2 years ago after BN suffered an electoral defeat in several states; Malaysians start to believe that we are at the dawn of a new era where corruption, cronyism, and abuse of power will be the things of the past. We have every reason to celebrate. We believe that under the leadership of Lim Guan Eng, despite of his inexperience in running a state government, Penang will be a better place for all to live. Today Lim Guan Eng celebrated his success in bringing profitability to the state of Penang. With his vision Penang is to become an international city. In order to turn his boldest dreams into a dazzling reality, Lim Guan Eng seem to be on the path of fast tracking all the high rise building projects on Penang.
Over the last 2 years the number of upcoming high rise buildings under Lim Guan Eng administration increased at an alarming speed totaling about 55 units compare to the total number of high rise building projects built under the administrations of both Lim Chong Eu and Koh Tsu Koon, which is about 194 units over a period of 40 years. Is this literally means that both Lim Chong Eu and Koh Tsu Koon are so incompetent and totally lack of efficiency, with only average 5 units of high rise building approved per year?
On August 26, 2009, the Star reported with a headline “Penang raises density for property development”.
Wednesday August 26, 2009
Penang raises density for property development
By DAVID TAN GEORGE TOWN: The state government has raised the density for property development in Penang, which will bring down land cost and stabilise property prices, said Hunza Properties Bhd executive chairman Datuk Khor Teng Tong. “The state government recently decided to increase the density to 280,000 sq ft in built-up area from 90,000 sq ft per 100,000 sq ft of land.The decision to increase density will allow developers to build more, hence giving consumers more choices.
The news report caught the imagination of many critics who made a noise of disapproval over the decision. Yet almost all the critics didn’t realize a drastic change has take place quietly without their knowledge.
Density is usually measured in terms of units per acre. In the primary development area of George Town and surrounding areas, the usual density is 30 units per acre. If this report is true, I am appalled that they (local government) could make such a fundamental change without considering the effect on congestion and without consulting the wider public. –Ahmad Chik Source: anilnetto.com
If a high density development takes place within the corridor of mass transit, we can accept the merit of high density development in term of maximized land use，economies of scale, environmental preservation and quality of life. In reality, Penang is notorious for the lack of a proper public transportation system. High density development without proper mass transit system in place will only left us with massive inequalities and inefficiencies in human landscapes and threatening ecological disasters.
Without any transit supportive land use policy, Lim Guan Eng has embarked on a massive high density development drive in total disregard to the tenets enshrined in Penang Structure Plan.
Let us examine one by one the projects come under Lim Guan Eng administration to see how serious is the deviations from Penang Structure Plan.
Pearl Regency situated next to Tesco Hypermarket at Gelugor comprising 2 blocks - Residence Tower (Block A) and Home Tower (Block B). The Home Tower (nearer to Tesco) consists of 187 units; built-up area from 121 sqm to 198 sqm, while the Residence Tower consists of 387 units; built-up area from 89 sqm to 125 sqm.
Pearl Regency comes with a wide range of facilities. Both towers have a sky garden and also a community zone. A link-bridge will be built to linked the two towers at the community zone.
Location : Gelugor
Type : Condominium
No. of Blocks : 2
No of Storeys : 35
No of Bedrooms : 2 & 3
Built-up Area : 89 sqm - 198 sqm (1 sqm = 10.764 sqft)
Total Units : 387 (Block A), 187 (Block B)
Developer : IJM Land Source: http://www.apartment-penang.com/2008/09/pearl-regency.html
The land area of Pearl Regency is about 5.1 acres with total dwelling units of 574. This gives it a density of about 112 dwelling units per acre. The density is almost 4 times higher than the maximum permissible population density of 30 dwelling units per acre.
Central Park condominium is located at Batu Lancang just opposite the Batu Lanchang market. The project consists of five condominium blocks and one block of low medium cost. There are 326 condominium units and each unit comes with 2 car park bay.
