PHT Newsletter Issue 94

Anti PGCC Campaign
THE PGCC MAY BE 'AS GOOD AS DEAD'
BUT ANOTHER IS WAITING TO TAKE ITS PLACE…

L.L.Loh-Lim
22nd September 2008

A new PGCC is round the corner…

While we may all heave a sign of relief with regards to PGCC, surely we are all aware that we are merely enjoying a very short respite. At the moment of writing Abad Naluri is preparing new plans for submission to MPPP for approval. The reasons given for rejection of PGCC in its original form, can very easily be circumvented in the new submissions. The State and MPPP would then have little reason to reject the new plans if they met all existing requirements. We can of course hope for an enlightened government that looks at issues of sustainability and public concerns and needs, rather than the bottom line, but we would be ill advised to hold our breath waiting for that to happen. Do we then face 3,000 units instead of 7,000, 25 tower blocks instead of 38, 10,000,000 sq. ft. of commercial space instead of 14,000,000? Do we then gather ourselves together again for another round of battles for our community, our environment and our beloved island?

Reconverting the land to 'open recreational use'

The Anti-PGCC Group believes that this would be the responsible action to take. We should be directing our energies to lobbying the State Government in its spirit of CAT, to re-look at the Structure Plan and the highly questionable conversion of the Penang Turf Club land from 'open recreational use' to 'new development'. This would surely be the 'mother' of all land scams and in fact the CM mentioned this very dubious status in his public debate with the ex-CM. It may be a lengthy process but certainly legally possible. We urge all parties to work towards this end because this is the only way to prevent future dangers and avaricious eyes being caste upon the Turf Club. It would also prevent any subsequent Turf Club Committee from attempting to undertake a colossal development of the land, as has the last committee in its venture with Abad Naluri. PTC has publicly stated that no one has the right to decide the future of the Turf Club lands except its members. Fortunately this is not so, only the State Planning Authorities have the final say as to the future of the Turf Club, not its members, and we trust the State Planning Authorities will demonstrate wisdom and vision for the over-all public good rather for narrow gain.

Possible alternatives..

In the meantime, alternative proposals have been presented for public debate. These proposals are based on sustainable planning, on controlled development, on use of the land and its current amenities in the most appropriate fashion, on environmental concerns and public open space needs and on a vision of showcase community housing. At the same time, a very attractive business plan based on informed data allows the proposals to be seriously considered.

A possible scenario - Please note that these figures are purely notional:

Site including hill land : 259.03 acres
Hill land (A) : 72 acres
Developable land (B) : 187 acres
Proposed land for development high end (6 to an acre) (from B): 70 -90 acres
Proposed land for social community housing (300+ units low rise): 10 - 30 acres
All Public amenities should be adjacent to community housing & for its use
High end development (max. 90 acres) : 3,920,490 sq ft
Surrender for roads, reserves etc (25%- 980,122 sq ft): 2,940,368 sq ft

To sell for bungalow housing @ RM250/ft (6/an acre) = +RM735,092,000
Develop show-case community social housing
(minimum 300 units + amenities + infrastructure) - RM 25,000,000
Sale of 300 units@ RM70,000/unit (or 350 units@ RM60,000) +RM 21,000,000
Set aside for infrastructure for high end housing - RM 10,000,000
Establish the People's Park & facilities
- planting, drainage, paths, lighting, renovations etc - RM 40,000,000
Professional Fees-for planning, engineering, design of social housing, park, lroads, drainage, submissions etc
- RM 5,000,000
- RM80,000,000
- +RM756,092,000

Sum PTC is willing to accept from Abad Naluri for its lands - RM488,000,000
(the value of the new Turf Club to be built in the mainland)

Possible Profits +RM268,092,000

This planning scenario may be adopted by Abad Naluri, by the Turf Club itself or by the State Government. Land will be sold for low density, high end housing to finance the scheme, a much needed public park is provided for the people of Penang, affordable showcase community housing is made available, all existing buildings and amenities are re-used, traffic is under control and a very large (although not obscene) profit is recouped at the end of the day.

Is any of this fair to the Turf Club? Let us not forget that it was the Turf Club itself that started this entire reckless affair in 2002 with its desire to move. But first it had to get the assurance from powers-that-be that in the Structure Plan its lands would be converted to 'development land' to attract purchasers. What would a developer want with 'open recreational land'? Let's first then try to get the land re-converted to its 1930s original intent. And in the meantime, let's try to promote a more sustainable and socially acceptable alternative to the current stakeholders, including the State.


Footnote: At the last Local Government Consultative Forum in October 2008, the MPPP President announced that the Council would require the Local Plan to reserve 50% of the 260 acres of the Penang Turf Club land for open space in any development plan submitted. This is an improvement of the 26 acres provided in the PGCC proposal. However, 80+ acres of that 130 acres is actually hill land that cannot be developed anyway. Thus, it is really just 50 acres of open space, an increase of 24 acres. The MPPP President also agreed formally to hold public briefings of any plan submitted by Abad Naluri in the future.
L. L. Loh-Lim