responses that runaway shoreline and hillside development would wreak in the 21st century. Traffic congestion in George Town is the worst of any Malaysian city. Air pollution is increasing. Flooding is endemic.
Blue tarps drape the steep and muddy hillsides in George Town to slow
erosion during heavy rain storms. Image by Keith Schneider for Mongabay.
Nor in the years since have Penang’s civic authorities adequately heeded mounting evidence of impending catastrophes, despite a series of government-sponsored reports calling for economic and environmental sustainability.
Things came to a head late last year. Flooding caused thousands of people to be evacuated from their homes. Water tore at hillsides, opening the forest to big muddy wounds the color of dried blood. Never had Penang Island sustained such damage from storms that have become more frequent, according to meteorological records. Rain in November that measured over 400 millimeters (13 inches) in a day. The damage and deaths added fresh urgency and new recruits to Penang Island’s longest-running civic argument: Had the island’s growth become a hazard to life?
George Town is far from alone in considering the answer. The 20th century-inspired patterns of rambunctious residential, industrial and infrastructure development have run headlong into the ferocious meteorological conditions of the 21st century. Coastal cities, where 60 percent of the world’s people live, are being challenged like never before by battering storms and deadly droughts. For instance, during a two-year period that ended in 2016, Chennai, India, along the Bay of Bengal, was brutalized by a typhoon and floods that killed over 400 people, and by a drought that prompted deadly protests over water scarcity. Houston drowned in a storm. Cape Town is in the midst of a two-year drought emergency.
George Town last year joined the expanding list of cities forced by Nature to a profound reckoning. Between 2013 and mid-October 2017, according to state records, Penang recorded 119 flash floods. The annual incidence is increasing: 22 in 2013; 30 in 2016. Residents talk about a change in weather patterns for an island that once was distinguished by a mild and gentle climate but is now experiencing much more powerful storms with cyclone-force winds and deadly rain.
Billions of dollars in new investment are at stake. Apartment towers in the path of mudslides and flash flooding rise on the north shore near George Town. Fresh timber clearing continues apace on the steep slopes of the island’s central mountain range, despite regulations that prohibit such activity. Demographers project that the island’s population could reach nearly 1 million by mid-century. That is, if the monstrous storms don’t drive people and businesses away — a trend that has put Chennai’s new high-tech corridor at risk.
The urgency of the debate has pushed new advocates to join Kam Suan Pheng at the forefront of Penang Island’s environmental activism. One of them is Andrew Ng Yew Han, a 34-year-old teacher and documentary filmmaker whose “The Hills and the Sea” describes how big seabed reclamation projects on the island’s north end have significantly diminished fish stocks and hurt fishing villages. High-rise towers are swiftly pushing a centuries-old way of life out of existence. The same could happen to the more than 2,000 licensed fishermen and women contending with the much bigger reclamation proposals on the south coast.
“How are they going to survive?” Han said in an interview. “This generation of fisherman will be wiped out. None of their kids want to be fisherman. Penang is holding a world fisherman conference in 2019. The city had the gall to use a picture of local fisherman as the poster. No one who’s coming here knows, ‘Hey you are reclaiming land and destroying livelihood of an entire fishing village.’”
“We all want Penang to be progressive. To grow. To become a great city,” he adds on one of his videos. “But at whose expense? That’s the question. That’s the story I’m covering.”
Andrew Ng Yew Han, a 34-year-old teacher and documentary film maker
whose “The Hills and the Sea” describes how big seabed reclamation
projects on the island’s north end have significantly diminished fish
stocks and hurt fishing villages. Image by Keith Schneider for Mongabay.
Another young advocate for sustainable growth is Rexy Prakash Chacko, a 26-year-old engineer documenting illegal forest clearing. Chacko is an active participant in the Penang Forum, the citizens’ group that held the big meeting on flooding last October. Nearly two years ago, he helped launch Penang Hills Watch, an online site that uses satellite imagery and photographs from residents to identify and map big cuts in the Penang hills — cuts that are illegal according to seldom-enforced state and federal laws.
Kam Suan Pheng and other scientists link the hill clearing to the proliferation of flash flooding and extensive landslides that occur on the island now, even with moderate rainfall.
In 1960, Malaysia anticipated a future problem with erosion when it passed the Land Conservation Act that designated much of Penang Island’s mountain forests off-limits to development. In 2007, Penang state prohibited development on slopes above an elevation of 76 meters (250 feet), and any slope with an incline greater than 25 degrees, or 47 percent.
