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©The Star (Used by permission)
Stories by Bavani M. and Yip Yoke Teng

• Suleiman: Do away with outmoded rules
• Hub with unique Malay identity
• Methods proposed to develop Kampung Baru
• Flaws in City Plan?

After 100 years is Kampung Baru ready for development? According to the Draft Kuala Lumpur City Plan 2020, plans are in the pipeline to transform this village into a worldclass hub. Based on feedback, it is apparent that the people are willing but only if the price is right.

Despite the fact that their homes are located on Malay Agriculture Settlement, residents of Kampong Baru are prepared to make way for the planned massive development.

The only thing is they must be paid justly and not be treated as squatters.

“We are not that pleased when the DBKL (Kuala Lumpur City Hall) sent us notices recently asking us to vacate our properties using the Clearance of Squatters Act,” said Ramli Masdar, a resident and entrepreneur at the area’s Pasar Minggu.

“How can they do that? Please remember that Pasar Minggu, which was launched by our first Prime Minister, was at one point in history the model commercial area in Kuala Lumpur,” said Ramli, who is also the acting Umno chairman of Pasar Minggu.

He was with five other residents and entrepreneurs of Kampung Baru during the interview with StarMetro.

According to Ramli, some 40 families living near Pasar Minggu received notices from the DBKL about two weeks ago that they had been offered PPR units and therefore should vacate their houses by May 23.

They said Kampung Baru folks would make way for development as long as their requirements were met.

For entrepreneurs at Pasar Minggu, they want to be given the privileges to do business there no matter what development takes place.

For residents and landowners, whether or not it is in Malay Agriculture Settlements, they just want their land to be acquired at market price at least.

Old-timer Asrorie Saaban said the residents had had many talks with the DBKL but the efforts had been futile.

“That's because they have yet to tell us how they will compensate us. We welcome development. We have long been informed about this about 20 years ago but we are at the same time waiting for a fruitful meeting,” he added.

Pasar Minggu PNKS flats representative Mohd Baba Kutty said: “We do not mind development. The residents hail a new lease of life to this area as long as they are not marginalised.

“You can't have high prices for land across the river (KLCC areas) and yet pay us only half of those prices.”

Jalan Raja Muda Musa Umno deputy chairman Khairi Samuri said the community must always be the priority and all amenities must not be compromised in the face of development.

Kampung Baru Negotiation Committee member Datuk Matshah Safuan, who is also the chairman of the Kampung Baru Malay Children's Welfare Association, said the residents were assessing the proposed developments.

“At this point, we will study the proposed masterplan carefully.

“We will talk about land acquisition and compensation later.

“I believe after we get the masterplan right, everything else will fall in place,” he said.

Suleiman: Do away with outmoded rules

AFTER decades of slumber, it is perhaps inevitable that efforts are being made to bring Kampung Baru out of its snooze.

Despite its rustic outlook, Kampung Baru, the birthplace of Umno is situated right in the centre of Kuala Lumpur’s pride and joy the KLCC.

But unlike KLCC, which is surrounded by iconic multimillion ringgit developments, this kampung remains unblemished even after 100 years – but that image is set to change.

The Draft KL City Plan 2020, which was unveiled, recently promises many dynamic changes to the area and if all goes according to the plan, this “backyard” would probably he the next landmark to look out for in the city.

“This is only the first phase, the Federal Government wants to get feedback from Kampung Baru residents before we proceed with developments plans here,’’ said Federal Territories Minister Datuk Seri Zulhasnan Rafique early this year.

Zulhasnan had also mentioned that a committee would be set up to discuss in detail issues pertaining to compensation and land acquisition.

The minister had said that the government under the 9th Malaysia Plan has allocated RM100mil to develop the infrastructure in Kampung Baru in the hope of ridding the area of its backyard image without compromising its Malay heritage.

But it is all easier said then done, as the former MP of Titiwangsa (1986-2004) will attest.

Datuk Seri Dr Suleiman Mohamed, who headed the committee involved in the redevelopment programmes in Kampung Baru from 1990 to 1993, said the only reason why the committee failed in developing the village was the problems of multiple ownerships, the disparity in land price and quaint rules of law.

“Back then you can have 100 people owning one plot of land. It is difficult to convince everyone to sell.

“Also there should not be a disparity in compensation. It is only fair that everyone should get an equal share of the cake no matter where their land is located,’’ he said.

The 60-year-old former MP added that people should also learn to look at the bigger picture and not harp on old traditions.

“In order to go international, one must do away with quaint rules of law. What was feasible 50 years ago may not be practical today,’’ he said.

“For example, there is this old rule that says that those who own properties in Kampung Baru’s Malay Reserve area are not supposed to rent out their buildings to outsiders and non-Malays.

“Just how many Malays can afford to rent here anyway?

“This kampung must be opened to the non-Malays for it to develop,’’ Suleiman said.

