Disquiet over more hillside homes

The Star

19-05-2025

THE hills are alive in Ampang Jaya not with the sound of music, but the roar of land-clearing machinery for yet more development.
Despite previous cases of landslides and the resulting severe damage, the demand for hillside homes here seems unwavering.
A quick online search reveals a number of projects – many of them strata residences – currently under construction at or near slopes, with more possibly in the pipeline.
Residents nearby, however, are concerned these projects could further put a strain on the already fragile ecosystem and pose dangers to surrounding communities.
The public viewing the draft Ampang Jaya Local Plan 2035 during its exhibition period at MPAJ headquarters. — Filepic
The allure and impact
Ukay Perdana resident Safina Abd Samad said the combination of its strategic location and lush greenery, thanks to proximity to the Titiwangsa Range, made Ampang Jaya hills an attractive location for developers and homebuyers.
'The lack of flat space available for large-scale projects, meanwhile, has caused developers to expand to hillsides and nearby areas.
'As a result, much of the greenery that once characterised Ampang Jaya's landscape is now replaced with towering blocks and highways,' she said.
But just last year, 400 slopes were designated as moderate risk and 114 others as high-risk by Ampang Jaya Municipal Council (MPAJ).
A resident looking at the landslide in Jalan E6 Taman Melawati in October last year. — FILEPIC
Paradox and complacency
Despite the seemingly strong opposition to hillside developments in the media, many continue to purchase units at such projects, said Taman Melawati Residents Association chairman Azhari Abd Taharim.
'They (buyers) don't do extensive research or go through planning documents prepared by local authorities, to learn more about the area,' he said.
Azhari, who is also part of the Taman Melawati SlopeWatch Volunteer Group, urged stakeholders to be more proactive as well in the matter.
'Usually, when a new project is proposed, the public will be given time to submit objections to authorities.
'The problem with our culture is that many refuse to speak up, as they expect others to do so instead,' he said.
Greater transparency
To keep the public informed, Azhari said MPAJ should require developers to publicise their proposed projects in the media.
He said the current practice of putting signboards near project sites was inadequate as they might be located in hard-to-reach areas.
'By the time residents notice and want to object, planning approval has already been issued,' he added.
Federation of Malaysian Consumers Associations (Fomca) chief operating officer Nur Asyikin Aminuddin is of the view that homebuyers are not to blame for continued demand for hillside properties.
She said buyers relied on the fair assumption that these projects have been properly vetted by local authorities.
'We (buyers) should not be held responsible for placing our trust in the system meant to safeguard our well-being,' she said.
A signboard in Bukit Antarabangsa notifying public about a slope in the area.(Below) A resident looking at the landslide in Jalan E6 Taman Melawati in October last year.
More safeguards
Although there are extensive laws and local regulations governing hillslope developments, stakeholders insist there is room for improvement.
Nur Asyikin said developers should be made to disclose the history of its project site to prospective buyers, including if it was a landslide-prone area.
She also called on local authorities to involve civil societies when vetting development applications, to ensure safety concerns were adequately addressed.
Meanwhile, Safina said banks must also adhere to the Climate Change and Principle-based Taxonomy (CCPT) framework when assessing financing applications for development and purchase of properties at high-risk areas.
Introduced in April 2021 by Bank Negara, the CCPT aims to encourage banks to support Malaysia's commitment towards ensuring a low-carbon economy.
'Though some claim the CCPT reduces the appeal of a property, it may have a positive effect in the long run,' said Safina.
'This is because the property will benefit from a stronger ESG (environmental, social, governance) reputation,' she added.
Necessary hill upkeep
Despite scepticism against hillside projects, leaving a slope untouched does not guarantee safety for nearby communities.
According to MPAJ deputy president Hasrolnizam Shaari, Class 3 and Class 4 slopes are often unstable and need proper management.
Slopes are classified according to degrees of incline: Class 1 (less than 15 degrees), Class 2 (less than 25), Class 3 (less than 35) and Class 4 (more than 35 degrees).
'Some Class 3 and Class 4 slopes are at risk of destabilising, and developing them could improve soil integrity and safety,' said Hasrolnizam.
'Development can be a way to improve their Factor of Safety (FoS),' he said, adding that development applications at Class 3 and Class 4 slopes would be reviewed on a case-by-case basis.
FoS measures how stable a slope is – a higher value indicates better safety and a slope is considered safe when its FoS value is higher than 1.
The landslide in Taman Bukit Permai 2 in 2022 caused major damage to surrounding properties. — Filepic
A guideline by Public Works Department, which is currently used by MPAJ, recommends that FoS for all types of slopes be maintained between 1.3 and 1.5.
Hasrolnizam, however, clarified that developing slopes would not necessarily entail building commercial or private premises, as it could also mean simply undertaking works to strengthen their structures.
Hasrolnizam says Class 3 and Class 4 slopes are often unstable and need proper management. The local council recently initiated works to stabilise slopes at Taman Sering Ukay in Ukay Perdana to improve the FoS, as reported by StarMetro on May 14.
The works reportedly involved cutting steep slopes to reduce gradients and minimise risks of soil erosion.
Hasrolnizam explained that works at slopes required approval from the state's technical committee for development of environmentally sensitive areas, overseen by the Town and Country Planning Department (PLANMalaysia).
He further said poorly maintained slopes were the primary reason for many past landslides in the municipality.
He, however, said MPAJ could not undertake works to stabilise some of these slopes as they were located on privately owned lands.
Azhari says proposed hillside developments should be publicised in the media. 'The state government had seized some land areas with slopes not properly managed,' Hasrolnizam revealed.
'This action had helped to improve awareness among landowners to maintain and upkeep their slopes,' he said.
Spate of incidents
Apprehension about hillside projects is well founded, given Ampang Jaya's history with landslides.
Perhaps the most devastating incident took place on Dec 11, 1993, when one of three residential blocks known as Highland Towers in Taman Hillview collapsed, resulting in 48 deaths.
On Nov 20, 2002, eight were killed, also in Taman Hillview, in a landslide that destroyed a bungalow.
Then on Dec 6, 2008, a landslide in Bukit Antarabangsa hit several homes, killing four and injuring 15 others.
These unfortunate incidents were among a handful of disasters that took place in recent decades, leading to increased calls from stakeholders for MPAJ to halt approval for further developments on slopes.
In a StarMetro report on Oct 16, 2024, residents of Taman Melawati urged the authority to protect environmentally sensitive areas, which include slopes, outlined in Ampang Jaya Local Plan 2035.
The calls came after a landslide caused by continuous rain forced residents from 20 homes there to be evacuated.
According to the local plan, only developments of ecotourism and recreational facilities are permitted at sites located between 300m and 1,000m above sea level.
MPAJ is undertaking works to stabilise the slopes in Taman Sering Ukay. — Filepic
It also stated that other types of developments at Class 3 slopes with elevation below 300m above sea level could be considered, taking into account safety aspects, slope management and development feasibility.
'However, Class 4 slopes are off-limits unless for developments of infrastructure of national interests,' the Ampang Jaya Local Plan stated.
For emergency, residents can call MPAJ hotline at 03-4296 8100 or 1-800-22-8100 or the Pantas squad at 03-4285 7333.