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Barnama
16-06-2025
- General
- Barnama
Urban Renewal Initiative Offers New Hope To Flat Dwellers
T he parking area at the Kuchai Jaya Flats in Seputeh here is riddled with overgrown bushes and potholes, as well as puddles of stagnant black water which emit a nauseating stench. It turns out that the foul-smelling water is caused by leaking sewage pipes from the residential units in the four six-storey apartment blocks built during the 1980s. Cracked walls, dark corridors and clogged drains are also a common sight throughout the area. 'We call this place 'Jumanji Flats',' shared Saiful, 33, a resident of the low-cost flats, when met by Bernama. Saiful has been renting a unit there for RM350 a month for the past 10 years and, according to him, the condition of the flats and facilities had deteriorated over the years due to a complete lack of maintenance. 'There is a lift but as far as I know, it has been out of order for decades,' said Saiful, who lives on the fifth floor with his heavily pregnant wife. 'I just hope my wife doesn't end up giving birth to our first child on the stairs,' he joked. PROPERTY VALUE DECLINES Kuchai Jaya Flats residents' representative Hamid Kadir, 55, who has lived there for the past 30 years, said to his knowledge, two people died of dengue a few years ago. 'When someone dies, we have to carry the body down the stairs using a stretcher,' said Hamid, who bought his unit for RM20,000 back in the 1990s. Gazing at the fairly new 42-storey condominium located just 50 metres away from his block, he added, 'Back then, this flat (Kuchai Jaya Flats) symbolised affordable housing.' Although located only about nine kilometres from downtown Kuala Lumpur, the Valuation and Property Services Department estimates the value of a unit at Kuchai Jaya Flats at between RM75,000 and RM120,000. At the neighbouring condominium, units are priced at around RM800,000 each, with a minimum rental rate of RM1,500. ABANDONED FLATS LURE DRUG ADDICTS The same fate has also befallen the Selangor State Development Corporation (PKNS) public flats at Jalan Kuching here – a 15-block, four-storey housing complex comprising 600 residential units. According to its residents' association treasurer Ridzwan Mohd Ali, 61, the condition of the area deteriorated after 10 blocks, which had served as army quarters, were vacated in 2008. The parking area at Kuchai Flat, which is only covered with dirt and gravel, is full of holes and puddles of black water. 'Those blocks have since been left abandoned and are filled with overgrown weeds. They have, in fact, turned into hotspots for criminal and immoral activities. There are drug dens over there… stolen goods are also said to be stored there,' he claimed. A survey by Bernama indicated that the area may be used as shelter by foreigners and the homeless, evidenced by the presence of old mattresses, broken sofas, worn luggage, discarded clothes and makeshift kitchens, despite the lack of electricity and water supply. According to Ridzwan, two people have been found dead in two of the blocks due to drug overdoses. Having lived there for the past 45 years, Ridzwan said these issues have created a sense of unease among the nearly 1,000 residents still living in the remaining five blocks of flats. He, however, acknowledged that the residents have become hopeful after learning that the area is among 139 sites earmarked for redevelopment by Kuala Lumpur City Hall (DBKL) under the government's urban renewal plan, aimed at revitalising aging urban areas in Malaysia, addressing the issue of abandoned or structurally unsafe buildings, and creating more spacious and livable homes for residents. So far, he said over 70 percent of residents at their scheme have agreed to participate in the redevelopment project, under which they will be given replacement units. He also expressed hope that their new homes will have a minimum size of 800 square feet (sq ft), given that their existing units range from just 450 to 650 sq ft each. ONE RAZAK MANSION A successful example of an urban renewal project undertaken by DBKL is 1 Razak Mansion in Salak Selatan here. Where residents once lived in cramped homes of just 399 to 504 sq ft in a public housing scheme built in the 1960s, they now enjoy more comfortable three-bedroom units measuring 800 sq ft each. Their new housing scheme, located about 300 metres from the original site, also includes shops and a market, and facilities such as a surau, preschool, Islamic kindergarten and multi-purpose hall. One of the successes of the urban redevelopment program is 1 Razak Mansion in South Salak here. 'Our old units only had one bedroom and it was very uncomfortable. Now, it's much better here. There are also plenty of facilities for us,' said resident Azni Saharin, 71, who is also a teacher at the Islamic kindergarten. 