He said the government was planning to form a Kampung Baru Corporation, like the ones in Putrajaya and Labuan which will come under the purview of the Kuala Lumpur City Hall (DBKL).

This he hoped would help resolve the many age-old issues that have always hindered development in the area.

Suleiman, who has dedicated much of his life in efforts to redevelop Kampung Baru, had written several books on the village.

Although sad that he had failed in efforts to develop the village of his forefathers, Suleiman is optimistic that Kampung Baru would one day become a landmark to be reckoned with.

“Everything is difficult but nothing is impossible. We must never give up,’’ he said.

Hub with unique Malay identity

A prime tourist destination with unique Malay identity, an international commercial hub and a premium housing enclave with home-stay units and boutique hotels – these are the sights and sounds of Kampung Baru in the future.

According to the draft Kuala Lumpur City plan, which has a volume specifically detailing the planned developments for this area, Kampung Baru should act as a tourist and culture centre, main commercial area and urban residential district.

Among the attractive components suggested are Tourism Trail, Corporate Street, Kampung Walk, Autocity Mall, Heritage Zone, Bazaar Street, Wellness Oasis and Dining Avenue Trail, all to be endowed with modern appeal and Malay cultural charm.

The draft plan proposes four development concept alternatives -- Development in accordance to Trend, Selective Development, Integrated Redevelopment and Comprehensive Redevelopment.

Development intensity increases from one to the other.

Concept 1 preserves the current land use patterns with most of the developments depending upon landowners.

Concept 2 develops selected locations based on their suitability.

Concept 3 integrates Kampung Baru with its neighbouring developments, including Taman Tasik Titiwangsa and KLCC. Land acquisition inside and outside Malay Reserve Area is necessary but the place’s traditional allure will be preserved.

Concept 4 requires extensive land acquisition inside and outside the Malay Reserve Area; the overall development will be in line with the theme to be chosen for Kampung Baru.

Assessments and analysis show Concept 3 would be the most beneficial.

A total of 16 precincts have been drawn up for Kampung Baru under this concept.

Essentially, the famous Pasar Minggu near the Kg Baru LRT station will be turned into Precinct A, a major commercial and cultural centre, with tourist attractions such as Kampung Walk, Pasar Minggu Trail and so on.

Precinct B located in Jalan Raja Abdullah will be the Corporate Street, Jalan Raja Bot will border a medical hub (Precinct G) and the area's very own Central Market (Precinct H), Jalan Raja Alang will be turned into Bazaar Street (Precinct P) while the old shops along Jalan Dang Wangi will make up another heritage row (Precinct K).

Upmarket housing districts interspersed with community facilities will be loacted near Jalan Tun Razak and the Ampang Elevated Highway, while the current cluster of kampung houses around Jalan Raja Uda will have residential and commercialdevelopments (Pre-cinct F).

It is also said that the adaptive reuse approach will be used, traditional structures will be retained to house cafes, galleries, boutiques or to offer homestay.

Areas along Jalan Tuanku Abdul Rahman have been earmarked for commercial or corporate purposes (precincts M, N, L) while an international Islamic banking centre will be erected at Precinct J to be located at the junction of Jalan Sultan Ismail and Jalan Raja Abdullah.

Methods proposed to develop Kampung Baru

It is suggested that a body be set up to handle the planning, development and management of Kampung Baru. The patterns proposed are:

• Kuala Lumpur City Hall (DBKL) to establish Kampung Baru Development Corporation whose chairman will be appointed by the Federal Territories Minister at the approval of the Prime Minister;

• To establish the Kampung Baru Special Development Committee that functions as mediator between developers and DBKL’s technical departments; and

• To encourage involvement of landowners and private corporations to develop zones identified.

The development mechanism involves two approaches:

• Land Ownership Preservation areas (Kawasan Pengekalan Pemilikan Tanah)

• Land Retrieval areas (Kawasan Peng-ambilan Balik Tanah)

Implementation methods for Land Ownership Preservation areas are:

Inside Malay Agriculture Settlement (MAS):

• Development in accordance to lots – applied to areas not involved in the planned development;

• Joint development of land (Pembang-unan Tanah Bersepakat) – owners join force to develop their land and development costs to be shared; and

• Transfer of Development Right – landowners to sell development rights to developers.

Outside MAS:

• Real Estate Investment Trust (REIT) – a trust fund that holds/invests in rental properties, it is required to distribute most of its profit as dividend to its holders; and

• Joint development of land.

Implementation methods for Land Ret-rieval areas are:

Inside MAS:

• Comprehensive development – involves redevelopment in parts of MAS that indiscriminate, inconvenient and problematic; and

• Acquisition - the plan has it that according to Section 3 (1)(b) of Land Acquisition Act 1960, “the state authority may acquire any land which is needed by any person or corporation for any purpose which in the opinion of the state authority is beneficial to the economic development of Malaysia.

Outside MAS:

• Comprehensive development – involves Chow Kit market and KLCC surrounding areas deemed as the “backyard” to Kuala Lumpur's development; and

• Project cost is estimated between RM15.6bil and RM18bil while the financing of the project is through equity and commercial loan.

