There will be a public meeting to present the draft of proposals of Petaling Jaya residents against certain of the Petaling Jaya City Council's amendments at the Section 4, Petaling Jaya Rukun Tetanga community centre (off Jalan Pencala) tonight, 2 September, 2014 from 8.00pm.
These objections must be submitted to the Petaling Jaya City Council by Friday 5th September, 2014
Mr. Mak Khuin Weng provides further details on his Facebook page as below.
Be there
No2KIDEX
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https://www.facebook.com/MakKhuinWeng
Dear all, this is a draft objection I prepared for RTPJ1. Please go through it and use it as an attachment to the objection form that you can download from mbpj.gov.my if you wish. Please feel free to amend or pick and choose the items you wish to object to.
Note: there are specific applications to convert houses for limited commercial use that I have not included here. (I will work on RTPJ2 later)
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I am protesting the Petaling Jaya City Council’s proposed amendments for the following reasons:
1. Section 12 (8) states the following: In formulating its proposals in a draft local plan, the local planning authority shall secure that the proposals conform generally to the structure plan for the State as it stands for the time being(...) and shall have regard to any information and other consideration that appear to it to be relevant(...)
2. The Legal Unit of the Federal Town and Country Planning Department further explains the purpose of the Local Plan as follows:
• to implement the Structure Plan strategy in detail;
• to explain clearly the control measures and policies for town planning;
• able to explain to the public planning issues in detail; and
• allow property owners, developers and other interested parties to know how their land is involved in upcoming development planning.
3. This means that the proposed amendments to the local plan and even the local plan itself must conform to the Selangor State Structure Plan (Selangor SSP), which was gazetted on 14 June 2007.
4. A Structure Plan is described as follows under the Town and Country Planning Act:
The draft structure plan for the State shall be a written statement—
(a) formulating the policy and general proposals of the State Authority in respect of the development and use of land in that State, including measures for the improvement of the physical living environment, the improvement of communications, the management of traffic, the improvement of socio-economic well-being and the promotion of economic growth, and for facilitating sustainable development;
(b) stating the relationship of those proposals to general proposals for the development and use of land in the neighbouring areas that may be expected to affect that area;
With the Selangor State Structure Plan going into detail for all these items, it is incumbent on MBPJ to ensure that any proposal to create or amend a local plan explain in detail what the proposals are, how they would affect the people in terms of raising their income levels and how the citizen’s quality of life would be improved.
5. Despite this strict requirement, the items proposed for amendment have a very general description and fails to provide detailed information on how their land and lives would be impacted by the proposed changes.
6. Moreover, there are a number of proposals that give both MBPJ and the Selangor Exco powers to amend the local plan as and when they like without the need to consult with residents further. In particular, the proposed amendment in the form of Schedule 8.0 is TOTALLY UNACCEPTABLE. The passage reads as follows:
To ensure development in Petaling Jaya is sustainable... guidelines and implementation standards that are used will follow the latest policies approved by the State Government and ratified by the MBPJ Full Board from time to time. As such, these items need not be included in the gazette of the RTPJ1 Draft Plan (2nd amendment).
7. Other objectionable proposed amendments are as follows:
Specific objection: Guidelines and Implementation Standards will be determined by the MBPJ Full Board Meeting from time to time. These items need not be included in the gazette of the RTPJ1 Draft Plan (2nd amendment).
The wording above is provided for the following schedule proposals:
• Schedule 7.1
• Schedule 7.2
• Schedule 7.3.1
• Schedule 7.4
• Schedule 7.6 items 1 through 6
• Schedule 7.10
• Schedule 7.11
• Schedule 7.14
• Schedule 7.17
• Schedule 7.20
• Schedule 7.21
These proposals are NOT ACCEPTABLE.
Specific objection: Schedule 7.3.2
The proposed changes to allow Lot PT4 and Lot 2 into commercial lots are NOT ACCEPTABLE. Having such a high-density development in the area would impact the traffic flow in the area.
Specific objection: Schedule 7.6, item 7
The proposed addition of item 7 under Schedule 7.6 is NOT ACCEPTABLE. Despite the proposal having several stated objectives, the objectives are not listed as mandatory to fulfil. Instead, there is a point scoring chart that allows developers to build up to a plot ratio of 1:6, some of which are not even related to traffic improvements. Providing free wi-fi and water coolers while ensuring the building has green technology allows an increase of plot ratio should NOT be part of ANY consideration for increasing plot ratio, which would in turn increase population density and traffic impact in the area.
This proposal also fails to mention Policy FZ20 C4 and FZ20 C5 of the Selangor State Structure Plan. Both policies should be inserted into the RPTJ1, which is as follows:
FZ20 C4: To ensure that new developments shall consider the following sustainable construction aspects:
i. Preservation of heritage buildings;
ii. The capacity of surrounding infrastructure and facilities;
iii. Propose development in harmony with surrounding land use;
iv. Propose development that is able to improve accessibility level;
v. Propose developments that do not cause pollution and congestion problems; and
vi. The use of environmentally friendly and sustainable technology.
FZ20 C5: For developments that could not be developed in existing development areas without compromising the sustainability of the area, they should be moved to other areas.
Specific objection: Schdeule 7.15 item 25
The proposed change for AA 278 / 58, Seksyen 8, PJ from housing and government land to high-density residential housing (120 per acre) is NOT ACCEPTABLE. Having such a high-density development in the area would impact the traffic flow in the area.
Specific objection: Schedule 8.0
The proposed change on Schedule 8.0 is NOT ACCEPTABLE