1 Razak Mansion Management Corporation chairman Anthony Tan Gim Guan said the redevelopment project involving 658 residential units was successfully implemented after 100 percent of the original residents agreed to the proposed replacement units. The project began in 2014 and residents received their house keys in March 2017. He admitted that there were various challenges initially, especially in convincing residents about the new homes that would be built. However, these obstacles were overcome through a series of negotiations, engagement sessions and signing of agreements. 'My advice is that communities need to be open to negotiating with the government and developers. They must also ensure they are well informed about all processes and agreements related to urban renewal,' he said. Tan also hoped the government would consider the affordability of monthly maintenance fees when drafting urban renewal laws as residents now have to pay hundreds of ringgit in monthly maintenance fees compared to just tens of ringgit when they were living in the old flats. Referring to the original residents of Razak Mansion, he said nearly 80 percent were from the B40 income group, earning just enough to get by, with many of them being senior citizens who were no longer working. REDEVELOPMENT POTENTIAL Based on statistics compiled by the Department of Town and Country Planning (PLANMalaysia) under the Ministry of Housing and Local Government, 534 potential redevelopment sites have been identified across Peninsular Malaysia. Of that number, 139 are located in Kuala Lumpur, with an estimated gross development value of RM355.3 billion. The Department of Town and Country Planning (PLANMalaysia) stated that 534 sites and buildings in cities in Peninsular Malaysia are in a dilapidated condition and have the potential to be redeveloped. Currently, urban renewal projects are subject to Section 57 of the Strata Titles Act 1985, which requires a 'unanimous resolution' from property owners (in sites identified for redevelopment) before the management body can assume the role of trustee to implement urban renewal works. This means all property owners must agree before redevelopment can proceed. To enhance the efficiency of urban renewal efforts, the Ministry of Housing and Local Government is drafting the Urban Renewal Bill, which is expected to be tabled in Parliament this year. The Bill proposes to lower the threshold for owners' consent to redevelop properties. The ministry is suggesting a consent threshold based on the age of the buildings concerned: 75 percent for buildings over 30 years old, 80 percent for those under 30 years old, and 51 percent for buildings deemed dilapidated or unsafe for occupancy. Housing and Local Government Minister Nga Kor Ming and several lawmakers recently went on an 'urban renewal expedition', visiting two redevelopment project sites – Taman Desa Bakti in Selayang and Kuchai Jaya Flats Block A – and two completed projects, 1 Razak Mansion and Residensi Kerinchi in Bangsar South. Commenting on the proposed Urban Renewal Act, Nga stressed that, contrary to claims by the opposition, the law is not meant to seize people's rights. He said the main obstacle to urban renewal efforts currently lies in securing residents' consent. 'If 99 percent agree but one person refuses, the entire project is cancelled. It's unfair to residents stuck in old flats with broken lifts and plummeting property values,' he said, citing the example of Desa Kudalari Apartments at Jalan Tun Razak here, where redevelopment has stalled because of a single objection. SAFETY RISKS The new Act is based on the Urban Renewal Implementation Guidelines, which were approved by the Cabinet on Aug 30, 2023. According to Nga, these guidelines did not 'fall from the sky' but have existed since 2013 and were not implemented by the previous administration. The community must be prepared to negotiate with the government and developers, especially regarding the negotiation and agreement process for PSB (Urban Renewal). 'All the ministers before me only agreed in principle but none had the political will to carry it through. Don't stop the MADANI government from helping the people,' he said. In an interview with Bernama in February this year, PLANMalaysia director-general Datuk Dr Alias Rameli said the government has no intention of 'sidelining communities and forcibly seizing their homes or land' through the proposed Urban Renewal Act. The Institute of Real Estate and Housing Developers Association was also reported as saying that property values would continue to decline in the absence of a clear and comprehensive urban renewal plan, which could drag urban communities into a cycle of poverty that is difficult to reverse. According to the institute, urban renewal must be implemented to ensure the safety of residents as many strata properties are now in a state of disrepair, posing serious risks to their lives as well as their well-being. 'Delaying action on urban decay can lead to severe social and economic problems, such as rising crime rates, economic downturns, inequality and declining property values,' it said in a statement. It also noted that warning signs of urban decay are already visible in several areas of the capital, particularly involving old flats suffering from poor maintenance.