Location : Batu Lanchang, Penang
Property Type : Condominium
No. of Blocks : 5
No. of Storeys : 36
Total Units : 326
Developer : Insa Properties Sdn Bhd
Website : www.centralpark.com.mySource: http://www.apartment-penang.com/2009/02/central-park.html
The land area of Central Park is 10.9 acres with total dwelling units of 326. This gives it a density of about 30 dwelling units per acre. This is one of the very few projects that adhere to the maximum permissible population density of 30 dwelling units per acre.
All Seasons Park condominium is located at Air Itam, Penang, comprising four 30-storey condominium blocks with a total of 808 units. The built-up area ranging from 850 to 2000 sq.ft.
Location : Lebuhraya Thean Teik, Air Itam, Penang
Property Type : Condominium
No. of Blocks : 4
No. of Storeys : 30 & 31
Total Units : 808
Built-up Area : approx. 850 - 2000 sq.ft.
Developer : Belleview Group
Website : www.belleview.com.my Source: http://www.apartment-penang.com/2009/05/all-season-park.html
Melody Homes apartment is located along Lebuhraya Thean Teik, Air Itam Penang, a new project by Belleview Group. Melody Homes comprising apartments with recreational and condo facilities. It is located conveniently within distance to well-known government school and public amenities.
Location : Lebuhraya Thean Teik, Air Itam, Penang
Property Type : Apartment
Developer : Belleview Group
Website : www.belleview.com.my Source: http://www.apartment-penang.com/2009/05/melody-homes.html
All Seasons Place is the combination of All Seasons Park and Melody Homes. The land area of All Seasons Place is 20 acres with total dwelling units of 1134. This gives it a density of about 57 dwelling units per acre. The density is almost 3 times higher than the maximum permissible population density of 30 dwelling units per acre.
College Heights comprises of medium cost and low-medium cost apartment and shoplots at the Ground Floor. Located in the immediate vicinity of Inti - International College, the apartments will cater to the needs of out - station and overseas student population for off campus accommodation.
It also serves as an affordable apartment for purchasers. Specifically built to meet this target market, College Heights will be a self-contained development with shoplots on the ground floor and a host of other nearby amenities like shopping complexes, schools, swimming clubs & etc.
Location : Bukit Jambul
Type : Apartment
Total Units : 795 per block
Built-up Area : 600 - 800 sq.ft.
Developer : IJM Properties
Source: http://www.apartment-penang.com/2008/01/college-heights.html
The land area of College Heights is 9.25 acres with total dwelling units of 795. This gives it a density of about 86 dwelling units per acre. The density is almost 3 times higher than the maximum permissible population density of 30 dwelling units per acre.
Kelawai View Condominium develop on 50,000 sq.ft. development land in Jalan Kelawai. The 31-storey single condominium block project would have a total of 34 units with a spacious built-up area ranging from 4,600 to 11,000 sq.ft. Each units offer a breathtaking panoramic view of the surrounding area, everlasting fresh sea breeze and a splendid sunset view make living in Kelawei View a pleasure.
Location : Georgetown
Type : Condominium
Tenure : Freehold
No of Blocks : 1
No. of Storeys : 31
Total Units : 34
Built-up Area : approx. 4,600 - 11,000 sq.ft
Developer : Econy Development Sdn Bhd
Source: http://www.apartment-penang.com/2007/12/kelawai-view-condominium-penang.html
The land area of Kelawai View is 1.1 acres with total dwelling units of 34. This gives it a density of about 31 dwelling units per acre. The density is almost 1.5 times higher than the maximum permissible population density of 20 dwelling units per acre.
Infinity Beachfront Condominium is located at Tanjung Bunga, one of the most desirable residential neighborhoods in Penang. Infinity is a high-end residential development comprising 119 units of condominiums, penthouses and cabanas housed in two supremely elegant towers each with two condominiums per floor. Two 35 & 36 storey towers of modernist architecture, Infinity is not just about the space in the sky, but also the luxury if many facilities at hand. Condominium sizes of between 3,693 sq. ft. and 4,866 sq. ft.
