I realised Walk the talk is easier say than done. I attended a meeting discussing the rate of fee for businesses few days ago. The discussion was on determining new rate for businesses in which various opinions were brought up. There are suggestion to have the rate based on type of activities, rate based on space occupied by the activities as well as a flat rate for all. While different formula was justified based on the practicality, logistic, administrative convenience, response of the stakeholders, fair for all, none has been touching on observing the spirit of the organisation.
The organisation has been promoting caring towards society in which underprivileged such as disabled community, small traders and businesses, senior citizen, poor people are given special attention. Policies and programmes are planned with these groups for improving their social well being and engagement with society. In other words, preferential treatment is always talked about in deliberating a common policy.
In the case of rate, finally the meeting decided to fix a flat rate for all regardless type of activities, size of the space occupied and location. Businesses regardless of small, medium of large will have to pay the small rate. In other words, the preferential consideration for underprivileged group is not a factor for consideration. So, either you are one-man operated business occupying a space only to place table or a conglomerate occupying multi-storey office tower, you are treated the same. Well, to some the rate is "chicken feet" but to many of them the rate is a burden, I believe.
Thursday, January 27, 2011
Saturday, January 22, 2011
Zoning and Land Restriction
Can a land owner develop a piece of land according to his desire? This is the question raised so frequently in the paper nowadays. It was reported that residents of USJ objected to a developer's proposal to develop a 5 storey commercial building on a commercial titled land recently. Similarly, residents objected to the development of privately-owned Subang Ria Recreational Park even though the development is meant for leisure and recreational-related commercial activities. Can this be stopped?
Presently, category of land use and express condition of the land title is the basis for type of development whereas the local plan will indicate intensity and use class order of development. For example, if the land title stated a piece of land is for commercial, then it must read together with the diagram in the local plan. Zoning under commercial category can be classified for shop house, petrol station, private college, medical centre, shopping complex or even hypermarket or office tower. Accordingly, land owner cannot develop as he likes without referring to the allowable use under the local plan.
Thereby, planning to the detail of indicating zoning, intensity of use and even traffic management scheme is very important and must be synchronised each and other as any contradiction between any of them even a minus one will become a major problem for development.
Presently, category of land use and express condition of the land title is the basis for type of development whereas the local plan will indicate intensity and use class order of development. For example, if the land title stated a piece of land is for commercial, then it must read together with the diagram in the local plan. Zoning under commercial category can be classified for shop house, petrol station, private college, medical centre, shopping complex or even hypermarket or office tower. Accordingly, land owner cannot develop as he likes without referring to the allowable use under the local plan.
Thereby, planning to the detail of indicating zoning, intensity of use and even traffic management scheme is very important and must be synchronised each and other as any contradiction between any of them even a minus one will become a major problem for development.
Wednesday, January 19, 2011
Capacity Building Towards Green City
Going green is no more a choice for glory, but a must for survival. For the first time, we heard about heavy snow in Taiwan, flooding in south east of Australia while draught was occurred in the western part of Australia, heavy snow in New York and across Europe. In Malaysia, high temperature is felt every day. What happen then?
Many believe this is the phenomena of climate change. The effect is for real and affect everyone in the globe. It means everyone has the responsibility to at least bring down the negative of climate change due to his/her own action. For example, if we are producing CO2 by driving, then please do it responsibly or to try to redeem it by carrying out some remedy works.
Unfortunately nobody will want to do it unless it is for own conscience and passion. Everyone is hoping others to do it or only want to do so if the impact is directing hitting him/her. For example, we will not tolerate of heavy traffic coming into our neighbourhood but think it is ok if a through road by passing other neighbourhood for our accessibility. We are angry about uncollected rubbish but will not feel like doing something to reduce the waste generation. In the end of the day, social responsibility is never our top priority unless it is life threatening or affecting our health or life.
One of the classic example is we do not mind to install water filter for clean water because we ourselves are consuming it and any unwanted polluted water will affect our health. However, we never realise that polluted water for treatment is not coming only from the river but from our house which is discharging the waste water from our kitchen or toilet. It means we are the one who create the problem of pollution. While waste water was connected to the sewage tank directly during construction period, renovation work immediately after the handing over of new house has some how rather re pipe the discharge directly onto the back lane drain without any treatment.