New Straits Times
16-06-2025
- General
- New Straits Times
'Jumanji Flats' residents endure squalor, pin hopes on redevelopment plans
KUALA LUMPUR: The parking area at the Kuchai Jaya Flats in Seputeh here is riddled with overgrown bushes and potholes, as well as puddles of stagnant black water which emit a nauseating stench. It turns out that the foul-smelling water is caused by leaking sewage pipes from the residential units in the four six-storey apartment blocks built during the 1980s. Cracked walls, dark corridors and clogged drains are also a common sight throughout the area. "We call this place 'Jumanji Flats'," shared Saiful, 33, a resident of the low-cost flats, when met by Bernama. Saiful has been renting a unit there for RM350 a month for the past 10 years and, according to him, the condition of the flats and facilities had deteriorated over the years due to a complete lack of maintenance. "There is a lift but as far as I know, it has been out of order for decades," said Saiful, who lives on the fifth floor with his heavily pregnant wife. "I just hope my wife doesn't end up giving birth to our first child on the stairs," he joked. PROPERTY VALUE DECLINES Kuchai Jaya Flats residents' representative Hamid Kadir, 55, who has lived there for the past 30 years, said to his knowledge, two people died of dengue a few years ago. "When someone dies, we have to carry the body down the stairs using a stretcher," said Hamid, who bought his unit for RM20,000 back in the 1990s. Gazing at the fairly new 42-storey condominium located just 50 metres away from his block, he added, "Back then, this flat (Kuchai Jaya Flats) symbolised affordable housing." Although located only about nine kilometres from downtown Kuala Lumpur, the Valuation and Property Services Department estimates the value of a unit at Kuchai Jaya Flats at between RM75,000 and RM120,000. At the neighbouring condominium, units are priced at around RM800,000 each, with a minimum rental rate of RM1,500. ABANDONED FLATS LURE DRUG ADDICTS The same fate has also befallen the Selangor State Development Corporation (PKNS) public flats at Jalan Kuching here – a 15-block, four-storey housing complex comprising 600 residential units. According to its residents' association treasurer Ridzwan Mohd Ali, 61, the condition of the area deteriorated after 10 blocks, which had served as army quarters, were vacated in 2008. "Those blocks have since been left abandoned and are filled with overgrown weeds. They have, in fact, turned into hotspots for criminal and immoral activities. There are drug dens over there… stolen goods are also said to be stored there," he claimed. A survey by Bernama indicated that the area may be used as shelter by foreigners and the homeless, evidenced by the presence of old mattresses, broken sofas, worn luggage, discarded clothes and makeshift kitchens, despite the lack of electricity and water supply. According to Ridzwan, two people have been found dead in two of the blocks due to drug overdoses. Having lived there for the past 45 years, Ridzwan said these issues have created a sense of unease among the nearly 1,000 residents still living in the remaining five blocks of flats. He, however, acknowledged that the residents have become hopeful after learning that the area is among 139 sites earmarked for redevelopment by Kuala Lumpur City Hall (DBKL)under the government's urban renewal plan, aimed at revitalising aging urban areas in Malaysia, addressing the issue of abandoned or structurally unsafe buildings, and creating more spacious and livable homes for residents. So far, he said over 70 percent of residents at their scheme have agreed to participate in the redevelopment project, under which they will be given replacement units. He also expressed hope that their new homes will have a minimum size of 800 square feet (sq ft), given that their existing units range from just 450 to 650 sq ft each. ONE RAZAK MANSION A successful example of an urban renewal project undertaken by DBKL is 1 Razak Mansion in Salak Selatan here. Where residents once lived in cramped homes of just 399 to 504 sq ft in a public housing scheme built in the 1960s, they now enjoy more comfortable three-bedroom units measuring 800 sq ft each. Their new housing scheme, located about 300 metres from the original site, also includes shops and a market, and facilities such as a surau, preschool, Islamic kindergarten and multi-purpose hall. "Our old units only had one bedroom and it was very uncomfortable. Now, it's much better here. There are also plenty of facilities for us," said resident Azni Saharin, 71, who is also a teacher at the Islamic kindergarten. 