Latest news with #TownandCountryPlanningAct1976
Malaysia Sun
7 days ago
- Business
- Malaysia Sun
Can ASEAN build a sustainable data centre future? Malaysian legal lessons may offer a wake-up call
Southeast Asia is embracing a digital revolution. With the meteoric rise of artificial intelligence, e-commerce, and cloud computing, the region is now home to some of the most ambitious data centre developments in the world. But while digital technology is transforming Southeast Asia's economy, ASEAN's legal and regulatory systems remain stuck in the pre-digital era. This raises a critical question: Can ASEAN truly build a sustainable, resilient data centre industry without modernising its laws? Malaysia offers a vivid case in point. In 2024, Malaysia attracted more than US$23.3 billion in data centre investments from Microsoft, Google, and Amazon Web Services. These investments are seen as driving Malaysia's modern digital economy. This new development is set to place Malaysia firmly in place as Southeast Asia's tech hub. However, while the infrastructure may be cutting-edge, the laws behind it are far from ready. Here where the problems lie: 1. Malaysia's National Land Code (Revised 2020)-which governs zoning, land use planning, land administration and registration, was drafted in a time when the concept of data centres didn't even exist - The law gives state and land authorities greater power than the planning authority over conditions and restrictions. 2. The Town and Country Planning Act 1976 (Act 172) gives local planning authorities wide control, even over the technical professional agencies such as the Department of Environment, Department of Public Works, Department of Irrigation and Drainage and Department of Mineral and Geoscience creating approval bottlenecks and confusion for developers. Bypassing the process can result in fines or demolition. This law needs a revision to better reflect today's planning priorities and public needs. Today, investors may encounter regulatory challenges in Johor, as evidenced by the state's recent rejection of nearly 30% of data centre applications to conserve water and electricity. 3. Environmental Impact Assessments (EIA), as required under the Environmental Quality Act 1974 (Act 127), are critical for large-scale developments, including data centres which have potential environmental impact. While enforcement is generally consistent, challenges can arise in ensuring compliance across all projects due to weak oversight and different standards or interpretations from one state to another in Malaysia. 4. Data centres must also meet 1974 and 1984 rules on street, drainage, building and fire safety to be sustainable and operationally safe. Ongoing commitments to modernise these regulations cater to the evolving needs of contemporary infrastructure, public needs and national aspirations. 5. The Planning Guidelines for Data Centres introduced in 2024 to address the environmental shortcomings, provide clearer direction on land use, energy, and water requirements- but they remain advisory and are not legally binding. Worse still, it cannot overcome the country's dual governance structure, where federal and state authorities often work in silos-especially on administrative matters-due to how powers are divided under the Federal Constitution. The conflicting legal environment has caused uncertainty for investors, bottlenecks for regulators and developers, and extra economic costs. For the public, this can mean slower progress in building digital infrastructure, which affects internet speed, access to services, and job opportunities in the tech industry. Other ASEAN countries face similar problems. Indonesia, Thailand, and the Philippines struggle with fragmented regulations, outdated zoning laws, and weak environmental oversight. This concern is highlighted in the ASEAN Digital Masterplan 2025, which warns that without legal and regulatory reform, ASEAN could fall behind in the global digital race. Similarly, the ASEAN Economic Community Blueprint 2025 calls for predictable, transparent, and harmonised regulations to attract infrastructure investments. Yet progress has been glacial. The ASEAN Smart Cities Framework also calls for more sustainable digital infrastructure. It urges member states to break down bureaucratic silos by adopting cross-sector governance models. The ASEAN Environmental Rights Framework is starting to promote environmental fairness in infrastructure planning-including data centres. But these regional policies will only work if member states are fully committed to enforcing them. Without this, they remain aspirational rather than actionable. Singapore has enforced sustainability through its Code for Environmental Sustainability of Buildings, adapting cooling systems to tropical climates. Meanwhile, Abu Dhabi uses the Estidama Pearl Rating System, ensuring high energy and water efficiency in all large-scale developments. These examples show that sustainable data centres are possible-but only with clear rules, strong enforcement, and cooperation across all levels of government. So, what can ASEAN do? First, ASEAN should align its laws on land administration, planning, environment, and construction to make it easier for data systems to connect across borders and attract international investment. This would help ASEAN move closer to the goals set in the ASEAN Digital Masterplan 2025 and the ASEAN Economic Community Blueprint. Second, countries like Malaysia and Indonesia need better coordination between federal/central, state and local governments to accelerate land approvals and give investors more clarity. Third, ASEAN could create shared sustainability standards for data centres, linking them to its land use planning and environmental rights goals and aligning them with global ESG benchmarks. Data centres are fast becoming the beating heart of ASEAN's digital economy. But this heart cannot be supported by legal frameworks that belong to a bygone era. If ASEAN wants a truly sustainable digital future, it needs laws that balance growth, environmental concerns, and public interests. If ASEAN learns from Malaysia's experience, it could become a global model for smart, sustainable digital infrastructure. But ignoring these lessons could lead to long-term costs-for its people, investors, and the environment.
