Latest news with #KLLP2040
The Star
5 days ago
- Business
- The Star
KL strata residents fear redevelopment under URA
A Pangsapuri Bukit Ria resident says many owners there have yet to receive their strata titles. — Photos: KAMARUL ARIFFIN and LEW GUAN XI/The Star Pangsapuri Cantik owners relayed concerns during authorities' visit SEVERAL residents in three city strata properties have voiced worries over possible redevelopment under the proposed Urban Renewal Act (URA) and Kuala Lumpur Local Plan 2040 (KLLP 2040). Pangsapuri Cantik and Pangsapuri Bukit Ria in Taman Bukit Ria as well as Flat Taman Kobena in Taman Kobena, all in Cheras, are among 139 sites identified as having potential for redevelopment under KLLP 2040. Pangsapuri Cantik resident Lee Cheok Seng said a recent site visit by Town and Country Planning Department (PlanMalaysia) and Kuala Lumpur City Hall (DBKL) on July 24 was URA-related. 'The visit gave us the opportunity to tell the authorities why we don't want our apartments redeveloped,' he said. Lee told StarMetro that a company had approached residents in May last year with a redevelopment proposal that would significantly increase density. 'It proposed redeveloping Pangsapuri Cantik, which currently has four storeys and 87 units, into a 46-storey Cantik Residence with 465 units. 'However, all Pangsapuri Cantik needs is refurbishment. 'We hope the government can provide an interest-free loan for this to be carried out,' said Lee. Another Pangsapuri Cantik resident, Sukhdev Singh Cheema, raised concerns about worsening traffic in the area if the high-density redevelopment project proceeded. 'The traffic situation has worsened through the years following several nearby projects,' he said. 'Motorists from various residential areas pass through here to access Jalan Loke Yew, especially during peak hours. Lee (left) and Sukhdev are against redeveloping Pangsapuri Cantik. They say the four-storey apartment building only needs refurbishment. 'Imagine if several nearby strata properties were redeveloped into high-density apartments with about 500 units each. Traffic would be a nightmare.' Echoing Sukhdev's sentiments was Flat Taman Kobena Management Corporation (MC) chairman Sathivel Kathiraveloo, who said traffic congestion was a daily affair in the area. 'DBKL should address this issue, not approve more high-density developments that could worsen the traffic situation,' he said. Pangsapuri Bukit Ria resident Jeremy Kong called for the government to resolve strata title woes at his apartment building before considering any redevelopment proposals. 'The owners here have not received their strata titles since moving into the apartment in the 1980s,' he said. 'Without strata titles, we don't have legal ownership rights and can't vote for any proposals, including redevelopment.' At a forum organised by Kuala Lumpur Residents Action for Sustainable Development Association (KLRA+SD) last month, stakeholders raised their concerns over the consent threshold under URA. Under the draft Bill, a consent threshold of 80% has been set for properties under 30 years and 75% for those over 30 years. Sukhdev said maintaining the current 100% consent threshold was important to avoid gentrification in redeveloped properties. 'Without it, a minority of owners who oppose redevelopment will be forcefully displaced. 'They wouldn't be able to afford higher maintenance costs that would come with the new project,' he said. National House Buyers Association secretary-general Datuk Chang Kim Loong had also said the 100% consent threshold must be kept. However, Taman Desa resident James Tan Kok Kiat said it would be very challenging to achieve 100% consent in renewal projects, and keeping that threshold was not practical. KLRA+SD chairman Tan Booi Charn urged the government to prioritise owner-initiated renewal projects.