1 Razak Mansion Management Corporation chairman Anthony Tan Gim Guan said the redevelopment project involving 658 residential units was successfully implemented after 100 percent of the original residents agreed to the proposed replacement units. The project began in 2014 and residents received their house keys in March 2017. He admitted that there were various challenges initially, especially in convincing residents about the new homes that would be built. However, these obstacles were overcome through a series of negotiations, engagement sessions and signing of agreements. "My advice is that communities need to be open to negotiating with the government and developers. They must also ensure they are well informed about all processes and agreements related to urban renewal," he said. Tan also hoped the government would consider the affordability of monthly maintenance fees when drafting urban renewal laws as residents now have to pay hundreds of ringgit in monthly maintenance fees compared to just tens of ringgit when they were living in the old flats. Referring to the original residents of Razak Mansion, he said nearly 80 percent were from the B40 income group, earning just enough to get by, with many of them being senior citizens who were no longer working. Based on statistics compiled by the Department of Town and Country Planning (PLANMalaysia) under the Ministry of Housing and Local Government, 534 potential redevelopment sites have been identified across Peninsular Malaysia. Of that number, 139 are located in Kuala Lumpur, with an estimated gross development value of RM355.3 billion. Currently, urban renewal projects are subject to Section 57 of the Strata Titles Act 1985, which requires a "unanimous resolution" from property owners (in sites identified for redevelopment) before the management body can assume the role of trustee to implement urban renewal works. This means all property owners must agree before redevelopment can proceed. To enhance the efficiency of urban renewal efforts, the Ministry of Housing and Local Government is drafting the Urban Renewal Bill, which is expected to be tabled in Parliament this year. The Bill proposes to lower the threshold for owners' consent to redevelop properties. The ministry is suggesting a consent threshold based on the age of the buildings concerned: 75 per cent for buildings over 30 years old, 80 per cent for those under 30 years old, and 51 per cent for buildings deemed dilapidated or unsafe for occupancy. Housing and Local Government Minister Nga Kor Ming and several lawmakers recently went on an 'urban renewal expedition', visiting two redevelopment project sites – Taman Desa Bakti in Selayang and Kuchai Jaya Flats Block A – and two completed projects, 1 Razak Mansion and Residensi Kerinchi in Bangsar South. Commenting on the proposed Urban Renewal Act, Nga stressed that, contrary to claims by the opposition, the law is not meant to seize people's rights. He said the main obstacle to urban renewal efforts currently lies in securing residents' consent. "If 99 per cent agree but one person refuses, the entire project is cancelled. It's unfair to residents stuck in old flats with broken lifts and plummeting property values," he said, citing the example of Desa Kudalari Apartments at Jalan Tun Razak here, where redevelopment has stalled because of a single objection. SAFETY RISKS The new Act is based on the Urban Renewal Implementation Guidelines, which were approved by the Cabinet on Aug 30, 2023. According to Nga, these guidelines did not "fall from the sky" but have existed since 2013 and were not implemented