While many of us have the desire to go green and to do our small part, we are handicapped by little knowledge, skill or awareness we acquired. So, for Green City of Petaling Jaya to take place, first thing to do is enhancing the knowledge and skill of all stakeholders, I presume.
Many believe this is the phenomena of climate change. The effect is for real and affect everyone in the globe. It means everyone has the responsibility to at least bring down the negative of climate change due to his/her own action. For example, if we are producing CO2 by driving, then please do it responsibly or to try to redeem it by carrying out some remedy works.
Unfortunately nobody will want to do it unless it is for own conscience and passion. Everyone is hoping others to do it or only want to do so if the impact is directing hitting him/her. For example, we will not tolerate of heavy traffic coming into our neighbourhood but think it is ok if a through road by passing other neighbourhood for our accessibility. We are angry about uncollected rubbish but will not feel like doing something to reduce the waste generation. In the end of the day, social responsibility is never our top priority unless it is life threatening or affecting our health or life.
One of the classic example is we do not mind to install water filter for clean water because we ourselves are consuming it and any unwanted polluted water will affect our health. However, we never realise that polluted water for treatment is not coming only from the river but from our house which is discharging the waste water from our kitchen or toilet. It means we are the one who create the problem of pollution. While waste water was connected to the sewage tank directly during construction period, renovation work immediately after the handing over of new house has some how rather re pipe the discharge directly onto the back lane drain without any treatment.
While many of us have the desire to go green and to do our small part, we are handicapped by little knowledge, skill or awareness we acquired. So, for Green City of Petaling Jaya to take place, first thing to do is enhancing the knowledge and skill of all stakeholders, I presume.
Monday, January 17, 2011
Green City
Green City or City of Green carries the same meaning if we do not understand fully the concept of Green City. Whenever the word green is mentioned people will automatically asking question about greenery, trees planting, landscaping or thing related to biodiversity. Some might have also saying that painting the building and any structure with green colour will do. I discovered this in a discussion brainstorming on the indicators for green city last week. This showed that many of us have the desire to go for green but not many have linked the idea of green city to other aspects of environment such as urban environment, urban infrastructure, urban transportation, urban building and well being of the people.
Green city might refer to what actions have been taken by the city dwellers to reduce carbon emission, amount of rubbish that go for 3R, creative design in optimising the natural features such as sunlight and wind and also the land utilisation for services, energy and water conservation and etc, and of course the richness of biodiversity in the city area.
In doing so, a framework outlining different aspects, targets, strategies, actions and stakeholders are important. Without a proper framework, it is becoming a difficult task to understand where we are, how are we moving forward and importantly where are we heading to. Thereby although it is encouraging to see the mushrooming of accredited green buildings, it is of no use if the construction of the buildings is not accounted and coordinated collectively. In this respect, the Green Township Framework introduced by the Ministry of Energy, Water and Green Technology with the support of Malaysian Institute of Planners is timely.
Green city might refer to what actions have been taken by the city dwellers to reduce carbon emission, amount of rubbish that go for 3R, creative design in optimising the natural features such as sunlight and wind and also the land utilisation for services, energy and water conservation and etc, and of course the richness of biodiversity in the city area.
In doing so, a framework outlining different aspects, targets, strategies, actions and stakeholders are important. Without a proper framework, it is becoming a difficult task to understand where we are, how are we moving forward and importantly where are we heading to. Thereby although it is encouraging to see the mushrooming of accredited green buildings, it is of no use if the construction of the buildings is not accounted and coordinated collectively. In this respect, the Green Township Framework introduced by the Ministry of Energy, Water and Green Technology with the support of Malaysian Institute of Planners is timely.