The Star
31-07-2025
- Business
- The Star
GREENER HORIZONS
ON June 24, Dewan Bandaraya Kuala Lumpur (DBKL) unveiled the Kuala Lumpur Local Plan 2040 (KLLP2040) – a bold and sweeping blueprint that charts the city's evolution over the next 15 years. This statutory document – developed through a public consultation process that ran from January to April 2024 – outlines a future where Kuala Lumpur is not only more connected and inclusive, but greener, more accessible, and deeply attuned to the rhythms of urban life. Among its guiding principles: fostering transit-oriented development, mandatory affordable housing, strong land‑use control and zoning, heritage safeguarding, and expanding the city's green lungs. Under the KLLP2040 framework, the preservation of green spaces and open areas is prioritised through the establishment of dedicated land use zones OS1 (Public Open Space 1), OS2 (Public Open Space 2), and OS3 (Private Open Space) ensuring sustainable urban planning and environmental balance. One of the most forward-thinking innovations introduced under KLLP2040 is OS4 – Public Open Space in Private Schemes – a new planning layer control mechanism designed to promote more innovative and sustainable approaches to open space provision. An illustration of vertical green density. Source: DBKL This is DBKL's answer to one of the most pressing challenges of modern urban life – the scarcity of open land in densely built environments. In Kuala Lumpur, where vertical growth is the norm and every square metre of land is increasingly precious, the city's planners are looking up – and reimagining what urban greenery can mean. The idea is as elegant as it is ambitious: what if public parks didn't need to be anchored to the ground? What if they could be found five, ten, or even twenty storeys above street level, woven into the very architecture of the city's high-rises? The rise of the vertical park As the city swells, both in population and vertical development, conventional parks at ground level are no longer sufficient to meet public needs. Rather than view this as a constraint, KLLP2040 embraces it as an opportunity. OS4 encourages developers to incorporate public green spaces within high-rise developments – not as exclusive rooftop lounges for residents, but as open, accessible areas that serve the wider community. Think podium-level jogging tracks open to all, sky gardens perched above retail hubs, or tree-lined terraces in mixed-use towers – lush, livable spaces where one can walk, breathe, or simply look out over the city. Designing for density In the heart of KL, land is no longer an empty canvas. Every inch comes with competing demands – for housing, infrastructure, commerce. Traditionally, this has come at the expense of parks and green lungs. But DBKL is proposing something different: a city that grows upward without sacrificing space for people and nature. These areas are counted toward the city's official green space quotas, providing an alternative to conventional parkland that is no less meaningful – and often more impactful. Targets for biodiversity and open spaces in 2040. Source: DBKL Functionality beyond beauty Though rooftop parks and vertical gardens may evoke a sense of design flourish, OS4 goes far beyond aesthetics. These elevated green spaces are hard-working, multi-functional elements of the urban fabric: > Recreation: Elevated walking paths, play zones, and fitness areas allow city dwellers to unwind and recharge above the urban hustle. > Climate resilience: Green rooftops mitigate the urban heat island effect, improve air quality, and reduce stormwater runoff. > Social connectivity: Shared sky-level spaces can host community events, weekend markets, or educational workshops, strengthening neighbourly bonds. > Equity and access: Residents in high-rise-heavy districts – often underserved by traditional parks – gain proximity to wellness-enhancing environments. By integrating these functions vertically, DBKL is creating layered landscapes where greenery is not merely decorative, but a daily companion to city life. Measured path to 2040 The broader goal of KLLP2040 is to ensure that every resident in KL enjoys access to at least 20 square metres of open or green spaces. For a projected population of 2.35 million by 2040, that equates to approximately 4,700 hectares of green areas – a formidable target for a city of KL's scale and density. This is where the concept of vertical green density becomes crucial. It allows green areas to flourish in unconventional places, from green facades and balcony planters to rooftop gardens, vertical farms, and interconnected rooftop parks via link bridges. The Kuala Lumpur Structure Plan (KLSP2040) outlines concrete steps to bring this vision to life, including: > Mandatory design guidelines for integrating vertical greenery > Accessibility requirements, ensuring that public access is not compromised > Connectivity enhancements, such as skybridges that link green spaces between buildings > Encouragement of productive greenery, with 20% of vertical planting proposed to support urban agriculture These provisions are not simply cosmetic – they replace the estimated 50% loss of ground-level greenery due to urban development, ensuring no net loss in ecological value subjected to specific areas. LaLaport BBCC's serene rooftop garden is a green sanctuary in the city. The retail destination is one of the components of the Bukit Bintang City Centre development that offers Public Open Space in Private Schemes (OS4) in Kuala Lumpur. Image: LaLaport BBCC From concept to concrete This isn't just planning theory – OS4 is already taking root. Projects such as LaLaport BBCC, Tun Razak Exchange (TRX), and Pavilion Bukit Jalil have embraced strata-level green spaces in their design ethos, setting new benchmarks for what integrated, inclusive city-building can look like. These spaces are not gated off or hidden behind resident-only passes. They are designed, maintained, and managed collaboratively between the city and developers – a genuine effort in shared stewardship. It's a model of urban co-creation, where greenery is not an afterthought but a foundational element of lifestyle, health, and community engagement. Toward a more human skyline As KL continues its vertical evolution, its future will not be defined by steel and concrete alone. With OS4 and other green initiatives, the city's skyline is gaining a softer edge – one that prioritises community, wellness, and the natural world. It is a quiet but profound transformation: from building upwards for profit, to building upwards with purpose. DBKL's vision is clear – that there's always room to grow, even in the densest parts of the city. And with every elevated garden and shared rooftop oasis, KL is proving that the future of urban living doesn't have to come at the cost of nature. Instead, it can rise with it.
