Urban redevelopment: lessons from London's Battersea

Free Malaysia Today

20-05-2025

Malaysia stands at a critical juncture. The proposed Urban Regeneration Act (URA) bill, now a hot topic in the media and obviously in our Parliament too, is being presented as a solution to the country's escalating problem of urban decay.
But behind the promise of revitalised towns and cities lies a troubling question: will this bill enable sustainable regeneration, or will it merely sanction unchecked demolition and profit-driven development?
This debate is more than just a clash of opinions — it is a test of the nation's commitment to preserving its urban heritage while pursuing modernisation.
For a clearer perspective, Malaysia need only look to its own success abroad: the £9 billion redevelopment of London's iconic Battersea Power Station, a project where Malaysian companies — PNB (SP Setia), Sime Darby, and EPF — played a pivotal role.
The real issue: incompetent local authorities
At the heart of Malaysia's urban decay problem is a chronic weakness within our local authorities.
Many lack the technical expertise needed to manage urban areas effectively, resorting to a simplistic, 'demolish and rebuild' or 'widen the road' or 'build a flyover' approach.
This short-sighted strategy not only undermines heritage but also prevents the adoption of sustainable solutions, leading to a dysfunctional, repulsive cityscape.
An equally damaging problem is the absence of a maintenance culture.
When faced with deteriorating sites or buildings, local authorities often blame budget constraints, deny responsibility, or shift blame to developers.
Such excuses only allow decay to worsen, turning cities into landscapes of neglect and horrifying sites that no one wants to visit.
Of late, these areas have become parts of our towns and cities where illegal migrants proliferate.
Battersea: a Malaysian triumph abroad
In stark contrast to this dysfunction is the Battersea Power Station project — an inspiring example of how urban regeneration can be achieved without sacrificing history or sustainability.
This ambitious £9 billion transformation of a derelict brownfield site into a thriving urban hub was guided by clear principles of conservation and sustainability:
Conservation as a mandate: Despite its dilapidated state, the Grade II-listed Battersea Power Station was preserved. The iconic four chimneys, symbolic of the structure, were carefully demolished and rebuilt to their original design using modern, durable materials. This approach balanced heritage conservation with structural integrity.
Public transit integration: London authorities did not simply approve the redevelopment — they required a £1.1 billion extension of the London Underground's northern line, directly connecting the site to the city's public transit network. This ensured that the new urban hub was not just accessible but also aligned with sustainable mobility goals.
These principles — respect for history, commitment to sustainability, and responsible governance — stand in sharp contrast to the problems plaguing Malaysia's urban management.
Unanswered questions about the URA Bill
As it stands, the URA Bill seems to grant developers broad powers to demolish and rebuild decaying areas. But without clear safeguards, this could turn into a recipe for uncontrolled destruction and unfair compensation.
Critical questions remain:
Will heritage be protected? In the Battersea project, strict heritage conservation rules were enforced. Will the URA impose similar requirements? Does Malaysia have strong enough conservation laws to ensure this?
Will sustainable mobility be prioritised? Battersea's regeneration was directly tied to improved public transport. Will the URA mandate public transit integration instead of simply allowing for more car parks?
Will local authorities be strengthened? Without skilled and accountable local authorities, the URA will be powerless to ensure responsible regeneration. What steps will be taken to equip these bodies with the expertise they desperately need?
Defining Malaysia's urban future
The URA bill represents a choice for Malaysia — a choice between thoughtful, sustainable urban regeneration and reckless, profit-driven development.
If the government is serious about creating vibrant, liveable cities, it must ensure that the URA is guided by clear principles of conservation, sustainability, and accountability.
Malaysian-owned conglomerates have already demonstrated, through the Battersea Power Station project, that it is capable of balancing regeneration with heritage preservation — at least on foreign soil.
The question now is whether it can bring the same vision and discipline home.
If the URA bill is allowed to become a blank cheque for developers, it will turn cities into soulless clusters of concrete jungle. Without naming them, there are several examples of such sites in the country today.
However, if it is carefully crafted with strong safeguards, it could mark the beginning of a new era for Malaysia's urban landscape — one where history, culture and heritage combined, and progress could walk hand in hand.
The author can be reached at: [e-mail]
The views expressed are those of the writer and do not necessarily reflect those of FMT.