Friday, January 14, 2011
Moral Judgement
The Panel of Judges for PJ Sustainable Community Award has a lively discussion on moral judgement few days ago. We debated on the right or wrong about a residents organisation donating motorcycles to a public agency for carrying out their duties more efficiently. The argument is since that particular agency is entrusted by law to provide services and they should have done so diligently. Any shortcoming for them to carry out their duties such as lack of resources or manpower should have been the responsibility of that agency. It is not right for the residents organisation who is the beneficiary or end user that enjoying the service to provide resources to the agency with motive of getting better service. Some agreed that contribution of such good gesture under the concept of CSR is OK if the contribution has not in return created favourism, biasness and prejudice. For example, by donating a motorcycle, patrolling has been done more frequently in a particular neighbourhood compared to other neighbouring area is considered morally wrong although legally it is ok as the contribution is meant for public organisation and not an individual.
However, some panelist argued that it is morally wrong for a public agency accepting resources for the purpose of enhancing the efficiency of their jobs after all it is the sole responsibility of the Government to provide and mobilise sufficient resources for the agency to carry out their duties efficiently. It is worried that if an affluent society with generous gesture will create a wrong perception to general public that favourism has been given even though they might be receiving same treatment as others. So, the group argued that it is better to avoid possibility of public forming their perception, wrong one in which contributing resources is perhaps one of them.
Although under LA 21 PJ principles, we are asking community to create better rapport and interaction amongst different stakeholders. In some instances, CSR programmes were used for enhancing this kind of relationship. Perhaps a thin line between CSR and the above will have to determine first in order not create uneasiness amongst public.
However, some panelist argued that it is morally wrong for a public agency accepting resources for the purpose of enhancing the efficiency of their jobs after all it is the sole responsibility of the Government to provide and mobilise sufficient resources for the agency to carry out their duties efficiently. It is worried that if an affluent society with generous gesture will create a wrong perception to general public that favourism has been given even though they might be receiving same treatment as others. So, the group argued that it is better to avoid possibility of public forming their perception, wrong one in which contributing resources is perhaps one of them.
Although under LA 21 PJ principles, we are asking community to create better rapport and interaction amongst different stakeholders. In some instances, CSR programmes were used for enhancing this kind of relationship. Perhaps a thin line between CSR and the above will have to determine first in order not create uneasiness amongst public.
Thursday, January 13, 2011
Planning is the Master for All
Planning is the master of development. How a planning done will determine the ultimate outcome of a development project, be the intensity, the cost, the return and the viability. Thereby, it is important for a clear and precise statement be accorded for a plan. This is proven true for the saga of Subang Ria Recreational Park. The Park is privately owned recreational area and was earmarked for development by the owners. The residents rejected the application and wanted the park be maintained as a public recreational park. By doing so, it is mandatory for the Government to acquire the land and to keep it for public use.
Following this decision to maintain the park, valuation of land was done by various parties. In the annual return of the owner, the value quotes is RM 3.6 million whereas the State Valuation Department and a private valuation consultant valued the land at RM 53.6 million and RM 165 million respectively. These figures showed vast different because different parties have applied different valuation basis, assumption and judgement. Some have considered the land for public recreational use, some have valued the land for private recreational use and some have gone into commercial use. While the basis of valuation is there to be debated by different parties, the variation showed that the fundamental for valuation is the status of land use. Category of land use and its allowable intensity will determine how much the land worth.
Thereby it is important of stating the land use and intensity of development clearly in the master plan and any uncertainty will allow further dispute, of course the possible of economic lost or gain. In this respect, it is critical to not putting some terminology that is not helping everyone to create a common understanding. For example, attempt to zone an area as "enterprise" zone which is still unclear to many development proponents will potentially delay the development process.
Following this decision to maintain the park, valuation of land was done by various parties. In the annual return of the owner, the value quotes is RM 3.6 million whereas the State Valuation Department and a private valuation consultant valued the land at RM 53.6 million and RM 165 million respectively. These figures showed vast different because different parties have applied different valuation basis, assumption and judgement. Some have considered the land for public recreational use, some have valued the land for private recreational use and some have gone into commercial use. While the basis of valuation is there to be debated by different parties, the variation showed that the fundamental for valuation is the status of land use. Category of land use and its allowable intensity will determine how much the land worth.
Thereby it is important of stating the land use and intensity of development clearly in the master plan and any uncertainty will allow further dispute, of course the possible of economic lost or gain. In this respect, it is critical to not putting some terminology that is not helping everyone to create a common understanding. For example, attempt to zone an area as "enterprise" zone which is still unclear to many development proponents will potentially delay the development process.