Location : Tanjung Bunga
Type : Condominium
Tenure : Freehold
No. of Blocks : 2
No. of Storeys : 35 & 36
Total Units : 119
Built-up Area : Typical unit (approx. 3,693 - 4,866 sq.ft.), Penthouse/Duplex/Skylounge (approx. 6,680 - 8,917 sq.ft.)
Completion : expected by End-2009
Developer : Hunza Properties
Website : www.hunza-infinity.com
Source: http://www.apartment-penang.com/2007/12/infinity-beachfront-condo-penang.html
The land area of Infinity is 3.04 acres with total dwelling units of 119. This gives it a density of about 39 dwelling units per acre. The density is almost 2 times higher than the maximum permissible population density of 20 dwelling units per acre.
Maritime Square, a new property project by IJM Land located off Jelutong Expressway in Georgetown, Penang. The project consists of service suites, retail shops and 3-storey shop offices. There are 228 service suites in two blocks with built-up area ranging from 920 to 1,266 sq.ft. Facilities at Maritime Square include swimming pool, indoor & outdoor gymnasium, children playground. Location : Off Jelutong Expressway, Georgetown, Penang
Property Type : Service Suite, Retail Shop, Shop Office
Tenure : Leasehold
No. of Blocks : 2
No. of Storeys : 18 & 20
Built-up Area : 920 - 1,266 sq.ft. (Service Suites), 602 - 2,935 sq.ft. (Shops)
Total Units : 228 (Service Suites), 49 (Shops), 38 (Shop Offices)
Developer : IJM Land
Source: http://www.apartment-penang.com/2009/09/maritime-square.html
The land area of Maritime Square is 2.79 acres with total dwelling units of 228. This gives it a density of about 82 dwelling units per acre. The density is almost 3 times higher than the maximum permissible population density of 30 dwelling units per acre.
Pavilon Tower is a new freehold condominium project by Tropical Hill Property Sdn Bhd located in Teluk Kumbar, Penang. It is close to the 2nd Penang Bridge Link and a mere minutes away from Penang International Airport. Pavilon Tower consists of 22-storey block with a total of 99 condominium units. Each unit has a spacious built-up area ranging from 1,477 to 1,616 sq.ft. comes with a panoramic view of the natural environment, city or seaview. This low density project is equipped with full recreational facilities including a swimming pool, gymnasium and community hall.
Location : Teluk Kumbar, Penang
Property Type : Condominium
Tenure : Freehold
Built-up Area : 1,477 - 1,616 sq.ft.
No. of Blocks : 1
No. of Storeys : 22
Total Units : 99
Developer : Tropical Hill Property Sdn Bhd
Website : www.tropicalhill.com.my
Source: http://www.apartment-penang.com/2009/09/pavilon-tower-condominium.html
The land area of Pavilon Tower is 3.46 acres with total dwelling units of 99. This gives it a density of about 28 dwelling units per acre. This is one of the very few projects that adhere to the maximum permissible population density of 30 dwelling units per acre.
Quayside Condominium @ Seri Tanjung Pinang is a waterfront resort condominium project located in Tanjung Tokong, Penang. The project comprising 7 blocks - 5 high-rise and 2 low-rise condominium. The condominium unit comes with built-up area ranging from 1,137 sq.ft. to 2,481 sq.ft. There are few types of designed layout with choices of 1, 2 and 3-bedrooms. Facilities at Quayside Condominium include swimming pool, landscape garden, waterpark facilities, clubhouse, basketball court, volleyball court and outdoor spa.
Location : Seri Tanjung Pinang, Tanjung Tokong, Penang
Property Type : Condominium
Tenure : Freehold
No. of Blocks : 7
Built-up Area : from 1,137 sq.ft.
Developer : E&O Property Development Berhad
Website : www.seritanjungpinang.com
Source: http://www.apartment-penang.com/2009/12/quayside-condominium.html
The land area of Quayside is 20.8 acres with total dwelling units of 1208. This gives it a density of about 58 dwelling units per acre. The density is almost 2 times higher than the maximum permissible population density of 30 dwelling units per acre.