Images on Penang Hills Watch make it plainly apparent that both measures are routinely ignored. In 2015, the state confirmed as much when it made public a list of 55 blocks of high-rise housing, what the state called “special projects,” that had been built on hillsides above 76 meters or on slopes steeper than 25 degrees. The “special projects” encompassed 10,000 residences and buildings as tall as 45 stories.
Rexy Prakash Chacko, a 26-year-old engineer who helped launch Penang
Hills Watch, an online site that uses satellite imagery and photographs
from residents to identify and map big cuts in the Penang hills. Image
by Keith Schneider for Mongabay.
“There is a lot of water coming down the hills now,” Chacko said in an interview. “It’s a lack of foresight. Planning has to take into account what happens when climate change is a factor. Clearing is happening. And in the last two years the rain is getting worse.
“You can imagine. People are concerned about this. There was so much lost from the water and the mud last year.”
Ignoring rules restricting development has consequences, as Kam Suan Pheng has pointed out since getting involved in the civic discussion about growth in 2015. After the October 2017 landslide, she noted that local officials insisted the apartment building where the 11 deaths occurred was under construction on flat ground. But, she told Mongabay, an investigation by the State Commission of Inquiry (SCI) found that the apartment construction site abutted a 60-degree slope made of granite, which is notoriously unstable when it becomes rain-saturated.
“State authorities continued to insist that development above protected hill land is prohibited,” Kam said in an email. “There is little to show that more stringent enforcement on hill slope development has been undertaken. Hopefully the findings of the SCI will serve as lessons for more stringent monitoring and enforcement of similar development projects so that the 11 lives have not been sacrificed in vain.”
The market for hillside residential development is strong in George Town
despite the more intense storms. Image by Keith Schneider for Mongabay.
Penang Forum members paying a courtesy call on Chow, seated at the head of the table, at his office in Komtar.
Revise transport master plan because circumstances have changed
" A new public transport design has to be integrated to encourage walking, cycling and bus uise - Penang Forum"
THE Penang Forum steering committee, a loose coalition of non-political civil society groups, has called on the Pakatan Harapan Penang government to review the Penang Transport Master Plan (PTMP) estimated to cost RM46bil.
It said the Penang government should bear in mind its election manifesto of balancing economic growth with environmental protection and a commitment to improve public transport.
"Given the scale of the funding for this mega project, the state must ensure government procurement produces the best value for taxpayers’ money.
“The awarding process used was based on a Request for Proposal, rather than a true open tender, which did not allow for any meaningful comparison of bid documents as the scope of work was not fixed.
“Hence the award process must also be reviewed and revisited,” the statement read.
The committee also pointed out that the present PTMP was based on the assumption that buses, ferries and a cross-channel bridge were under federal control and there was nothing much the state could do.
“So it did not focus on how these could be improved or expanded. But now that circumstances have changed, the plan needs to be revised,” it said.
The committee also said the planning for equitable public transport should take into consideration the following criteria:
Fiscal prudence that should consider cost-effectiveness in construction, operation and maintenance.Detailed financial analysis of different public transport systems must be done and compared. The most cost-effective system should be selected.
Other important considerations are efficiency of operation, predictable schedules and systems compatibility.
The different components of the transport system must be well connected and integrated, socially inclusive, with a low impact on the built and natural environment.
Extensive public consultation at every stage, with plans available for online viewing and download so that more people can view and comment. It must be carried out and the exercise must be open to scrutiny.
Independent consultants who are at the forefront of designing equitable, sustainable transport must be engaged to do the review of the plans. They must not be associated with or employed by parties involved in tendering for the project.
The statement also read that the 2016 transport proposal was a mega project put forward by SRS Consortium, the project delivery partner of PTMP, to the Penang government.
“The design and planning fails to meet most of the above criteria.
“The overpriced package includes many components of mega road building that will discourage people from using public transport and undermine the stated goal of increasing public modal share of transport.
“Although public consultations have been held about impacts in specific localities, open scrutiny of the whole design was strongly discouraged,” the statement said.
The committee also said the original PTMP by Halcrow involved public consultation, but the state pressured the consultants to add the undersea tunnel and three highways costing a total of RM6.3bil just before it adopted the plan in 2013.
The SRS proposal costing RM46bil includes a proposal to reclaim 4,500 acres of land (comprising three islands). It departs drastically from the officially adopted 2013 Halcrow masterplan.