Monday, January 10, 2011
OSC for self regulation
OSC Online for the 10 local authorities throughout Malaysia was launched last week. Apart from cutting down the processing time and bureaucratic requirement, the System is also aimed at compelling professionalism amongst consulting planners, architect and engineers. By submitting through Internet, consultants have to ensure that submission requirements are fulfilled. It is the responsibility of the submitting person to do so, with dignity and integrity.
It is no more for an applicant to submit sub-standard plans or incomplete documentation. It is an opportunity for the submitting side as well as the receiving end to learn and relearn on the professionalism for development plan processing. The local authorities can "trust" the submitting person for doing a good job in helping the authorities to make a speedy and accurate evaluation on their application. It is no more a requirement for the authorities to "find fault" with the submission, I presume.
It is no more for an applicant to submit sub-standard plans or incomplete documentation. It is an opportunity for the submitting side as well as the receiving end to learn and relearn on the professionalism for development plan processing. The local authorities can "trust" the submitting person for doing a good job in helping the authorities to make a speedy and accurate evaluation on their application. It is no more a requirement for the authorities to "find fault" with the submission, I presume.
Friday, January 7, 2011
Development Submission 24/7
OSC Online MBPJ was launched on 4th January 2011 simultaneously with 9 other local authorities throughout Malaysia. With the launching of this system, submission of proposal for development planning, building plan, engineering plan and landscape design in Petaling Jaya is making life easy for every project proponents. For consultant, enquiries about requirement of guidelines and submission of application can be done through Internet. On top of that, monitoring the status of their application can be carried out without physically going to every technical departments. For MBPJ, processing of application is no more error prone due to inefficiency in processing as all communication and comments are done online. It is all go and good. Perhaps the only setback at the initial stage is how to fine tune everyone electronically. For example, to read the digital copies of plan and documents instead of the hard copy. Basically the sense of touching is disappeared.
The system is expected to save time and cost for the submitting person and the authorities. For example, the required number of hard copies is reduced tremendously. The time for delivering the application is also shortened. This will improve the service delivery system for development control and hence enhancing the quality of development and living environment.
The system is expected to save time and cost for the submitting person and the authorities. For example, the required number of hard copies is reduced tremendously. The time for delivering the application is also shortened. This will improve the service delivery system for development control and hence enhancing the quality of development and living environment.
Thursday, January 6, 2011
Leasehold Land
It was reported the State Government of Selangor will renew the leasehold land at Old Town PJ from 30 years to 99 years. Indeed it is good news for the owners to see their lease of land being extended although they are not too pleased with the amount of premium to be paid.
It is a common scene in this particular section of PJ that many houses are in the dilapidated stage or its' original wooden form since the inception of Petaling Jaya way back 1950s. Many youthful owners who have been here then are in their early 70 years old. To ask them to pay up extra premium for staying put here or even to request them to renovate their house to modern stage is simply too luxury for them to do so. Their family members, too are not too sure to pay almost market price for inheriting the property from their parent.
The equation of investing in land and property for your children or next generation is perhaps not applicable under this kind of circumstances.
This has affected the regeneration process of the older part of city. Many simply cannot afford to invest in their own premise and let alone the surrounding or community. If the original settlers are forced to move out and replaced by the newcomers who can afford, then I afraid the inculcation of community spirit amongst the residents which is not an easy task at all can be destroyed. It is so vulnerable.
Leasehold of land has indeed a big role to play in determining the urban regeneration of city. If the matter is not solved prior to master plan preparation of a dilapidated area, I presume major changes will only involve the new investors and new businesses, perhaps nothing to do with the existing settlers. Perhaps it is new planning for a brownfield area instead of community development which is the basis for urban regeneration.
It is a common scene in this particular section of PJ that many houses are in the dilapidated stage or its' original wooden form since the inception of Petaling Jaya way back 1950s. Many youthful owners who have been here then are in their early 70 years old. To ask them to pay up extra premium for staying put here or even to request them to renovate their house to modern stage is simply too luxury for them to do so. Their family members, too are not too sure to pay almost market price for inheriting the property from their parent.