Summer Place condominium is the final residential phase of Bandar Seri Pinang development scheme located at Georgetown, Penang, off the Jelutong Expressway comprising 531 units of condominium.
Location : Off Jelutong Expressway, Georgetown, Penang
Property Type : Condominium
Tenure : Leasehold
No. of Blocks : 3
No. of Storeys : 20 & 22
Built-up Area : approx. 1,012 - 1,464 sq.ft.
Total Units : 531
Developer : IJM PropertiesSource: http://www.apartment-penang.com/2008/05/summer-place.html
The land area of Summer Place is 6.25 acres with total dwelling units of 531. This gives it a density of about 85 dwelling units per acre. The density is almost 3 times higher than the maximum permissible population density of 30 dwelling units per acre.
The Surin Condominium is ideally located on a 3.4 acres of development land in Tanjung Bungah Penang, a location of prestige that attracts not only locals but expatriates alike. Surin brings affluent living in Penang to a whole new level with its range of luxuries: an infinity swimming pool, a rooftop garden, ample car parking bays and 24-hours security.
The Surin consists of 2 luxury condominium blocks of 28-storey each and a total 390 units of freehold sea-view condos. Each unit offers a built-up area from 1,307 sq.ft. up to 2,827 sq.ft.
Location : Tanjung Bunga, Penang
Type : Condominium
Tenure : Freehold
No. of Blocks : 2
No. of Storeys : 28
Total Units : 390
Built-up Area : approx. 1,307 - 2,827 sq.ft.
Developer : Bolton Berhad
Website : www.bolton.com.my
Source: http://www.apartment-penang.com/2007/12/surin-condominium-penang.html
The land area of Surin is 3.4 acres with total dwelling units of 390. This gives it a density of about 114 dwelling units per acre. The density is almost 6 times higher than the maximum permissible population density of 20 dwelling units per acre. Ever wonder why this project is so notorious?
Light Linear @ The Light Waterfront situated along the eastern coastline of Penang Island. Just 10 minutes away from Georgetown via Jelutong Expressway and a stone throw away from the Penang Bridge. Light Linear consists of two 17-storey condominium blocks and has a total of 328 units. These seaview condominiums has a spacious built-up area approximately 1,500 sqft.
Location : along Coastal Highway, The Light Waterfront Penang
Property Type : Condominium
Built-up Area : approx. 1,475 - 1,561 sq.ft.
Total Units : 328
Developer : IJM Land Source: http://www.apartment-penang.com/2009/04/light-linear.html
The land area of The Light Linear is 7.66 acres with total dwelling units of 328. This gives it a density of about 43 dwelling units per acre. The density is higher than the maximum permissible population density of 30 dwelling units per acre.
Light Point @ The Light Waterfront is strategically located along the Coastal Highway, Penang. Easily accessible from the Penang Bridge, Bayan Lepas Industrial Area and Georgetown via Jelutong Expressway. Light Point comprises 88 high-end condominium units in a 28-storey tower block on a 2.87 acre site. Each has a built-up area from 1,830 to 4,090 sq.ft. The condos will have sweeping views of the Penang Bridge, the marina and Georgetown city.
Location : along Coastal Highway, The Light Waterfront Penang
Property Type : Condominium
Tenure : Freehold
Built-up Area : 1,830 - 4,090 sq.ft.
Total Units : 88
Developer : IJM Land
Website : www.thelightwaterfront.com
Source: http://www.apartment-penang.com/2009/07/light-point.html
The land area of The Light Linear is 2.87 acres with total dwelling units of 88. This gives it a density of about 30 dwelling units per acre. This is one of the very few projects that adhere to the maximum permissible population density of 30 dwelling units per acre.