“Thus, a thorough, proper and independent review should be carried out to ascertain its suitability, viability and sustainability.
“The massive proposed reclamation will destroy fishing grounds and jeopardise fishing livelihoods and a vital local source of seafood.
“It will be environmentally unsustainable due to expensive maintenance costs required for dredging in the future.
“Promise 10 of the Pakatan manifesto talks of ensuring food security and protecting the welfare of farmers and fishermen.
“Last but not the least, with rapid changes in public transport technology and new trends in info-mobility, it is imperative that any existing plan for public transport should be re-examined.
“A new public transport design has to be integrated to encourage walking, cycling and bus use,” it said.
Chief Minister Chow Kon Yeow was earlier reported saying that the state government would leave the decision to review the components of the PTMP to the Federal Government.
He said this was because the proposal was at the Federal level right now, adding that if there was any need to review the project, the Federal Government could make a decision.
He also said the SRS Consortium would be happy to supply the Federal agencies with additional details. - Starmetro
Man with a plan: Chow elaborating on his vision for Penang during an interview with The Star at Komtar in George Town.
https://youtu.be/lLfYJvX5ePk
New CM Chow has a clear vision of how to develop the state into the next five years
"Economic growth with environmental sustainability would be an ideal situation rather than sacrificing the envoronment for the sake of development - Chow Kon Yeow"
GEORGE TOWN: It’s easy to understand why Chief Minister Chow Kon Yeow is such a popular figure in Penang despite hailing from Kuala Lumpur.
Holding the exco portfolio of Local Government, Traffic Management and Flood Mitigation for the last two terms here was not an easy task, but Chow’s simple, frugal and austere ways won over the people and even his harshest critics.
Now he is in the hot seat as the chief executive. Here, he shares his thoughts on his plans to move Penang up another notch over the next five years, as well as personal and party matters. Below is an excerpt from the Q&A:
How are you keeping after more than two weeks into the top post in Penang?
It’s a continuation of where I left off for 10 years as a state executive councillor in 2008. At the Chief Minister’s office, I deal with a wider range of issues than my portfolios under Local Government, Traffic Management and Flood Mitigation, which were more focused.
As Chief Minister, I also have to look into investment and economic issues, besides being chairman of Penang Development Corporation, PBA Holdings Bhd and other state statutory bodies.
Which plans do you intend to see through in your first term?
Upon taking office on May 14, I took up the Transport portfolio because I intend to see to the implementation of at least some of the projects under the Penang Transport Master Plan (PTMP). It is too ambitious to say that we will implement all the projects, but they will be a priority.
On the projects by Consortium Zenith Construction Sdn Bhd (CZC) comprising the RM6.43bil undersea tunnel and three paired roads, we will likely begin construction for one of the three major roads.
As for SRS Consortium, the project delivery partner of PTMP, we will start the Light Rail Transit (LRT) project. Since it is tied to Penang South Reclamation (PSR) in the southern coast of Penang island, the reclamation of three man-made islands will have to start as well to finance the LRT project.
(The PSR is a massive plan to reclaim three islands totalling 1,800ha off the southern coast of Penang island. The success of PTMP, the state government’s multi-billion ringgit public transport project involving LRT, monorail, cable cars and water taxis, depends on funding from property development on the islands.)
One important element here is that people see the reclamation as solely financing the infrastructure projects, which is true in a sense. The man-made islands will not only finance the infrastructure projects, but the lands made available will help meet the development needs of Penang for the next 30 years.
It is near to the Bayan Lepas industrial electronic and electrical cluster. Taking it away from the cluster will not produce the synergy effect.
And preferably, the expansion of our industrial zone into the future must also be near to the cluster and Penang International Airport facilities.
So we can safely say that the three man-made islands are a sure thing?So we can safely say that the three man-made islands are a sure thing? /b>
It is subject to review by the Federal Government. We need approval from the Federal Government for any large-scale project and the reclamation is one of them. It has to be approved by the National Physical Planning Council. If we can get all the necessary reports to support our application, it will be tabled at the National Physical Planning Council for approval.
You said the LRT component of PTMP is your priority. When can we expect to see it materialise?
We have made a submission to the Land Public Transport Commission (SPAD) since March 2016 for a railway scheme.
Besides the LRT line from Komtar to Bayan Lepas, we have also submitted the other alignment as a full package, as our depot will be built on one of the man-made islands that has yet to be reclaimed. We are still waiting for the environment impact assessment approval.
