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Old May 24th, 2008, 06:19 AM   #1061
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ONE KIARA



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Old May 25th, 2008, 08:34 AM   #1062
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Golden Triangle and Mont’Kiara still hot spots
Saturday May 24, 2008, TheStar

KUALA LUMPUR: The Golden Triangle and Mont'Kiara continue to remain the top “hot spots” in the Klang Valley for property investments as these areas have shown marked increase in capital appreciation.

Property map “guru” Ho Chin Soon said some condominiums in the Kuala Lumpur City Centre (KLCC) development had breached RM2,000psf while the price of condominiums in the affluent Mont'Kiara neighbourhood were also rising.

Ho, who is the managing director of Ho Chin Soon Research Sdn Bhd, said the spill over effects from these “hot spots” was apparent but only in certain locations.

The Klang Valley, he noted, would remain the No 1 growth region in Malaysia for many years.

“Malaysia is an excellent country in Asia to invest in because of excellent infrastructure, solid legislation protecting land rights and liberal policies for foreign investors,” he said in his talk at the Malaysia International Property Showcase yesterday.

“We need to fine tune our economic policies to compete with the rest of the world in the light of globalisation. In order to compete we have to change. The recent 12th general election has started the ball rolling.

“People voted for change. They want greater transparency. There should no more be negotiated deals or land alienation but tenders and public sale of land,” he added.

Ho said there had been a lot of foreign interest in Malaysian property, especially last year when investors from South Korea and the Middle East bought office and condominiums en bloc.

He also advised investors to do their “home work” carefully and buy from reputable developers, as there were signs of the market softening.

“We have to take what developers tell us with a pinch of salt. Rental yields are going to come down,” he said in response to a question on the many vacant units in Mont'Kiara.
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Old May 25th, 2008, 03:57 PM   #1063
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Old May 25th, 2008, 03:58 PM   #1064
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Old May 26th, 2008, 08:27 AM   #1065
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Hmmm, interesting to see the differing design of the PJ8 Serviced Suites in the rendering as well as the completed building!
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Old May 26th, 2008, 04:58 PM   #1066
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Old May 27th, 2008, 04:55 PM   #1067
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Old May 27th, 2008, 05:02 PM   #1068
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Old May 28th, 2008, 08:03 AM   #1069
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Old May 28th, 2008, 01:58 PM   #1070
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Sourced from Thestar.com.my

KL reaches for the skies, approval granted for several new superstructures
By YIP YOKE TENG




The skyline of Kuala Lumpur is to set change dramatically and significantly in the near future.

Several superstructures of over 50-storeys high will soon join the Petronas Twin Towers and KL Tower to dwarf other high-rise buildings in the city centre.

Kuala Lumpur City Hall (DBKL) town planning director Mahadi Che Ngah has confirmed that the DBKL had approved several superstructures comprising office blocks, hotels and serviced apartments.

According to Mahadi, a skyscraper soaring to about 60 storeys has been approved as an extension to the Petronas Twin Towers. It will be located next to the Mandarin Oriental Hotel.

The pricey plot near Suria KLCC will also be the site for the Four Seasons Centre Kuala Lumpur, with its tallest building standing at 70 storeys.


Mahadi: DBKL has approved several superstructures.
It is touted to be a mixed development comprising a Four Seasons hotel, serviced apartments, luxury condominiums and retail outlets.

KL Sentral is also expected to have a structure towering at about 60 storeys.

Another skyscraper to loom over Stadium Merdeka at about 40-storeys tall has also been approved in principle. It is learnt that this will be part of a privatisation project by the government.

Mahadi said two other projects with 30-storey structures were waiting for their development orders.

On talks that a 100-storey skyscraper would be erected near the Matrade centre, bordering Jalan Kuching and Jalan Duta, Mahadi said it was merely an enquiry.

He said no plan or application had been submitted on the so-called project and it was too early to say that Kuala Lumpur would have another building taller than the Twin Towers.

“High-rise projects in Kuala Lumpur have to abide by height guidelines.

“They cannot just follow the fancy of the landowners. These developers have been well informed of the policies in the Kuala Lumpur Structure Plan 2020, draft Kuala Lumpur City Plan 2020 and other planning regulations,” he said.

“The height of the buildings is related to land value, the more expensive the land, the higher the buildings but we still need to look into other aspects like road systems and public transport,” Mahadi said.

According to Mahadi, commercial zones are categorised as city centre, district centre and neighbourhood centre, to control development intensity.

The city centre commercial zone has the highest range of permissible plot ratio of up to 1:10. Plot ratio refers to the ratio of land area and floor area.

Superstructures can only be allowed in the city centre commercial zone, which is largely around the KLCC area, as well as other areas designated for the purpose such as KL Sentral and Mid Valley.

“This means that if a developer wants to erect a very tall building in an area outside the city centre commercial zone, it has to make sure there is a large span of green in the surroundings,” Mahadi said.

He advised the public to study the draft KL City Plan 2020 carefully to check on the development intensity proposed for the different areas.

“Some plans have been committed decades ago and the DBKL will have to follow up on these commitments.

“If land owners and residents think that these plans are no longer feasible, or they will suffer losses if the plans proceed, now is the time for them to register their objections,” he said.

The Draft KL City Plan objective is to turn Kuala Lumpur into a world-class city by 2020.

The plan states that “to achieve the vision for a world-class city by 2020, Kuala Lumpur needs an optimum population that supports the city’s role as a leading centre of the new economy”.

Kuala Lumpur is positioned to have a population of 2.2 million, up from the 1.5 million now by 2020, with a population density of 13,805 people per sq km in the city centre, similar to the population density of the busiest areas in Tokyo.