The Star
14-07-2025
- Business
- The Star
Jln Kelang Lama may lose iconic wet market
THE future of the wet market in Jalan Kelang Lama is uncertain after it has been left out of the list of public facilities in the newly gazetted Kuala Lumpur Local Plan 2040 (KLLP2040). Although traders and residents had asked for the 60-year-old wet market in Batu 4½ to be kept as a public amenity, the market's site on Lot 53683 has been zoned for commercial use instead, said Happy Garden and Continental Park Residents Association secretary Evelyne Low. She said this could lead to the site being redeveloped, especially since the proposed MRT3 route was expected to pass through the area. Under the KLLP2040, the site is listed as a Commercial Land Use Zone (Category C), with a plot ratio of 1:5, allowing buildings up to five times the size of the land to be built, including shops and offices. Low said there must be engagement with stakeholders before any redevelopment of the market took place. She pointed to a past case involving roadside hawkers from Jalan 1/128, off Jalan Riang 12 in Happy Garden, who were moved to a Kuala Lumpur City Hall (DBKL) building nearby. 'The building became a white elephant. 'It wasn't practical, the lots were too small and the layout didn't suit their needs. 'We are worried the same thing may happen here. 'We may end up with a market that doesn't serve anyone, just another waste of public funds,' she said. Long-time resident Daniel Charles acknowledged that the market was old and needed a facelift. 'But any plans must retain the market and include proper infrastructure such as multi-storey parking and road widening. 'The presence of traffic police during morning and peak hours will also help ease congestion in the area,' he said. A fishmonger, who wished to be known only as Chan, said he has been trading at the market for 25 years. 'We hope whatever plans DBKL has for this place will take our needs into account.' In a statement to StarMetro, DBKL confirmed the market land was zoned for commercial use. 'However, no demolition has been announced for now, and to ensure the market remains operational, it has been listed for upgrades under the Lestari Niaga @ KL 2025 programme,' it said. Lestari Niaga (sustainable business) is a government initiative aimed at upgrading and beautifying trading spaces for petty traders and hawkers in Kuala Lumpur. Under the upgrade, DBKL will refurbish toilets, repaint walls and columns, carry out thorough cleaning and implement scheduled maintenance and repair works. 'This project is expected to begin in the middle of this month and will not involve any demolition of the market's structure at this stage. 'As such, there is currently no need to prepare a new trading site for existing traders.' On future plans, DBKL said it will carry out a comprehensive study to determine the direction of the redevelopment, taking into account various aspects including the relocation site for traders during the transition period, commercial viability, future market needs over the next 10 years, project funding and implementation methods. 'Several inspections on the physical condition of the existing building were conducted and based on these assessments, redevelopment has been identified as the best option to ensure the market remains relevant and meets the current needs of city residents,' DBKL added. In 2017, then mayor Tan Sri Mohd Amin Nordin Abd Aziz had confirmed plans to redevelop the site into a mixed-use development while retaining the market component, but nothing came of it.
The Star
07-07-2025
- Business
- The Star
DBKL: Decommissioned STPs making way for parks, housing
KUALA Lumpur's former sewage treatment plants (STP) are being given a new lease of life. According to Kuala Lumpur City Hall (DBKL), 60 decommissioned STPs across the city are being repurposed under the newly gazetted Kuala Lumpur Local Plan 2040 (KLLP2040). Instead of remaining idle and overgrown with vegetation, these former utility sites will be transformed into housing, commercial hubs, public facilities, and green spaces to meet the city's growing needs. 'There is something for everyone. Some will make way for pocket parks and urban farms, while others are slated for food courts, carparks, and residential blocks, subject to feasibility, infrastructure readiness, and environmental checks,' DBKL said in a statement to StarMetro. City Hall said the land use zoning for each site was determined based on original planning intentions, previously gazetted plans, layout approvals, government decisions, and adjustments to current needs and surrounding environment. At least 10 sites have been designated for public open spaces, including community parks, pocket parks, and urban farms as part of efforts to expand green zones in high-density areas. Of the 60 sites, 40 sit on government land under the Federal Lands Commissioner (PTP), one is under DBKL's jurisdiction, while 19 are privately-owned. 