I believe our application is still active. Hopefully, it will be brought before the Transport Ministry for deliberation and approval.
Previously, it was either an undersea tunnel or a third bridge to link Bagan Ajam and Gurney Drive. What will it be now?
It is still too early to say. We can always make changes because of the cost factor. There is no firm decision on this. CZC will have to complete the feasibility studies first, which are now at 96%.
There is no hurry because even if we were to build the undersea tunnel, it would only take off in 2023.
Right now, CZC’s priority is to start building the 5.7km paired roads starting from Jalan Kampung Pisang in Ayer Itam and connecting with the Tun Dr Lim Chong Eu Expressway in Gelugor. It is one of the three major roads undertaken by CZC.
What are your thoughts on the claims that CZC paid RM22mil to cover up anti-graft investigations on the mega project comprising the undersea tunnel and three paired roads?
It is entirely up to the Malaysian Anti-Corruption Commission to investigate, as it has nothing to do with the state government. We are not the approving authorities.
The concession companies appointed by us are responsible for getting all the approval. What CZC told us was that it was basically political extortion. They were under great duress and had no choice but to believe that the other party could help smooth the process of getting the necessary approval.
This had nothing to do with the state government and we had no prior knowledge of it until it was reported in the media.
Penangites have been plagued by floods on some occasions. What are your plans to resolve this?
The first phase of Sungai Pinang Flood Mitigation project was completed in the late ‘90s and it never went beyond that. This project has been delayed for 18 years.
We need about RM600mil to resolve the problem. The money can be used to build a barrage along the river near the People’s Housing Project in Sungai Pinang. If there is a barrage, backflow from the sea during high tide would not flow inland.
Other components include the construction of pump houses, retention ponds, collector drains along the river, deepening of rivers and the raising of bunds. All these measures are expected to be completed in three and a half years.
We believe these measures will help mitigate floods. All designs can only cater to a certain capacity, so we cannot say that there will be no floods after this.
It is important to secure approval and funding from the Federal Government. The Sungai Pinang Flood Mitigation project is vital because it has impact upstream, as there are six tributaries linked to Sungai Pinang.
Many hillslope developments have taken shape, especially in the Tanjung Bungah area, which has drawn concern from environmental activists. What is your take on this?
The current state government will not change the tight guideline of restricting development 76m or 250ft above sea level, although the national guideline can go up to 500ft. The guideline is very restrictive as it will prevent a lot of hill lands from being developed.
This guideline only came into place under the Penang Structure Plan approved in 2007. Before that, approval had already been given to certain developments we can’t stop abruptly. Under this category, there are many projects approved that went beyond the restriction.
I will get the Penang Island City Council to brief me on how much land is still left that is restricted by the guideline. If there is not much land left, we will consider that the guideline will prohibit hillside development in the future.
If the guideline is still in place, the people of Penang must confront the fact that there won’t be any development beyond this guideline. Land will become expensive. If there is no reclamation, what will the future hold for Penang island?
Gentrification is an issue in George Town, with foreigners snapping up properties within the Heritage zone. What do you think of this?
Prior to interest in our heritage buildings and before the inscription of the Unesco World Heritage Site, there were a few hundred houses in need of refurbishment. Some houses collapsed during storms.
If you look at the heritage site today, there are few dilapidated houses left due to the interest in heritage properties. The owners have greater appreciation of their value.
My personal stance is to save the house first. If there are buyers, we should save the buildings and negotiate on their use later.
The Opposition in Penang is down to only three representatives – two from Umno and one from PAS. Will they be given any allocation?
They will be given allocation, although the figure may not be the same as the Government’s assemblymen. They rejected it last time, thinking that we were setting a trap on them.
Previously we offered them RM40,000 in annual allocation, but it will be more this time. The funds can be used to support the community, as well as assist organisations in their work and in getting facilities such as fax machines. The funds are meant for the people.
The Opposition is weak in the state assembly. How do you view this matter?
In a healthy Western democracy, when there is a weak Opposition, backbenchers play a more active role in scrutinising government policy. It is a working mechanism. A new check-and-balance in the ruling coalition can emerge to play this role of checking the executives and government on the use of public funds and policy.
Regarding tourism, is there any new programme that your administration would like to introduce to attract visitors within the next five years?
We should be more selective not only in terms of quantity matters, but in terms of quality as well. We need to have niche tourism markets to get high spenders.
