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Highrise high density guidelines being finalised

October 26th, 2012

GEORGE TOWN: The state government has clarified an online posting by blogger Anil Netto that the Penang Municipal Council (MPPP) has frozen high-rise density development.

Instead, State Local Government and Traffic Management Committee chairman Chow Kon Yeow said the guidelines for developers who want to build 87 units of houses per 0.4ha were still being fine-tuned, and not frozen as suggested by the blogger.

Chow stressed that applicants would find it more difficult after the fine-tuning is completed and enforced, as new conditions would be imposed on them.

“Applicants would be required to submit a Traffic Impact Assessment (TIA), and reveal whether the communal facilities would be surrendered to MPPP or not.

“They will have to submit a TIA report in their applications, to propose measures to be taken on alleviating traffic congestion when their projects are completed.

“Hopefully, they (the council) can complete the fine-tuning and sent it to the state planning committee to be adopted soon,” he said when met yesterday here.

He noted that several applications, which were also submitted before the fine-tuning, were still being considered.

He said that since the original guidelines were adopted by MPPP in 2010, only one project was approved under the category of 87 units per 0.4ha.

When contacted, Anil said his posting was based on the remarks by the MPPP president Datuk Patahiyah Ismail at a meeting with the representatives of the Penang Forum, which is a platform attended by non-governmental organisations here.

Anil said the forum participants had scheduled a meeting with Chow today.

Source: The Star

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  1. J & J
    October 27th, 2012 at 13:03 | #1

    “Applicants would be required to submit a Traffic Impact Assessment (TIA),
    and reveal whether the communal facilities would be surrendered to MPPP
    or not.

    “They will have to submit a TIA report in their applications, to propose measures
    to be taken on alleviating traffic congestion when their projects are completed”.

    As the approving authority (MPPP) you should set the guidelines,conduct your
    own TIA report and ways to alleviate congestion when applications are
    submitted for approvals.

    You are being employ with taxpayers’ money and you should know how to do
    it and not the other way round. If incompetency is the answer then your
    services has to terminated or fired.

    I hope YB LGE will act on it and to revamp the entire departments in MPPP.

  2. Penang Boleh
    October 27th, 2012 at 15:45 | #2

    Support MPPP for the TIA requirement! should make it compulsory for developers to build bus interchange, expand roads, provide more parking space, etc etc.. MPPP should focus on building master transportation system like LRT to link it all together.

  3. Marcus
    October 27th, 2012 at 18:25 | #3

    Hi J&J, there r nothing wrong if MPPP ask developer to submit TIA when they found it is required to do so. MPPP have their own master plan to monitor.

    Hi Penang Boleh, if MPPP really enforce ur suggestion, then Penang property will face another round of price increase, very huge increase bcoz it will seriously increase development cost.

  4. Khor
    October 27th, 2012 at 18:46 | #4

    Don’t worry Mr Lim says price of property increase in PG is Little only!!!

  5. david
    October 27th, 2012 at 18:48 | #5

    Hi Marcus, don’t u think is duplicate/redundant effort on this? If MPPP have the master plan, developer just need to follow. If not later on need to claim back land for development lagi teruk.

  6. Marcus
    October 27th, 2012 at 19:41 | #6

    David, let me clarify first, it is not up to you or me to think but the local council and DUN. Development is not as simple as local council come out a master plan and the investor just follow. It will be come dictator, no freedom. Investor are allow to have their own idea. Whenever requested by local council to provide more explanation, then they need to do so. The above mentioned r just a very simple explanation on concept, for more details, u may able to check it out at MPPP web page. Thx

  7. J & J
    October 27th, 2012 at 20:56 | #7

    @Marcus

    “They will have to submit a TIA report in their applications, to propose
    measures to be taken on alleviating traffic congestion when their projects
    are completed”.

    I think you don’t understood what you have read. The above clearly stated
    the “DEVELOPER” even have to “propose measures to be taken on alleviating
    traffic congestion”. If that is the case,what is MPPP DOING ? Waiting to get
    “buta gaji ?”

