Sensitive Hillside Projects Come Under Review
Perhaps we will finally see the end to some of the issues regarding the approval of hillside projects in the Klang Valley. Currently in the news are some ‘hot’ for projects that have come under vocal protest from surrounding residents. Some of these were highlighted in the press recently:
Development projects approved by the DBKL, which disregard the rules in the Kuala Lumpur Structure Plan 2020 and the Federal Territory (Planning) Act 1982.
Case 1 - Federal Hill
2.1ha (6.2 acres) of land at Lot 55 Plot A, Section 70, Jalan Travers. This prime land belonging to the federal government has been categorised “institutional” use, which basically means that it is land for the police to build their quarters and offices and not for commercial use.
Yet, plans are being made to build two 30-storey blocks, a 16-storey structure and a five-storey podium, which is of high density. This is in clear violation of the KL Structure Plan 2020 which states that the Federal Hill must be left with low density population.
Despite the fact that the DBKL will be holding an objection hearing with residents on April 4, the residents are questioning the relevance of the hearing when construction on the site has already started. By right there should not be any form of construction before the objection hearing.
Case 2 - Bukit Gasing
15.4ha (38 acres) of privately owned land on the KL side of Bukit Gasing, which does not come under the green belt area.
The project involves the construction of 68 lots of bungalow units, with two units per acre. It was widely criticised because the development sits on a hill slope and residents are in fear of their safety via a possible future landslide. However, what irked the residents most is the silent arrogance on the part of the DBKL in refusing to show them the technical reports pertaining to the development.
Apparently, the residents were promised a planning hearing by the DBKL but that did not happen. The residents claimed that the DBKL had acted contrary to what is stated in the Federal Territory (Planning) Act 1982, (Act 267), requiring local plans for KL that would have given the affected owners the right to be heard in respect to the proposed development.
The residents also said that the DBKL had not acted in accordance with the principle of Local Agenda 21, requiring partnership between the DBKL and the public.
The residents have since gone to court to compel the DBKL to hold an objection hearing.
Case 3 - Jalan Gallagher in Taman Duta
In 2005, the developers submitted an application to the DBKL to build 13 blocks of five-storey apartments with a total of 188 units at Jalan Gallagher.
This would increase the residential density from 10 to 75 people per 0.4ha. There was no attempt to adhere to the 10 people per 0.4ha density requirement and the three-storey limit to maintain Bukit Tunku and Taman Duta as high quality, low density residential area as stated in the KL Structure Plan 2020.
The new development will increase the density in the area by 750% from 10 people per 0.4ha to 84 - that is in violation of the laws.
(source)
The above 3 are under DBKL’s jurisdiction, and another two high profile projects under MPAJ are in Bukit Antarabangsa, which have recently drawn comments from the new MB of Selangor:
State Executive Councillor Ronnie (Liu)… said the developers of both the projects were not allowed to carry on with development until further notice.
He said the first project approved on March 10, which consisted of 194 bungalows and 410 units of shops and offices, was to be constructed at Taman Hijau, Menara Mutiara, Taman Tar and Ukay Heights.
Under the second project which was approved on March 18, a total of 21 units of bungalows were to be built.
“We are curious to know why the Ampang Jaya Municipal Council (MPAJ) approved the projects after the general election when Barisan Nasional was defeated.
Liu said the state was wary of carrying out hillside development especially at Bukit Antarabangsa which was under constant threat of landslide.
(source)
It looks like it won’t be as easy for developers to get hillside projects approved anymore, which is a good thing considering the diminishing green lungs in city and in view of the landslides that has happened recently. Well, at least for the next 4 years…