At the moment, we cannot be choosy as we need them to fill up our hotel rooms and patronise our local businesses. But there will come a time when it will negatively impact the local environment.
We should move up a notch by focusing on higher spending and business travellers rather than the usual travellers.
In your own opinion, what should an ideal Penang look like?
Economic growth with environmental sustainability would be an ideal situation rather than sacrificing the environment for the sake of development.
Development has to be balanced not only geographically, but also in the strata of society, meaning that the B40 class (households earning RM3,900 a month or less) must be able to benefit from the economic development.
There must be job opportunities and stable income for them. They must not be sidelined or living in poverty without jobs. If jobs can be made available to foreign workers, why can’t it be the same for locals?
You won the Pengkalan Kota state seat in 1990, but lost it in 1995. What was it like having to start from square one?
I was back to full-time party work in 1998 to lead the party after the “Knock Out Kit Siang” internal party strife. After 1999, I was picked as state DAP chairman to continue the party’s struggle in Penang.
What was it like being a DAP-elected representative before and after 2008?
Very different. The government representatives have more resources to serve the people better. But we keep instilling the idealism of our party struggle and the long-term vision to win Federal power into our representatives so that they see a bigger vision for the party and themselves.
Many Penang DAP leaders are now in their 60s. Has the state party leadership identified the next echelon of leaders?
The party made a bold decision by fielding many new candidates in the 14th General Election. They have potential for future development in the Government and party. This is a rejuvenation process to prepare them for the future.
Cracks at Tanjung Bungah site began in June, Commissioner of Inquiry told
Expert panel: (From right) Yeo, Dr Gue and Prof Ramli arriving for the inquiry.
GEORGE TOWN: A temporary structure supporting a worksite slope in Tanjung Bungah developed cracks in mid-June, a Commissioner of Inquiry heard.
Soil Mechanic Sdn Bhd director Cheah Wing How, who was a sub-contractor of the project where a landslide killed 11 workers, said he was informed by a clerk to carry out remedial works as the granite wall had cracked.
Cheah said his team left after completing the granite works and soil-nailing works to enhance the stability of the temporary slope.
There was, however, no mention when they completed the works.
“When we returned, we found there were pile cap excavation works carried out near the slope.
“We believe there was soil movement that resulted in the cracks on the granite wall.
“We were carrying out remedial works and 11 days into the job, the landslide happened,” said Cheah, who has 20 years’ experience in the field.
Cheah was testifying on the first day of the public hearing into the landslide tragedy by the State Commission of Inquiry (SCI) at City Hall in Esplanade yesterday.
On Oct 21, last year, a landslide hit the affordable condominium project made up of two 49-storey towers with 980 units in total within the Permai Village township near the Tunku Abdul Rahman University College.
Among the 11 killed was site supervisor Yuan Kuok Wern, 27.
During the proceeding, the Penang Island City Council (MBPP) also presented eight drone videos that showed the slope and the surrounding area after the tragic incident.
SCI chairman Datuk Yeo Yong Poh said they planned to carry out a site visit tomorrow.
He also fixed the hearing to continue until Monday, followed by Feb 8 to Feb 11, March 24 to March 28 and April 18 to 25.
Other members of the commission are geotechnical expert Datuk Dr Gue See Sew and forensic geo-technical engineer from Universiti Teknologi Malaysia Prof Ramli Nazir.
The SCI was gazetted on Dec 21 last year to investigate the landslide after Yang di-Pertua Negri Tun Rahman Abbas gave his consent on Dec 6, 2017, for the appointment of the members of the commission and its terms of reference.
Meanwhile, Penang Citizens Awareness Chant Group (Chant) adviser Yan Lee said the entrance to the Teik Granite Quarry, which is located near the site where the landslide occurred, should be fenced up.
“Anyone can just walk into the site as the safety measure is not up to mark.
“We have voiced our concern to the Penang Island City Council, the Department of Environment as well as the Land and Mines Department,” he said yesterday.
GEORGE TOWN: Some 20 houses located on a slope in Hong Seng Estate in Mount Erskine were flooded due to blocked underground drainage.
“Not again!” was the reaction of factory worker S. Kalaiselvi, 42, who found herself neck-deep in water at her house at 2am yesterday after a three-hour downpour.
She waded through the water to higher ground with her parents, who are in their 60s.
“I have been living here for 26 years and only now am I seeing such floods,” said Kalaiselvi, who also had to move out when her house was hit by the massive floods on Nov 4 and 5 last year.