    The MPPP has to find ways to alleviate traffic congestion, not the “DEVELOPER”.
    Secondly if the “DEVELOPER”is to provides TIA report and you said nothing is
    wrong. Something is very,very wrong here. Are you saying these DEVELOPERS
    all are traffic management consultants that they have to provide TIA reports ?

    Penang property will face another round of price increase if the “DEVELOPERS”
    were to engage traffic management consultants to prepare the “TIA” reports
    for MPPP and not the way you claimed it.

    So what is MPPP doing then ? Everything is prepared and done. Do we need
    such MPPP ?

  8. Penang Boleh
    October 28th, 2012 at 13:41 | #8

    @J & J
    Definitely developers have the responsibility to do traffic assessment and provide solutions for the projects. Nowaday a lot of construction subcon just simply find a piece of land (usually just work with land owner) and build high density condo here and there, and expect MPPP to clean the shit for them! They are just “builder” but not deserve to be called “developer”. For example look at Bayan Baru, there are a few small small condo projects going to build on those small empty lots by previously unknown developers. They just take the opportunity of the booming township but never contribute. Later who will be blame for traffic congestion and who is going to clean the shit?? Then it all fall on MPPP again!

  9. J & J
    October 28th, 2012 at 18:19 | #9

    @Penang Boleh

    Just make it simple for you to understand. A developer will submit plan
    to develop a piece of land into a housing scheme. The plan will include
    drainage and roads inside the housing area joining the main road.

    Traffic Impact Assessment and to propose measures to be taken on
    alleviating traffic congestion when their projects are completed.

    This impact of traffic congestion only happen at the main road junctions
    everytime and that lead to long stretch of vehicles. ARE YOU joining the
    MPPP calling the developer to solve it ? ( That is Traffic Impact Assessment
    and to propose measures to be taken on alleviating traffic congestion ).

    Big condo or small does not constitute to traffic congestion. A good
    systematic planning and road system has to be undertaken by MPPP.Not
    just adding traffic lights and calling developers to propose.

  10. Lady Gogo
    October 29th, 2012 at 08:49 | #10

    @J & J
    Of course developers should propose. U think only taxpayers money can build a whole penang road and facilities? taxpayers money just enough to pay the salaries of public employees.

  11. J & J
    October 29th, 2012 at 20:58 | #11

    @Lady Gogo

    The way you wrote it, it clearly shown that you don’t understand the
    meaning of “propose” and taxpayers’ money.

  12. Jimmy
    October 29th, 2012 at 23:25 | #12

    J&J,
    Since u have ur own idea and opinion to make local council more “usefull”. Why not u join local council? This is d only way to give physical contribution to our country.

  13. J & J
    October 30th, 2012 at 00:02 | #13

    @Jimmy

    This is not my own idea, it’s the job of MPPP to alleviate traffic congestion.

  14. Penang Boleh
    October 30th, 2012 at 09:32 | #14

    @J & J
    The way you wrote it clearly shown that you don’t understand the definition of “DEVELOPER” and “HOUSE BUILDER”. For example, IJM is a DEVELOPER. They have a master plan to developer the seafront The Light project, including solutions for the traffic planning. They built LCE express way, and now the new U-turn, and also widen the express way bottleneck to 3 lanes (under request of state government). No body complaint The Light project for traffic congestion, instead, everyone appreciate them for the LCE express way.
    ON the other hand, HOUSE BUILDER just aim for those small plot of land within those developed/booming regions and build high density projects to maximize profit. Their projects only overloaded the existing traffic system (NO more room to expand!) and just tell it is MPPP job to alleviate the traffic problem and fled away with the profit!

  15. Marcus
    October 30th, 2012 at 10:26 | #15

    @Penang Boleh
    Agreed with you.

  16. Penang Boleh
    October 30th, 2012 at 13:24 | #16

    I once visited a showroom for a project in Bayan Baru before. The project is very funny with 2 blocks of high rise squeezed and sitting on the common carpark floor, where 1 block is with commercial title while the other block is residential title. I asked the sales person why so funny with different titles within the same project. And the sales answered: “So that the number of residential title units is not more than the regulation and thus no need to build low cost flat according to rules”. You can tell that a lot of “house builder” is purely profit orientated and there is no sense of social responsibility. I guess later MPPP also will be blamed for the flood around Bayan Baru area, which already happening if heavy rain.