Free Malaysia Today
20-05-2025
- Business
- Free Malaysia Today
Save Penang Turf Club land as green space, state govt urged
The Penang Turf Club, founded in 1864, is part of 93ha of prime land in Batu Gantong. (Penang Turf Club pic) GEORGE TOWN : An NGO has urged the state government to place the Penang Turf Club land under a special area plan to preserve it as a public green space in line with its original recreational use. The call by Penang Forum comes a day after the turf club said it would shut down and sell its 93ha property in eight separate parcels following a failed attempt to sell all 39 lots in one tender. Yesterday, it said it would hold its last race meeting on May 31, and was closing down after more than 160 years. Penang Forum said Parcel 1, which contains the clubhouse and golf course, has not been granted planning permission to change its current land use. It said no development approvals should be given without proper public consultation and public inquiries, as required by the Town and Country Planning Act 1976. '(The turf club land) should be governed by a special area plan, parked under a single management body or special purpose vehicle, to ensure that its uses are compatible with the original purpose and intention of the land grant,' it said in a statement. Penang Forum said the land, first given to the club for recreation in 1864, was purchased at its current location in 1935 for 250,000 Straits Settlement dollars (about US$6 million today) at 2.5 cents per sq ft. It said the turf club has since 'benefitted generously' from the use of the land for more than 160 years. It said although the land is marked as part of a 'Primary Development Corridor (KKP1)' under the 2030 Penang state structure plan, which allows for residential, commercial and other uses, its historic and environmental value must be a priority. It warned against repeating the mistakes of 2008, when a mega development called the Penang Global City Centre (PGCC) was proposed for the site. Reports said the project was eventually cancelled after strong public protest, and was widely seen as contributing to then Gerakan chief minister Koh Tsu Koon's defeat in the 2008 general election. Penang Forum also said the state is facing a shortage of green space, with only 7.8 sq m per person, far below the World Health Organization's minimum recommendation of 9 sq m and Plan Malaysia's 20 sq m target. It said the turf club site offers a chance to build a world-class public park instead of adding to what it described as an island already 'inundated' with high-rise concrete blocks and worsening traffic.
The Star
06-05-2025
- Business
- The Star
‘Clear mechanisms and phased rollout key to URA's success'
PETALING JAYA: Clear mechanisms, combined with phased implementation, will be key to ensuring the success of the proposed Urban Renewal Act (URA), which is set to be tabled later this year, says the Malaysian Institute of Planners (MIP). The institute said the government must clarify the dispute resolution mechanisms available to help facilitate agreements among property owners. This, it said, would protect the rights of property owners concerned about redevelopment, while also safeguarding overall community well-being in affected areas and helping to reduce delays in resolving such conflicts. MIP also recommended that the URA be implemented in phases, allowing for adjustments based on real-world challenges or lessons learned from earlier stages. 'Combining this with a data-driven approach in policymaking would ensure positive outcomes for all stakeholders while achieving its goal of revitalising ageing, dilapidated urban areas. 'Impact assessment studies on the Act's possible effects on social, heritage, and environmental aspects must also be conducted to ensure the urban renewal process is holistic and sustainable,' it said in a press release yesterday. MIP further suggested that urban renewal and redevelopment zones be identified within local plans and special area plans under the Town and Country Planning Act 1976 (Act 172). It said this would enable better coordinated implementation by local authorities through additional statutory recognition and encourage greater stakeholder involvement. 'Continued and inclusive engagement with stakeholders must also take place, particularly regarding land use policies and legal matters, to build public confidence in the framework,' it added.
The Star
05-05-2025
- Business
- The Star
Ensure urban renewal process is holistic and sustainable, says MIP
PETALING JAYA: Clear mechanisms combined with a phased implementation will be key to ensure the proposed Urban Renewal Act's (URA) success, says the Malaysian Institute of Planners (MIP). The institute said the government must give priority to clarifying the dispute resolution mechanisms available to facilitate agreements among property owners. "This would ensure the rights of property owners who may have concerns about redevelopment while protecting overall community wellbeing in affected areas. "In addition, measures should be put in place to address and reduce existing delays in resolving such conflicts," MIP said in a press statement on Monday (May 5). It said that URA should be implemented in phases, allowing for adjustments to be made in light of any sudden real-world challenges or lessons learned from initial phases. 'Combining this with a data-driven approach in policymaking would ensure positive outcomes for all stakeholders while achieving its goal of revitalising ageing, dilapidated urban areas. 'Impact assessment studies on social, heritage and environmental effects must also be done first to ensure the urban renewal process is both holistic and sustainable,' it added. MIP also suggested that the identification of urban renewal and redevelopment areas be included in the local plans and special area plans under the provisions of the Town and Country Planning Act 1976 (Act 172). "This would allow for a better coordinated implementation by relevant local authorities through additional statutory recognition and promote more stakeholder engagement. "Continued and inclusive engagement with stakeholders must also be done, particularly on matters related to land use policies and legal, to strengthen public confidence in the framework. "With structured dialogues and transparent decision-making processes, it will contribute to a more successful and widely supported urban renewal initiative,' it said. According to the draft Bill, the URA aims to enhance the efficiency of urban planning, particularly in addressing the risk of urban dilapidation and deterioration, as well as maintaining a balanced urban environment. The Bill is expected to be tabled sometime this year.
Malaysiakini
21-04-2025
- Business
- Malaysiakini
Penang LRT project still on track, MRT Corp says
The Penang Mutiara Light Rail Transit (LRT) project is on track, Mass Rapid Transit Corporation Sdn Bhd (MRT Corp) assured. MRT Corp explained that approval for advanced works, as required by Section 20A of the Town and Country Planning Act 1976, was only obtained on April 15.