The Peak Residences nestled into the valley of Mount Erskine, stands tall and majestic amidst the lush greenery. The Peak @ Mount Erskine, the best of living and convenience under one breathtaking garden roof at 500 feet above sea level. Located at the foot of Mount Erskine near the thriving Fettes Park, The Peak is well tucked away from the hustle and bustle yet closed enough to all the conveniences, even on foot. With Gurney Bay in the vicinity, the view from The Peak is of the towering skyscrapers along Gurney Drive, forming the skyline of this famed water front.
Location : Mount Erskine, Tanjung Tokong
Type : Condominium
Built-up Area : 1,000 - 2,160 sq.ft.
Developer : Ivory Properties Group
Source: http://www.apartment-penang.com/2008/02/peak.html
The land area of The Peak Residences is 13.7 acres with total dwelling units of 600. This gives it a density of about 44 dwelling units per acre. The density is higher than the maximum permissible population density of 30 dwelling units per acre.
Fettes Residences is situated in Tanjung Tokong, a new condominium project by IOI Properties. It is just located opposite the Prima Tanjung Business Centre and only a walking distance to Penang Island Plaza. Fettes Residences consists of a single 35-storey condominium block and has a total of 195 units with average built-up area 1,800 - 2,000 sq.ft. There are also 4 penthouses of 4,000 sq.ft. Most of the condominium units will have seaviews.
The neighbourhood apartment blocks of Fettes Residences include Tanjung Park, Desa Tanjung and The Brezza (Under Construction).
Location : Tanjung Tokong, Penang
Property Type : Condominium
No. of Blocks : 1
No. of Storeys : 35
Total Units : 195
Built-up Area : approx. 1,800 - 4,000 sq.ft.
Developer : Palmex Industries Sdn Bhd (IOI Properties)
Source: http://www.apartment-penang.com/2008/11/fettes-residences.html
The land area of Fettes Residences is 4 acres with total dwelling units of 195. This gives it a density of about 49 dwelling units per acre. The density is higher than the maximum permissible population density of 30 dwelling units per acre.
This is just a tip of an iceberg. Is Lim Guan Eng really knows what he is doing? Why he seem to be so obsess with turning the whole Penang island into a big ghetto in such a short period of time?
Lim Guan Eng as expected put the blame on Koh Tsu Koon for the approval of some of the projects, but fail to acknowledge the number of high density projects approved by himself. Even if some of the high density projects were approved by Koh Tsu Koon, Lim Guan Eng still has the obligation to review and revise those projects especially when the projects are flouting the maximum permissible population density rules of Penang Structure Plan. The attempt to revive abandoned projects did not give him the rights to ignore rule and regulation. Instead he should take the opportunity to rectify any wrong committed by the previous administration. Lim Guan Eng can not simply cites the possible lawsuit by developers as a lame excuse for his inaction. Lim Guan Eng should realize that he is also a guilty party in approving some of the high density development projects without any mass transit supportive land use policy. Lim Guan Eng should realize that his dazzling inability to acknowledge mistake and his cavalier attitude toward rule and regulation only make himself a guilty party to atrocities committed against our nature and our island.
Koh Tsu Kon is notorious for turning Kaoy Jetty into another Rifle Range slum. Penangites on March 8 General Election finally delivered their verdicts by voting out the Gerakan state government. We expect at least with Lim Guan Eng in charge thing will change for the better, but our nightmare seem to be no ending.
The Tanjong Bunga Residents’ Association’s concern over the high density development is justified. Whether Tanjung Bungah is in the primary or secondary development corridor has no meaning to Lim Guan Eng. Lim Guan Eng just couldn’t be bothered with the Penang Structure Plan in his effort to turn Penang into a concrete jungle.
Lim Guan Eng’s craziness doesn’t seem to stop here, he would ensure that hill cutting continue unabated in Penang. The protest by TBRA and members of civil society seem so far to have fallen on deaf ears. The hills in Penang are gift of nature. Rampant and indiscriminate hill cutting to create flat land sites for new housing and for other uses is destroying these. The need to incorporate a hillside development ordinance into the Town and Country Planning Act has become urgent as the guidelines for hillsides are not good enough to deter the present state government and the vested interest from stretching their greedy grid to our hills.