  17. heehee
    October 30th, 2012 at 23:48 | #17

    @Penang Boleh
    well said, well said. Big applause to you! There are some subcontractor simply claimed themselves as “developer” just by building some apartments or terrace without bringing much development/benefit to the area/community, except the traffic congestion. MPPP staffs are not doing their job well if just simply approve those projects. TIA requirement is the right move, and later should also include drainage system as well (to prevent flood). Bravo Penang state government! hee hee hee….

  18. Penang Boleh
    October 31st, 2012 at 11:17 | #18

    @heehee
    Agreed, drainage system impact & solution should be included in the requirement as well.

  19. J & J
    October 31st, 2012 at 13:19 | #19

    @Penang Boleh

    Why telling stories ? Straight to the point. Plan submitted for approval that
    do not meet the requirements and regulations should have been rejected.

    Traffic congestion is getting from bad to worse in Penang, so blame it on the
    “HOUSE BUILDER”. In Sg. Ara area the “DEVELOPER” must be held responsible
    for the congestion.

    IJM has been given the right to reclaim the coastal area for their projects and
    they don’t simply do it for free. It also benefited their project.

    Penangites will be welcoming you to be a “DEVELOPER” so that traffic
    congestion in Penang will be solved. Thanks for your entertainment anyway.

  20. david
    October 31st, 2012 at 14:07 | #20

    Come on..cool down..coool down. 马照跑,房照炒,股票不要买。

  21. Penang Boleh
    October 31st, 2012 at 14:34 | #21

    @J & J
    Yes, it should be win-win for both developer and penangites. “Developer” should develop a area from good to better while making profit, not make it worse. That’s why they are called “DEVELOPER”.
    If just take opportunity and build more houses at an already-developed area, just make the traffic sucked and suck the profit away, then may be should call “SUCKER”.
    It is good that MPPP now realize the loop hole and trying to fix it with the TIS.

  22. Penang Boleh
    October 31st, 2012 at 17:47 | #22

    @Mike
    Yes, you are right. Income tax from Penang will directly go to federal government, not sure about the Real Property Gain Tax (RPGT), I think also going into federal government pocket also. So no matter how good is Penang job market or how hot is the property market, Penang state government got nothing back. I think finally the think-tank figure out another way to develop Penang : Developers to build the infrastructure – I think the working principle may be the infrastructure cost absorb into the project cost -> tax reduction (because on the book, the infrastructure cost seems to reduce the profit). In this way, Penang state government may indirectly transform some of those tax money into infrastructure development.

  23. Mike
    October 31st, 2012 at 21:43 | #23

    Good, modern, efficient city/town planning is not easy job. Even Singapore gov hired western experts/consultants to do thorough complete city planning. Throwing the traffic congestion problem to developers will not solve the problem. Developers can only widen the road in surrounding their projects putting a few more traffic lights max. No one developer is responsible for the overall revamp of Bayan baru town traffic system. MPPP doesn’t have the expertise and $$. Even MPPP can come up with good plan but no $$ to execute back to sq one. Penang contributes huge tax to federal but gets only peanuts of allocation both during BN rules under KSK and under LGE. I guess there is no solution. No money no talk.

  24. J & J
    October 31st, 2012 at 22:48 | #24

    @Mike
    If you believe what you wrote, its all up to you.

    Before Opposition came into the picture, there were these ” learning trip”.
    Went to S’pore and Australia to study their concept in dealing with traffic
    flows. What did they learn ? They implemented the “traffic lights” concept
    whereby a short distance on the road you can have many junctions and
    traffic lights.

    It’s not that they do not have the expertise, they don’t even have the
    slightest idea how to go about.

  25. Mike
    November 1st, 2012 at 23:01 | #25

    Well, we can all shout, jump, finger point all what we want here. Nothing will change, well unless you vote BN out in federal level and hope that PR will really do a good job. Town/city planning is not as easy as what you think. The overall masterplan includes elevated highways, flyovers, tunnels, MRT system etc. Anyway, no point crying over things we can’t control but see how we can overcome or benefit from current situation. Cheers man.

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