'Thirty-two locations have been identified for potential development, including food courts, carparks, and residential projects. These remain subject to detailed studies involving environmental, infrastructure, and financial assessments,' it said (see graphic). DBKL said the proposed food court locations include Taman Indrahana, Jalan Kelang Lama, Taman Overseas United, Gombak Setia, and Taman Melati. Meanwhile, a carpark has been planned for Jalan 2/137C, off Jalan Kelang Lama. Twenty-six sites have been earmarked for residential development including Taman Gembira, Taman Seputeh, Taman Mutiara, Segambut, Taman Bukit Indah, Taman Midah, Jalan Desa Aman, Taman Cheras, Taman Yarl, Taman Kuchai, Bandar Tasik Selatan, Taman Goodwood Setapak Jaya, Sri Petaling, Taman Sri Lempah and Wangsa Maju. DBKL reiterated that all redevelopment proposals adhere to the gazetted KLLP2040, and had gone through comprehensive public consultation process involving MPs, residents' associations, technical agencies, and the wider community. 'The process is transparent, inclusive and prioritises public interest, environmental sustainability and improved urban liveability,' the statement said. Meanwhile, National Water Services Commission (SPAN) said over the past decade, 362 Indah Water Konsortium (IWK) STPs were decommissioned across Kuala Lumpur, Putrajaya and Selangor as part of efforts to modernise the sewerage network. 'Another 208 STPs are expected to be phased out by 2030, 116 in Selangor and 92 in Kuala Lumpur. 'The closures are part of a long-term rationalisation plan where sewage from smaller plants is diverted to larger regional facilities,' SPAN added. Many older plants, some built as far back as the 1950s, are outdated and no longer meet environmental standards, said SPAN. Under IWK's rationalisation programme, sewage is redirected from these smaller sites to more advanced facilities such as the Pantai 2 STP, which uses green technology and has far greater treatment capacity. The decommissioning of STPs falls under various frameworks, including the national development plan (Rancangan Malaysia), Greater Kuala Lumpur sub-plan (RMK-GKL), and developer-led initiatives that tie new housing or commercial projects into regional systems. 'Plants are shut down only when the flow can be redirected, or when they are no longer needed. 'SPAN's role is to oversee the rationalisation, but the land belongs to the original owner – whether it is the government, a developer, or another agency. What happens next is out of our hands,'' SPAN said. 'Land that was part of the PTP, for instance, falls under the Sewerage Services the case of private land, it is handed back to the developer or state authority,' it added. SPAN also said it worked with IWK through submissions made in its role as the Certifying Agency (CA). Many of the decommissioned STPs are located in older housing estates, often hidden behind rows of terrace houses. With their original function now obsolete, they have become pockets of unused land scattered across the city. Some community leaders are calling for these plots to be turned into pocket parks or green buffers, particularly in areas with little access to open space. – By BAVANI M
The Star
07-07-2025
- Business
- The Star
KL folk fear green spaces going down the drain
ONCE crucial to Kuala Lumpur's sanitation system, decommissioned sewage treatment plant (STP) sites across the city are slowly being turned into prime real estate for profit. Previously operated by Indah Water Konsortium (IWK) to process sewage from surrounding areas, these sites lie vacant after being replaced by centralised systems. Now fenced off and lying idle, many are lucrative plots targeted for redevelopment. According to the newly gazetted Kuala Lumpur Local Plan 2040 (KLLP2040), there are 60 STP sites across the city. While city dwellers have hoped these unutilised plots would be preserved as green lungs in the urban sprawl, only 10, or 17% have been designated for public open spaces such as pocket parks and urban farms. Evelyne (left) and Joshua looking at the number of STPs rezoned for commercial projects in KLLP2040. In contrast, 32 sites (53%) are earmarked for commercial and residential development, including food courts, carparks and high-rises. During the public objection period for the draft KLLP2040 last year, concerns were raised that many STP sites in residential areas had been 'discreetly' rezoned for commercial use. In areas such as Taman Gembira (Happy Garden) and Taman Bukit Indah off Jalan Kelang Lama, residents discovered that almost 10 STPs in their neighbourhoods had been rezoned. 'We were shocked when we saw the draft plan. Some of these STP plots are pretty big and are perfect for public parks which residents desperately need, but they are also a developer's dream,' said Happy Garden and Continental Park Residents Association secretary Evelyne Low. She said several decommissioned sites were located in Happy Garden, Taman United, Taman Overseas United (OUG) and Taman Bukit Indah along roads such as Jalan Nyaman, Jalan Jiran and Jalan Lazat. Evelyne said the association submitted 20 objections to Kuala Lumpur City Hall (DBKL) on the proposed rezonings, but only two were partially accepted in the final plan which was gazetted on May 28 and came into effect this year on June 11. Jalan Mega Mendung is often congested due to double-parking. The revised plan to build a two-storey hawker centre at the former STP here in Taman United has raised concerns about parking and waste disposal. Breathing space please Stakeholders are hoping for some of these former IWK sites to be preserved as green pockets, offering respite in a dense and fast-developing city where open spaces are dwindling. According to the KLLP2040, about 18 plots of land off Jalan Kelang Lama, mostly former sewage treatment facilities, have been converted from 'infrastructure and utility' use to 'commercial zoning'. Four others have been reclassified for low-density residential (R1), while the remaining 12 lots around Jalan Nyaman fall under 'established housing' (EH) category. 