Her father Subramanian Perumal, 68, said he was still waiting for the relevant authorities to resolve the problem.
At the site, firemen had to install a water pump to draw out the rainwater, which flooded most of the units to waist level at one point.
It was the third time that the area was flooded since October last year.
Last Oct 30, blocked underground drainage caused floodings affecting six houses during an evening downpour, followed by massive floods during the Nov 4 and 5 storm.
On Sept 29 last year, seven houses in the estate were also affected by soil erosion.
Consultant engineer Datuk Lim Kok Khong had said the soil erosion was due to water seeping under the ground.
Kebun Bunga assemblyman Cheah Kah Peng, who has been barred from helping out with the registration of flood victims for the one-off RM700 aid given by the Penang government, was also there but offered no concrete solution to the floods in the area.
Pulau Tikus assemblyman Yap Soo Huey said nine houses had to be demolished to make way for repair works.
She said they had offered owners of the nine affected houses a low medium-cost unit each as compensation, but the residents insisted on staying put.
Earlier, Penang Flood Mitigation Committee chairman Chow Kon Yeow said the latest floods were caused by the continuous downpour that began on Thursday evening.
“The rain also coincided with a 2.34mm high tide at 2.30am yesterday,” he said.
Chow said the short-term measures to deal with the floods were to dig and deepen the rivers, and carry out upgrading and cleaning works at riverbanks to ensure that there were no blockages.
In Bukit Mertajam, a low wall sealing off the entrance to a lorry driver’s house prevented it from being submerged in floodwaters all over again.
While the water on the road outside was up to knee level, Heng Kai Chin’s home remained relatively dry, thanks to the metre-high barrier of cement and bricks.
But Heng, 43, still skipped work yesterday to keep an eye on the flooding.
A state flood report said water had entered at least 100 homes in Bukit Mertajam.
PENANGITES woke up to a cloudy and rainy morning as continuous downpour lasting for hours inundated several parts of the state.
Wet day: Students wading through floodwaters at SMK Mak Mandin in
Butterworth, Penang. (Left) Motorists braving through the waters on the
flyover at Sungai Nibong, Bayan Lepas. — MUSTAFA AHMAD/The Star and
social mediapic
Council should not bow to development or political pressure, says city councilor, Khoo
‘Politicians should be ‘wakil rakyat’ and not ‘wakil pemaju’ - CAP legal advisor Meenakshi
A city councillor has called for the Penang Island City Council to impose a moratorium and reassess all development projects involving hill slopes in the wake of the deadly landslide on Oct 21.
THE Penang Island City Council (MBPP) has been urged to impose a moratorium on hill developments and reassess every hillside and hill slope development projects.
Khoo Salma Nasution said as a new councillor, she was surprised to learn that certain policies and guidelines were made at state level and then passed down to the council without discussion.
“As a body with the expertise and technical experience to handle physical development planning, the council should ensure its own rules are not compromised and should not bow to development pressure or political pressure just because Penang is a land-scarce state.
“The council is tasked with spearheading the city’s physical development according to the Town and Country Planning Act and the State Structure Plan 2020.
“The rules and guidelines must follow the Penang Structure Plan as well as minimum safety and environmental guidelines,” she said in her adjournment speech during the full council meeting at the City Hall yesterday.
Khoo urged the council to reaffirm all policies, processes, and guidelines to protect the hills.
“New planning rules for development projects, taking into account the public interest, environmental interest and the interest of affected stakeholders and neighbourhoods, need to be introduced as well,” she said.
Khoo said according to the State Structure Plan valid until 2020, development density was set at 15 housing units per acre (0.4ha) in a secondary corridor like Tanjung Bungah.
She said 30 units were allowed per acre in a primary corridor and 87 units per acre for transit-oriented development.
“The state government, however, has already raised the development density to 128 units per acre overall.
“When development is not planned according to the right principles, disaster is likely to happen,” she said.
MBPP mayor Datuk Maimunah Mohd Sharif declined to comment as she had just received a copy of Khoo’s speech.
“I will definitely discuss the matter at the next full council meeting,” she said.
This is Khoo Salma's full address (the Malay version below) yesterday: I
was nominated by Penang Forum to be the representative and the voice of
NGOs, including Penang Hills Watch, in the Penang Island City Council
from early this year. My predecessor Dr Lim Mah Hui served with the
council for six years.
Developers acting like local councils a concern, says deputy minister
