URA Vs KLSP 2040 – What Pace Of Life Do We Want…

The Kuala Lumpur Structure Plan 2040 (KLSP 2040) gazetted in October 2023 aimed for sustainable development, maintaining forest reserves, open areas, and expanding affordable housing. 

KLSP 2040 identified 139 areas in KL as redevelopment zones (old public and private housing, markets, small-scale trading premises, food courts, and old residential, industrial, and commercial zones) for intensive redevelopment and mixed-use urban renewal to create integrated, sustainable, and livable urban environments. Fresh investments will reactivate and enhance functionality resulting in increased demand and higher property values.

Land use zones around transit areas allows increased building heights and plot ratios to maximize land efficiency. The plot ratio can increase by 50% up to 400% depending on the area and project details. 

The estimated Gross Development Value (GDV) for the 139 sites, excluding other areas in the Peninsula, is about RM355.3 billion.

It seems the Urban Redevelopment Act (URA) piggybacks on the KLSP 2040 and will be the biggest winner. Benefits and profits would accrue to developers and DBKL has to bear additional infrastructure costs.  

Imagine, with the big increase in plot ratio and insufficient infrastructure, how will KL cope? 

Currently, KL carries the title of the fourth-worst congestion in Southeast Asia. Studies indicated that KL commuters spend over 13 days in traffic per year and faced with frequent flash floods. Hospitals frequently experience overcrowding with chronic underfunding and the immense pressures faced by overworked and underpaid staff coupled with rising demands. Who will be building the extra schools to overcome the currently overcrowded classrooms? Who will construct extra or do road widening or do we need another MRT line?

The overall Malaysian non-revenue water (NRW) rate was 37.1% in 2023 (over RM2 billion in annual loss) and Air Selangor, which serves KL, reported an NRW rate of 27.8% for 2022. Who will bear the costs in replacing the old pipes?

We love to follow Singapore and Hong Kong in redevelopment but do we compare our productivity levels? What about the comprehensive and efficient public transport system? 

Further, KL is significantly more affordable and offers a more budget-friendly lifestyle and the pace of life is not too fast for the soul. Faster doesn’t always equal better. The fast pace of life can lead to stress and more health problems that would only exacerbate the health issues. Malaysia ranks second worst out of 60 high-GDP nations in a 2024 study for work-life balance and shouldn’t we be worried?

Who would be genuinely delighted to live in a packed, dynamic, crowded and costly urban environment – an environment in which we created and immerse ourselves in? A vibrant and active lifestyle that only a section of the population can afford. 

KLSP 2040 advocated not only for redevelopment but also for rejuvenation and regeneration of many areas without necessarily demolishing them completely. 

Where is the sustainable development, maintaining forest reserves, open areas and expanding affordable housing? KLSP 2040 has a specific target of at least 40% for affordable housing on all new housing units developed by 2040 but the proposed URA is silent on this. With unconnected public infrastructure, overdeveloped skyscrapers, limited green areas and the growing population by 2040, will the developers carry these worries?

Malaysia is currently ranked 4^th globally in the total number of skyscrapers (buildings over 150 meters). High-rises are major contributors to greenhouse gas emissions due to energy consumption and construction materials.  

Yes, land is scarce but why concentrate in KL?

We need to use our wisdom to find a balance for a breathing city and a city that tell stories with space for everyone to adjust. So that we can just lay on our back on the grass to witness the slow movement of the clouds and understand the true rhythm of life. 

Development through top-down leadership without meaningful community engagement seems to be the order of the day.

“Adopt the pace of nature: her secret is patience” – Ralph Waldo Emerson and didn’t the tortoise win the race?  

What say you…

 

Saleh Mohammed