'At Jalan Nyaman 5 and 6, Lots 18188, 18189, and 18190 are combined for a low-density housing project following a Rule 7 notice issued last year,' said Evelyne. Rule 7 of the Federal Territory Planning Act 1982 covers the public participation process requiring landowners to be given notice for objection to any new development in their neighbourhood. Evelyne added that the established housing category limits developments to two or three storeys to preserve the character of stable residential areas. 'Anything above that, such as R2, R3, or R4 zoning follows a plot ratio system – allowing for higher-density projects like commercial developments.' A plot ratio is the ratio between a building's total floor area and size of land it occupies. A 1:4 ratio, for example, could permit buildings of 20 to 30 storeys, depending on design and layout. A sign marking this overgrown plot in Happy Garden, off Jalan Kelang Lama, as federal land which has been leased to a private company. Rezoning without liveability Kuala Lumpur Residents Action for Sustainable Development Association honorary secretary Joshua Low said the group had submitted formal feedback to DBKL last year. The association, he said, strongly objected to the rezoning of some lots into one commercial plot with a high 1:6 ratio. 'Originally, the STP plot was categorised as 'infrastructure and utility – water supply', but in the draft, it was redesignated to 'main commercial'. 'We argued that it should instead have been reclassified as public or private open space. 'Jalan Kelang Lama is under severe traffic strain; it simply cannot absorb more development,' said Joshua. He added that under KLLP2040, any new development should consider location, infrastructure capacity, site conditions, and compatibility with existing land use. 'When we brought this up with DBKL planners during the open day in May, we were told the site would be limited to low-density, three-storey bungalows. 'How can we accept vague verbal assurances?' asked Joshua. In May, DBKL held an open day to show the public the revised version of KLLP 2040. Evelyne and Joshua expressed disappointment that only two of the 20 objections they submitted, last year, were partially taken into account in the final plan. Why another food court? Alvin says the former STP plot at Jalan Mega Mendung is too small for a two-storey food court. One of the more questionable cases involves Lot 19542, a narrow plot sitting along the Jalan Mega Mendung commercial area in Taman United, Kuala Lumpur. Initially proposed for a four-storey commercial block, it has since been revised to accommodate a two-storey hawker centre. 'The site is only 0.07ha. It's too small, and yet, a two-storey food court is being squeezed into the site. It's unrealistic and shows no regard for proper planning,'' said Seputeh Residents Representative Council chairman Alvin T. Ariaratnam. 'Where are people supposed to park? Where will the waste go? 'A hawker centre needs space for ventilation, rubbish collection, and customer flow, not to mention loading and unloading. It's just not practical.'' He said the area was already congested and prone to double- parking. 'This area has numerous eateries and a DBKL-run food court is just three minutes away,' he said. Tan says remaining open plots from former STP sites are some of the last few green spaces left in KL's older neighbourhoods. Alvin added that roads like Jalan Mega Mendung, Jalan Sepakat, and Jalan Sepadu were struggling under the weight of traffic from unchecked development. Urban green lifeline Federal Territory MCA deputy chairman Tan Kok Eng said the remaining open plots from former STP sites were some of the last few green spaces left in Kuala Lumpur's older neighbourhoods. 'In a city that's growing taller and denser by the day, green lungs are not a luxury, they're a lifeline,' he said. 'Once these spaces are gone, they're gone for good. We don't need more concrete towers choking our streets. 'We need places where children can play, the elderly can stroll, and communities can reconnect. 'If DBKL is serious about making Kuala Lumpur liveable, then these sites must be preserved for the public, not handed over for profit.' Salak South Village MCA branch deputy chairman Banie Chin did not hide his frustration. 'We had no idea these old sewage plant sites were being taken over. 'There was one in Seri Petaling, and now its being used for a condominium project. 'Nobody asks the residents anything, but we're the ones stuck with the noise, traffic jams, and overcrowding. 'People like to talk about mental health and community wellbeing, but how are we supposed to have a liveable city when every bit of open space gets turned into concrete?' Chin said.