The equation of investing in land and property for your children or next generation is perhaps not applicable under this kind of circumstances.
This has affected the regeneration process of the older part of city. Many simply cannot afford to invest in their own premise and let alone the surrounding or community. If the original settlers are forced to move out and replaced by the newcomers who can afford, then I afraid the inculcation of community spirit amongst the residents which is not an easy task at all can be destroyed. It is so vulnerable.
Leasehold of land has indeed a big role to play in determining the urban regeneration of city. If the matter is not solved prior to master plan preparation of a dilapidated area, I presume major changes will only involve the new investors and new businesses, perhaps nothing to do with the existing settlers. Perhaps it is new planning for a brownfield area instead of community development which is the basis for urban regeneration.
Saturday, January 1, 2011
Happy New Year 2011
Happy New Year 2011.
This is the first time that I am writing a new year message with my posting as the Director for One Stop Secretariat (OSC). When I first started writing this blog during my tenure as Local Agenda 21 Officer, I touched on issues and challenges related to sustainable development as well as reporting on sustainable community initiatives. After shifting to other posting, I thought more focus will be given to other aspects of development and planning. However, this is not entire the case as many of my discussion is related directly or indirectly to the sustainability concern. In other words, planning is also about sustainability.
I believe that Year 2011 will see more debate on sustainability. How to sustain growth of a city within proper framework? How to ensure a quality and safer living environment? How to regenerate the old township and to bring back life to the dying trade? How to make commuting more accessible, affordable and comfortable? How to foster greater understanding and cohesiveness amongst residents? For us in OSC, how to make sure all the above can be achieved without compromising on the time frame for application processing and consideration.
While OSC is trying to keep process of every application within provided time line, the process cannot be completed due to many unforeseen factors such as incomplete information, new guidelines, people's opinion and others. Hopefully in this coming year, more informed decisions can be made within the time line. The launch of OSC Online for submission through Internet can help in expediting the process.
I wish the best for Local Agenda 21 implementation as well. After 10 years of programme running, it is time to reshape and re-synergies this good initiative. Making this a mass movement involving many grassroots as possible is the way forward. Through collaborative partnership, different stakeholders can pool in their expertise and resources for greater impact on sustainability. I am doing my part on this by ensuring that conditions on sustainability are adhered to. I will also facilitate the process of formulating a green city plan for Petaling Jaya.
We will always begin the new year with wishes for the whole year. I hope my wish will come true at the end of 2011.
This is the first time that I am writing a new year message with my posting as the Director for One Stop Secretariat (OSC). When I first started writing this blog during my tenure as Local Agenda 21 Officer, I touched on issues and challenges related to sustainable development as well as reporting on sustainable community initiatives. After shifting to other posting, I thought more focus will be given to other aspects of development and planning. However, this is not entire the case as many of my discussion is related directly or indirectly to the sustainability concern. In other words, planning is also about sustainability.
I believe that Year 2011 will see more debate on sustainability. How to sustain growth of a city within proper framework? How to ensure a quality and safer living environment? How to regenerate the old township and to bring back life to the dying trade? How to make commuting more accessible, affordable and comfortable? How to foster greater understanding and cohesiveness amongst residents? For us in OSC, how to make sure all the above can be achieved without compromising on the time frame for application processing and consideration.
While OSC is trying to keep process of every application within provided time line, the process cannot be completed due to many unforeseen factors such as incomplete information, new guidelines, people's opinion and others. Hopefully in this coming year, more informed decisions can be made within the time line. The launch of OSC Online for submission through Internet can help in expediting the process.
I wish the best for Local Agenda 21 implementation as well. After 10 years of programme running, it is time to reshape and re-synergies this good initiative. Making this a mass movement involving many grassroots as possible is the way forward. Through collaborative partnership, different stakeholders can pool in their expertise and resources for greater impact on sustainability. I am doing my part on this by ensuring that conditions on sustainability are adhered to. I will also facilitate the process of formulating a green city plan for Petaling Jaya.
We will always begin the new year with wishes for the whole year. I hope my wish will come true at the end of 2011.
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