Sunday, August 28, 2011

Penang Most Bizarre Property Development - Skyscraper Condos With Unusual Plot Ratio Concession

On August 2009, the state government announced a new guideline on plot ratio control to allow developers on the island to construct 122,000 sq ft per acre compared with 42,000 sq ft per acre in the past. In the pretext to give developers the room to construct units of mixed sizes and lay-outs and price them according to the needs of different income groups, the state government has effectively increased the plot ratio from 1:1 to 1:3. The state government has made this fundamental changes without consulting the wider public.

The new rules do not apply to prime residential areas such as Jalan Tunku Abdul Rahman, Jesselton, George Town heritage site including the buffer zone and certain areas in Tanjung Bungah and Tanjung Tokong.

Most Penangites do not seem to know what does this fundamental change mean. Little do they realise that Lim Guan Eng is actually embarking on skyscraper condos venture with total disregard to the new guideline that his administration is introducing.

Two most alarming skyscraper condos have emerged, i.e. SkyHome and Shinevilles.

Skyhome Condominium is a 32-storey luxury condominium project that was developed on 1.57 acres along Jalan Tanjung Bungah. The condo that houses 47 units and 5 penthouses was completed on February 2010. This project has a total 357600 sq ft built up areas against 1.5 acre of land, which give it a plot ratio of 238000 sq ft per acre or approximately 1:6. The plot ratio of this project clearly violated the guideline of 42,000 sq ft per acre. Not only that, it also has a density of 35 units per acre. Another clear violation on the maximum permissible density of 15 units per acre for secondary development corridor.

The fears and grievances of the residents of Tanjung Bungah over the controversial modification of the sketch map in the Structure Plan as it had relocated Tanjung Bungah from the secondary development corridor (with a density limit of 15 units per acre) to the primary corridor (which allows a much higher density limit of 30 units per acre) seem to be real.

The state government is fully aware that the Skyhome Condominium project is totally violating both the plot ratio and the maximum permissible density of 15 units per acre, yet it silently allows the project to go on and refuse to rectify the controversial modification of the sketch map in the Structure Plan to put Tanjung Bungah under the secondary development corridor. To make thing worst, the state government had applied to strike out the application by TBRA for a court declaration on a purely technical point denying TBRA the opportunity to seek legal clarification on whether Tanjung Bungah falls within the secondary or primary corridor in the Penang Structure Plan.

Lim Guan Eng may argues that the project was approved by his predecessor, Khor Tsu Koon, but Lim has an obligation to review any project that violated the law and regulation of the state as he has the mandate to bring changes and right any wrong doing of the previous state government.
To refuse to rectify the wrong of Khor Tsu Koon administration and instead decided to continue the wrong doing of Khor Tsu Koon administration is a total betrayal of the trust of Penang voters.

Shineville Park Condominium is an upscale condominium project along Lebuhraya Thean Teik, Farlim on an approximately 1 acre land. The project comprises a 40-storey skyscraper block with 299 condominium units. Each unit will have a built-up area of 1,650 sq ft upwards. Each unit is priced at upwards of RM438,000. Purchasers are given the option to buy a second parking lot subject to availability. Shineville Park Condominium will be sites on a hill slope near the United Hokkien Cemetery of Batu Lanchang. In addition to the skyscraper block, there will also be 91 units of 3-storey terrace houses, called Shineville Villas, as part of the development which has approximately 9 acre of land. Shineville Villas will have a land area of 1,367-2,111 sq ft and a built up area of 2,854-3,000 sq ft, and will be priced upwards of RM890,000.

The Plot ratio of Shineville Park Condominium project is approximately 500000 sq ft per acre or 1:10. The approval of the project was controversial due to the plot ratio concessions made by the MPPP to the developers. These concessions enabled the developers to construct Shineville Park Condominium more than thrice the height which would otherwise be allowable on the site. The plot ratio is even higher than those for commercial development in Penang which varies from 3.5 to 5 times.

The project has caused a controversial exhumation of 60 graves despite protests by heritage enthusiasts and about 47 descendants of those buried there. The project was suppose to have 234 low-medium cost units, but the information was totally lacking in the developer's website. Does this means that the project is exempted from providing low-medium cost units? What are the plot ratio of the low-medium cost units if it is to built? Lim Guan Eng has always maintained that he never approved any hill slope development. Lim should also explain why he allows the Shineville Villas to be built on hill slope?

Without a local plan or a transit oriented land use policy, Lim Guan Eng has once again ignore the site topography in regards to traffic management while approving such a high density development (more than 60 units per acre if the low-medium cost units exist) on a neighborhood that has a bad traffic congestion problem. No appropriate public transport services is provided for this high density development. The site layout totally ignore the need for safely access and manoeuvre within the site by all types of vehicles.

Lim Guan Eng should remember that he is bound by the law and regulation of the state in approving any development project. Lim has no absolute rights to ignore the plot ratio guidelines as stipulated under the Town and Country Planning Act and the development density as stipulated under the Penang Structure Plan.

Lim Guan Eng has once again laid bare his incompetency as a Chief Minister. His penchant for development and brunt disregard for rules and regulations only make him look dumb and stupid!


  1. Looks like LGE does not care much for the sentiments of Penangites. Is that why he was hounded out by DAP Melaka?

    Anyway, there is a similar problem brewing in RIBI Seberang Jaya. LGE has alienated river reserve land for the Yee Lan group to build a funeral parlor (rumah mayat). This is right next to Hindu and Buddhist temples. And he refuses to have a dialog on this matter despite many pleas to do so. Go check out the facebook page on this.

  2. Ong Eu Soon, please visit government departments before you making any assumption, by reading what you've wrote, you're a guy which is totally out of sense and just writing what you think you should, but actually yet, you know nothing. What a shame

  3. you're just taking your assumption as a fact, I can't help but laughed at your article, perhaps you should do a little research, and put in some raw facts before you publish this article.

  4. Eu Soon, you are 100% wrong, DAP Air Itam is now expanding and widen the road in lebuhraya thean teik. As you can see the DAPs are doing their job and only approves developers plan unless they have build or construct LMC in their project, for example in shineville,
    299+91 units = 390 units total.
    234 units of LMC to be distributed via Perumahan / Pejabat Setiausaha Kerajaan Pulau Pinang.

    As you can see that they are quite balanced up and I hope you should put a little effort into your thoughts before you making any statement/ comment right here.

    The developer will not be able to obtain O/C if they doesn't comply the rules and regulations as approval.

    Perhaps you should reconsider the way you judgement by your good self

  5. The expansion of lebuhraya thean teik is endangering the residents opposite the all seasons project. The setback from the building to the road is about a meter length instead of 10feet under normal practices. Why the state government choose to endanger the people? The developer build the project without providing sufficient setback, this road expansion is use to provide the setback for all season project at the expense of the existing resident. Moreover,the expansion make the road's width uneven. Wide abnd then narrow, this make the road not safety and will not help easing the congestion. The setback of all seasons project from the hill should be double the height of the hill, why only one meter length? Why cheap the people?

  6. Andy lam, more than RM400,000 a unit you call it lmc. Tak tahu malu!

  7. Eu Soon, there are 234 units of LMC which cost around 67,500 onwards according to Perumahan.

    One more thing, did you really look into the plan before you making any conclusion? I do really look into the plan before I made a purchase at this project, it has a 40 ft step back from the actual road.

    Ong the Hyena, do you really look into plans and study before you write?