by the previous administration. "All the ministers before me only agreed in principle but none had the political will to carry it through. Don't stop the MADANI government from helping the people," he said. In an interview with Bernama in February this year, PLANMalaysia director-general Datuk Dr Alias Rameli said the government has no intention of "sidelining communities and forcibly seizing their homes or land" through the proposed Urban Renewal Act. The Institute of Real Estate and Housing Developers Association was also reported as saying that property values would continue to decline in the absence of a clear and comprehensive urban renewal plan, which could drag urban communities into a cycle of poverty that is difficult to reverse. According to the institute, urban renewal must be implemented to ensure the safety of residents as many strata properties are now in a state of disrepair, posing serious risks to their lives as well as their well-being. "Delaying action on urban decay can lead to severe social and economic problems, such as rising crime rates, economic downturns, inequality and declining property values," it said in a statement. It also noted that warning signs of urban decay are already visible in several areas of the capital, particularly involving old flats suffering from poor maintenance. – BERNAMA
The Sun
22-05-2025
- Business
- The Sun
Penang does not sell land to meet state expenditure
GEORGE TOWN: Penang does not sell land to meet the state's financial expenditure, instead the disposal of state land is carried out through the method of expropriation (via ownership grants), leasing, alienation or other mechanisms permitted under the National Land Code (1965). Chief Minister Chow Kon Yeow said that therefore, the term 'land sale' is not used in the context of state government land administration and emphasised that it is not merely for generating revenue, but also to drive development, create job opportunities, and add economic value to the local area. 'For land disposal matters, the state government will consider current land valuation based on the Valuation and Property Services Department (JPPH). If the land involves strategic projects, including housing construction, the state will use the Request for Proposal (RFP) approach to dispose of the land. 'This allows the state government to obtain a higher premium income than the current land valuation,' he said during his winding-up speech on the opening address by the Penang Yang di-Pertua Negeri, Tun Ramli Ngah Talib, at today's state legislative assembly. He said that land disposal methods do not reduce state holdings or solely aim to increase state revenue, as a limited resource like land is used for development and to enhance socioeconomic conditions of affected areas. If the approach adopted is not to develop the land, Chow explained that it would become a burden on the state as it would then incur costs of maintenance. Additionally, the people would not be able to enjoy the benefits of developing the site, such as the construction of roads, playgrounds and other facilities. He also stated that Penang should not be ashamed of developing land for the state's progress and the welfare of the people. 'We (Penang) don't have gold mines, we don't have timber -- why should we be ashamed if land is our (only) asset? There are no other sources of revenue, so why be evasive about relying on land development to generate income? 'This (land sale) is to drive socioeconomic development in our state. Over the past 50 years, this has been Penang's generic formula,' he said. Meanwhile, Chow mentioned that the State Finance Department has conducted a review of state revenue from two perspectives: first, by increasing the collection of existing state revenue, including tax arrears, through data cleansing methods and reviewing irrelevant rates. The second perspective, he said, is through identifying new sources and methods for generating state revenue, including reviewing land tax rates, reclassifying rural areas into urban and strengthening state statutory bodies to enable the implementation of new revenue collection.
