Penang Property Talk

By Timothy Tye

Introducing a rapid transit system to a population requires more than simply determining the route and selecting the rolling stock. Quite often, the success of the system hinges on how well the local authority prepares the population to accept the new mode of public transport.

There is a risk where lack of preparation results in low ridership of rapid transit systems. Without such preparation, once the novelty of taking the LRT has worn out, the population reverts to their former mode of transport, turning the whole LRT project into a white elephant.

To give the proposed Bayan Lepas LRT a higher chance of success, AnakPinang encourages the local authority to implement steps that will help avoid initial low ridership.

In environments where the population is not accustomed to taking public transport, preparations have to be made prior to actual introduction. This is to give the people time to adjust their routine. This preparation phase may take years, and should be implemented the moment construction commences. That way, when the time comes, the transition to LRT can be smoothly executed.

AnakPinang recommends that the local authority introduce a Rapid Penang stage bus route (possibly an adjustment of Bus 401 route) that closely mimics the actual route of the Bayan Lepas LRT. It should be promoted as the forerunner of the LRT. Naturally, it will not be exact to the LRT route, since the latter is elevated, but it should serve bus stations along the LRT route.

The forerunner gives the people an idea of what is to come, and builds anticipation for the LRT, even as construction progresses. During this period, any teething problems can be identified and rectified.

In addition to the forerunner bus route, the free Penang central area transit, or CAT, feeder bus routes should likewise be adjusted to transport commuters to selected bus stations corresponding to the future LRT stations. Commuters transfer from the feeder bus to the Rapid Penang forerunner.

As soon as the LRT is ready, it replaces the forerunner, and the buses used for that route can be re-deployed to increase the number of feeder buses. This ensures a smooth transition to the LRT with ridership assured.

According to the Penang Transport Master Plan, the Bayan Lepas LRT will be a 30km LRT line between Komtar and the future reclaimed islands in the south. The initial phase will reach Permatang Damar Laut. It will pass through important stops along the way including the Pesta Site, SPICE, Bayan Lepas Free Industrial Zone and the Penang International Airport.

In neighbourhoods with high population density, feeder buses should be introduced to provide final-mile connectivity, so that commuters do not need to walk more than 150 meters from their home. Suggested feeder routes may include Sungai Dua and Bukit Gambir, transporting commuters to the Pesta bus station, which will eventually be the location of the Pesta LRT station. Other feeder routes may include Bukit Jambul and Bayan Baru North (to Bukit Jambul bus hub), Relau and Sungai Ara (to SPICE bus station), Bayan Baru South and Bukit Gedung (to Jalan Tengah bus station), and so on.

The success or failure of this forerunner to the Bayan Lepas LRT depends greatly on the frequency and reliability of the system. It is of the utmost importance that the Rapid Penang forerunner bus be operated successfully, with sufficient number of buses at reasonable frequency, so that commuters will consider it as a viable alternative to driving.

It is unrealistic and even idealistic to expect the whole population of Penang to take the Bayan Lepas LRT. Studies that use the whole population of Penang, and compare it to the entire population of Singapore and Hong Kong, do not offer the correct picture. At most, we can expect only commuters staying within a 3km distance from the nearest LRT station to consider using the Bayan Lepas LRT. Nevertheless, this alone is sufficient if the line passes through densely populated neighbourhoods.

AnakPinang is supportive of the Penang state government’s initiative to introduce its first LRT line on Penang Island. However, it suggests that the government adequately prepare the population ahead of implementation, to make the Bayan Lepas LRT a success.

Timothy Tye is a spokesperson for AnakPinang, a Penang-based civil group.

Newly proposed luxury waterfront development by Principle Pearl Sdn. Bhd. at George Town, Penang. Strategically located along Jalan Sultan Ahmad Shah, just a stone’s throw away from several other luxury residences and hotels, such as 11 Gurney, 8 Gurney, and The Northam All Suites Hotel. The land measuring approximately 2.2 acres is currently occupied by Northam Beach Cafe.

This development will see the construction of a 55-storey skyscraper, featuring 88 luxury units with 6 levels of multi-storey carparks and rooftop facilities. Future development includes office block and hotel.

The project is still pending for approval. More details will be available upon official launch.

Property Name: (to be confirmed)
Location : George Town, Penang
Property Type : Mixed development
Total Units : 88 (condo)
Land Tenure : (to be confirmed)
Indicative Price : (to be confirmed)
Developer : Principle Pearl Sdn. Bhd.

Location Map:

Palm Garden, yet another new serviced residence at Pearl City township in Simpang Ampat. Undertaken by Tambun Indah Group, this is the second high-rise development by the company located Persiaran Mutiara 8. It is adjacent to GEM International School, just across the street from Pearl City Mall.

This development comprises an 18-storey building offering 335 residential units with unit size ranging from 828 sq.ft. onwards. This is probably one of the cheapest new serviced residences you can find in the mainland with an indicative selling price from RM288,000.

Project Name : Palm Garden @ Pearl City
Location : Simpang Ampat, Penang
Property Type : Serviced apartment
Total Units: 335
Land Tenure: Freehold
Indicative Price : RM288,000 onwards
Developer : Tambun Indah Land Bhd.

Location Map:

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There are more applicants for affordable housing units on the island than on the mainland (Seberang Prai) in Penang, according to Chief Minister Chow Kon Yeow

Therefore, it is imperative for developers to try to fulfill the demand on the island first, said Chow.

As of October, there were 43,052 applicants on the waiting list for various types of affordable housing units in Penang, with the majority on the island.

Chow said that the state plans to offer flexible terms and conditions to developers where those who choose not to build the affordable units can instead contribute RM120,000 for each unit which goes unbuilt to the state housing (revolving) fund.

The fund was established to help the state underwrite some affordable housing schemes which private developers cannot fulfill.

An example of the project undertaken by the fund is the affordable housing project in Jalan S.P. Chelliah.

Chow was speaking after launching the balloting process for 200 low cost units built by the Sunway Property division under the Sunway conglomerate at Desa Kayu Manis in Batu Maung and the Harmoni Flats in Bukit Mertajam, respectively.

Both projects are located adjacent to the group’s property projects in Sunway Cassia at Batu Maung and Sunway Wellesley in Bukit Mertajam.

Among those present were Sunway Penang Property Development Division senior executive director Daniel Lim Hin Soon, its state property division general manager Ahila Ganesan and state exco member Datuk Abdul Halim Hussein.

Chow said that the state plans to reduce the backlog of applicants for affordable housing.

“It can be done with the cooperation of the private sector, especially the developers.”

Source: TheSunDaily.my