According to town planners interviewed by StarMetro, this demography is inconsistent with the National Physical Plan that advocates sustainable living in the city.

In fact, the physical plan’s objective is to slightly decrease the gross urban density of 29 people per hectare (2,900 people per sq km) to 25 per hectare.
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Old May 28th, 2008, 05:32 PM   #1071
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Old May 28th, 2008, 05:33 PM   #1072
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Old May 28th, 2008, 05:35 PM   #1073
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Old May 28th, 2008, 05:53 PM   #1074
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LATEST KL DEVELOPMENT NEWS

Flaws in City Plan?
Monday May 26, 2008, By BAVANI M, TheStar

Quote:
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.



David Mizan: ‘There are many errors, some incomplete information and
elements which contradicted existing development conditions.’


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.





Legally binding blueprint: The NPP provides that the density of KL
is to be reduced to the minimum sustainable figure of 25 people per hectare.




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.






Tan: ‘KL must go through a major rejuvenation’




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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Old May 28th, 2008, 05:56 PM   #1075
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Room for improvement in City Plan
Wednesday, 28 May 2008, NST Online

KUALA LUMPUR: It is a master plan to develop Kuala Lumpur for the next 12 years.

It has to be done correctly and according to the satisfaction of all quarters. Objections, suggestions and amendments to the Draft Kuala Lumpur 2020 City Plan, unveiled on Thursday, will have to be made before June 30.

The plan is an important reference for KL-lites as to what's planned for the city and how it could affect their lives. It is the first in 20 years and took almost two years to prepare. It is published in two volumes. Volume two comes in two parts.

Volume one of the draft, which has 10 chapters, contains information on the Kuala Lumpur City Vision, Kuala Lumpur in 2020, a dynamic world-class business city, sustainable land use, connectivity and accessibility for the city, city living environment, protecting and enhancing the environment, enhancing green network and blue corridor, distinctive city image and identity and green infrastructure.


Volume two (Part One and Two) focuses on the layout, land use zoning, development intensity, environmental protection plan, heritage zone, height control zone and transit planning.

There are also 320 maps of areas, marking the proposed development plans.

Streets went through volumes one and two and found that the integral information is the zoning system.

While the areas are being zoned in detail according to the land use, there is still room for improvement.

For instance, Bukit Gasing and Federal Hill are listed under the Environmental Protection Zone, which means any development in these areas are to be carried out sensitively in accordance with the guidelines specified for development in such landscape.

In the same section, it states that the three forest reserves are Bukit Nanas, Bukit Sungai Besi and Bukit Sungai Air Puteh, which automatically excludes Bukit Gasing and Federal Hill, which have witnessed a long battle between residents in the proximity and City Hall.

Bukit Gasing has been listed in the hill land and hillside categories, while Federal Hill is placed under the hillside category.

While hill land only allows eco-tourism and low-impact recreational activities, areas covered under hillslide categories are subject to urban development, which includes residential, commercial, institutional, educational and industrial.

The layout plan indicates Bukit Gasing as a combination of public open space, residential 1 (four to 40 persons per acre), cemetery, public facilities, infrastructure and utilities.

Surprisingly, while some zones have listed the areas covered under their specific characters of land use, there were other zones that do not.

For example, while residential 3 (160 to 400 persons per acre) had listed Pantai Dalam, Chan Sow Lin, Kampong Baru Salak Selatan, Rumah Murah Bandar Tun Razak and Razak Mansion, the list for residential 1 and 2 (48 to 120 persons per acre) was not available.
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Old May 28th, 2008, 05:57 PM   #1076
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Kg Baru folk ready for change
Monday May 26, 2008
Stories by BAVANI M. and YIP YOKE TENG
Photos by SAM THAM and ABDUL RAHMAN SENIN
TheStar

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.





Don’t marginalise us: Residents, entrepreneurs and landowners of Kampung
Baru (from left) Ramli Masdar, Ahmad Kalir and Mohd Baba Kutty looking at
the draft Kuala Lumpur City Plan 2020 report on Kampung Baru.




“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.






Bustling: The future Kampung Baru Commercial and Culture Centre, will
occupy the site of the Pasar Minggu and its surrounding areas.





“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.
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Old May 28th, 2008, 06:00 PM   #1077
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Methods proposed to develop Kampung Baru
Monday May 26, 2008, TheStar

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.
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Old May 28th, 2008, 06:19 PM   #1078
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Office Space Tower:
by Just A Slice



@ Dataran Merdeka :
- Wisma Lee Rubber
- WISMA HAMZAH KWONG HING
- New HSBC Tower

by rizalhakim
Wisma Lee Rubber





WISMA HAMZAH KWONG HING





New HSBC Tower

image hosted on flickr


image hosted on flickr




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Old May 29th, 2008, 07:49 AM   #1079
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Office Space Tower:
by sebr

image hosted on flickr


@ KLCC :
- 20+ storeys - The Icon
- 20+ storeys - New Office Tower
- 30+ storeys - Menara Wakaf
- 30 storeys - Goldis Tower
- 40 storeys - Glomac Tower
- 60 storeys - Lot C / 267m / Cesar Pelli's Architecture

The Icon
by rizalhakim





New Office Tower
by rizalhakim









Menara Wakaf
by rizalhakim







Goldis Tower
by rizalhakim





Glomac Tower
by rizalhakim







Lot C



by pbrooks
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Old May 29th, 2008, 08:02 AM   #1080
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Office Space Tower:



image hosted on flickr


@ KL Sentral : KL Transport Hub
- 29 storeys - Office Tower
- Twin 31 storeys - Office Tower
- 29 storeys - UEM Group New Corporate Headquarters

Office Tower



Office Tower



UEM Group New Corporate Headquarters



My photos





by Ethaniel83


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