Flaws in City Plan?

by Bavani M

Will Kuala Lumpur be sustainable by 2020? Any local plan prepared must be consistent with the National Physical Plan, in addition to it being consistent with the Kuala Lumpur Structure Plan 2020. However, consultants hired by the Kuala Lumpur City Hall.

Imagine a tiny fish bowl squirming with hundreds of little fishes, each fighting for its own space to move freely and in harmony.

KLites may just find themselves living in similar conditions in 12 years, if proposals set out in the Draft City Plan is correct.

Figures contained in the Draft City Plan shows major discrepancies prompting the question – could the planners hired by the Kuala Lumpur City Hall (DBKL) have erred when drafting the plan? And if so was it done deliberately?

Architect David Mizan Hashim pointed out in a letter to StarMetro recently that the plan was not perfect.

He said there were many errors, some incomplete information and elements which contradicted existing development conditions.”

“By envisioning a population increase from 1.6 million today to 2.2 million by 2020 within the same physical area, it will be forced to make many controversial compromises.”

Indeed David Mizan has hit the nail on the head with that statement.

The plan has made the assumption that Kuala Lumpur’s population of 1.6 million is expected to grow to 2.2 million by 2020.

The draft goes on to justify that the only way to accommodate another 600,000 people in the city by 2020 is to increase density and that will be to intensify development.

“The draft local plan of KL is fundamentally flawed,” said local government expert and environmental lawyer Derek Fernandez.

“The fundamental flaw of the plan is that it is being prepared on the basis that it has to cater for an additional 600,000 people in the Federal Territory by 2020,” said Fernandez.

This, according to Fernandez, is in contrast with the policies in the National Physical Plan (NPP) which is legally binding on the Federal Territory which provides sufficient land to cater for a total population growth of 8.5 million in Kuala Lumpur, Klang Valley and Seremban combined.

In case you’re not familiar, the NPP is the legally binding blueprint for sustainable development under the Federal Territory Planning Act.

Furthermore, the NPP provides that the density of KL is to be reduced to the minimum sustainable figure of 25 people per hectare.

In fact, the NPP identifies that the gross density of KL is higher than 25, nevertheless makes it mandatory that 25 figure is applicable to KL.

On the contrary, the KL plan attempts to increase the density to ridiculous figures.

The plan identifies areas that are expected to increase in population with the highest being in Bukit Jalil-Seputeh followed by the city centre and Sentul Menjalara Strategic Zones.

The report goes on to say that the increase will require more than 150,000 homes in the next 12 years.

The plan is clearly not following the development strategies stated in the NPP and instead of decreasing density; it is in fact increasing it.

It would seem that the City Plan is in direct conflict with the national planning policies.

While paying lip service to the NPP by referring to it in Volume 1, fails to grasp and apply the essence of its principles on sustainable development in KL.

That is the reduction of densities to 25 people per hectare, increase in public open space to 2ha per 1,000 people, and spreading out the development and population density equally along the Klang Valley, Seremban and KL conurbation.

Increases in densities beyond the sustainable limits have already been exceeded. In KL, some believe this is the source of problem of poor quality of life, traffic jams, flooding, loss of green areas, lack of space, pollution, congestion and even unemployment.

One indicator of non-sustainable development is the amount of public recreation space available. Everyone requires open space and the criterion set in the NPP is 20 sq metres per person.

Not only does the local plan violates this, it arbitrarily imposes a 11sq metre per person by 2020, and even has the audacity to suggest 23% of this has got to be made up of private open spaces because there is not enough public land.

In the same note, public land in Bukit Gasing and Federal Hill is open for development – thereby increasing density here.

The total area in KL is 242sq km and the present population in KL is 1.62mil. Therefore the average density is already 68 people per hectare, which exceeds the required 25 per hectare.

“If this fundamental flaw is not remedied by cancelling all increase in plot ratio and density, and in fact taking back land to meet minimum sustainability requirements, KL will be doomed and we can expect loss of quality of life and anger among its population,” Fernandez said.

People should come forward and demand that average density for the whole of FT as 25 per hectare and that standard policies be complied to safeguard their future.

But despite the plan’s imperfections, David Mizan is confident that if the city is able to provide easy accessibility, enough open space, and maintain adequate green areas KL will be able to sustain a large population.

“If all these basic necessities are provided for, and if everything is done properly why not” he said.

Real Estate and Housing Developer’s Association’s (Rehda) KL branch secretary Tan Ching Meng agrees with David Mizan on that point and believes that sustainable development is the only way out to maintain the environment.

“KL must go thorough a major rejuvenation and in order to do that old businesses such as factories, industries and old buildings need to be relocated out,” said Tan.

“Once you do this than the city can accommodate more people and it would seem that the local plan is striving to do this under the Brown field development programme,” he said, adding despite its flaws the local plan has some good things to offer.

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