We cannot allow massive hill cutting to go on without taking consideration of the impact on our environment. The current housing development practice on hill slopes involves a lot of hill cutting and earth filling. Using heavy excavating equipment to carry out massive cutting into the hill slope and removing the earth to make the hill slope less steep or even to the extend of flattening it is how the vested interests committed atrocity against our nature. These types of practice, which occurred at Surin project and All Seasons Place project, have serious environmental impact which might lead to ecological disasters. We need to incorporate the definition of slope categories as use in US in hillside development ordinance to prevent indiscriminate hill cutting from carry out. We need to make the state government to accountable for it's policy and position on hillside development. We must state it clearly that no Singapore type of hill flattening should be allowed in Penang.
The allegation that Lim Guan Eng has carved in to big business, in the name of development, is proven beyond doubt. Lim Guan Eng appears to be keener on profitability than sustainability. He would not hesitate to sell our state lands to developers without going through proper market mechanism. Take the case of Penang Heritage Hotel site’s land title conversion for example. Under no special circumstance, he converted the land title from leasehold to freehold, citing profitability, i.e. the 50% shareholding as the primary reason for the land title conversion. His tendency of resorting to the release and conversion of public land, without going through market mechanism, to help spur the state’s coffer is most alarming.
Can we continue to tolerate the abuse of power by Lim Guan Eng in our quest to topple the BN government?
List of high rise building built under the administration of both Lim Chong Eu and Koh Tsu Koon.
1. 11 Gurney Drive
2. Acres Ville Apartment
3. Alila Horizons
4. Alpine Tower
5. Anson Apartment
6. Arratoon Court
7. Asia Heights
8. Ayu Heights
9. Azuria Condominium
10. Bayswater Condominium
11. Bella Vista Apartment
12. Bellisa Court
13. Berjaya Court
14. Birch Plaza
15. BL Avenue
16. Bukit Dumbar Indah
17. Bukit Dumbar Permai
18. Cantonment Court
19. Cascadia Apartment
20. Century Bay
21. Century Park
22. Coastal Tower
23. Condo Gembira
24. Costavilla
25. Damai Villa
26. Desa Acacia
27. Desa Airmas
28. Desa Bella
29. Desa Bukit Dumbar
30. Desa Bukit Jambul
31. Desa Bunga
32. Desa Embun Emas
33. Desa Golf
34. Desa Mas
35. Desa Mas Melur
36. Desa Melor
37. Desa Pelangi
38. Desa Permai Indah
39. Desa Samudra
40. Desa Singora
41. Desa University
42. Desari Apartments
43. Diamond Villa
44. E-Park
45. Eastern Court
46. Eden Fairway
47. Eden Seaview
48. Emerald Park
49. Fairway View
50. Ferringhi Delima
51. Ferringhi Mutiara
52. Festival Apartment
53. Flamingo Series
54. Forest Field
55. Gambier Heights
56. GL Garden
57. Gold Coast Condo
58. Golf View Apartment
59. Grand Ocean
60. Grand View
61. Greenlane Heights Blk G
62. Greenlane Park
63. Gurney Beach Resort
64. Gurney Palace
65. Gurney Park
66. Gurney Villa
67. Gurney Ville
68. Halaman Areka
69. Halaman Cendana
70. Halaman Krystal
71. Halaman Pulau Tikus
72. Halaman Sentosa
73. Halaman Teratai
74. Harmony View
75. Hillside Garden
76. Horizon Tower
77. I-Regency Condominium
78. Indah Bay
79. Jade View
80. Jay Series
81. Kiara Indah Apartment
82. Kingfisher Series
83. Kondo Berjaya
84. Kota Emas Apartment
85. KPM
86. Krystal Suria
87. Krystal Villa
88. Lakeside Tower
89. Lavinia Apartment
90. Leader Garden
91. Leisure Bay
92. Logan Ville
93. Mahligai Baiduri
94. Maica Court
95. Mar Vista
96. Marina Bay
97. Marina Tower
98. Marina Tower Relau