New Straits Times
22-05-2025
- Business
- New Straits Times
Nothing to be ashamed of, says Chow on Penang's land strategy
GEORGE TOWN: The Penang government has firmly denied allegations that it is selling state land to address financial needs, clarifying that its land disposal practices are guided by national legislation and focused on strategic development. In his winding-up speech at the state legislative assembly sitting this afternoon, Chief Minister Chow Kon Yeow said that technically, no land was sold. Instead, he said, land disposal was carried out through legal mechanisms such as leasing, alienation, or other methods permitted under the National Land Code 1965. "The term 'land sale' does not apply in the context of state land administration. Its aim is not merely to generate revenue but to promote socio-economic development and job creation in the local community. "We do not have mines or a logging industry. "Without these as streams of revenue, we have to rely on what we have, land and reclamation to create more land. "What is there to be ashamed of about the state disposing of its land for revenue for the sake of development? Penang has always relied on this formula for the past five decades, so there is nothing to be ashamed of. "If Penang had not used this formula to start the Free Industrial Zone in the past, it would not be what it is today," he said. Chow said Penang could not always hope for handouts from the federal government, especially when the federal government was also facing its own financial challenges. Land valuations are carried out based on current market rates provided by the Valuation and Property Services Department, and for strategic projects such as housing developments, the government employs a Request for Proposal (RFP) approach. This enables the state to secure premium returns that may exceed current land valuations, while ensuring developments serve the public interest. Chow said this method of land disposal does not diminish the state's land holdings. "The land is not disposed of for the sake of profit, but used as a tool to catalyse development and improve the quality of life for residents," he said. "Also, leaving land undeveloped will burden state finances with maintenance costs and deprive the public of vital infrastructure such as roads, parks, and community amenities. "This is about using land responsibly to drive progress, not about selling off state assets," he said. In his winding-up speech, Chow also said that in his seven years serving as the chief minister, it was fair to say that the state's water services and supply had become more sustainable, with many previously overlooked issues now resolved or in the process of resolution. He said that long-term planning had been established through to 2030 to ensure a stable water supply throughout the state. He said infrastructure projects, including road networks, flood mitigation plans and electricity supply, had also been implemented and were continually planned. "These efforts are evident through the responses and wrap-ups shared by my team. "Besides effectively utilising state financial resources, we have also succeeded in securing federal funds from time to time for the development of our beloved state. "In terms of industry, we have proven that Seberang Prai is the future of Penang. "Batu Kawan has undergone rapid transformation, and Seberang Prai Utara is also actively being developed. "In fact, in terms of industrial land readiness, an area of 500 acres (202.3ha) has already been prepared to meet future investment needs. "Based on these achievements and our commitment, I am confident that the Vision Penang2030 agenda will be successfully achieved and handed over to my successor. "I dare say, and firmly believe, that when my successor eventually takes over the leadership of Penang, the state will be handed over in a strong and stable financial position, with over RM1 billion in the state's consolidated fund."
Malay Mail
20-05-2025
- Business
- Malay Mail
Silicon Island reclamation to take 10-15 years, says Penang exco
GEORGE TOWN, May 20 — Reclamation works to create Silicon Island off the southern coast of Penang island are projected to take between 10 and 15 years to complete, the state legislative assembly was told today. State Infrastructure, Transport, and Digital Committee chairman Zairil Khir Johari said the reclamation for the 930-hectare island will be in two phases. 'The first phase will involve reclamation of 510 hectares, while phase two will cover the remaining 421 hectares,' he said in reply to a question from Muhamad Kasim (Bersatu-Telok Bahang) on the project's progress and the number of residents affected. 'As at April 30 this year, 60 hectares (150 acres) of land have been reclaimed, meaning the reclamation is 6.5 per cent complete since works commenced in September 2023,' he stated. He clarified that the reclamation works for Silicon Island itself do not involve any land acquisition as they occur entirely at sea. However, the construction of Phase One of the Pan Island Link 2A (PIL2A) highway, connecting Batu Maung to Silicon Island, necessitated land acquisitions in Permatang Damar. Zairil said 13 land lots, 17 residential houses, two business premises, one welfare home, and one place of worship were acquired for the PIL2A project. 'The land acquisition process was approved by the authorities on May 8 last year and gazetted on July 11 last year under Section 8 of the Land Acquisition Act 1960,' he said. He said premise owners received appropriate compensation based on valuations by the Valuation and Property Services Department (JPPH). 'A majority of the stakeholders received compensation exceeding RM1.5 million for each lot of land, while three individuals received ex-gratia payments of RM43,500 each,' Zairil added. He confirmed that the total compensation for land acquisition for the PIL2A project amounted to RM24,154,948.73, with ex-gratia payments totalling RM130,500.
