Connectivity crucial to good development

Good connectivity: Mobility and connectivity are among the criteria contributing to liveability.

THERE is much anticipation as the 51km Sg Buloh-Kajang mass rapid transit (MRT) becomes fully operational in July. Mass Rapid Transit Corp Sdn Bhd (MRT Corp) offers six criteria that contributes to liveability.

By nature of its existence, all six involved are tied to transportation. They are namely mobility and connectivity; sustaintability; sustainable transit-oriented developments; vibrant economic activities; health, hygiene and cleanliness; safety and security.

Says MRT Corp strategic communications and stakeholder relations director Datuk Najmuddin Abdullah: “The lack of any one of these will compromise the standard of liveability.”

On its criteria when planning a route or station, Najmuddin says the choice of alignment is a balance of several factors, among them “constructability” based on technical factors, the need to minimise social impact, cost and journey time and the need to serve highly populated areas. There are also certain “must-go” locations, as an integration point with existing rail services.

On why destinations like Universiti Malaya and Universiti Malaya Medical Centre have been bypassed in the MRT 1 route, while Damansara Heights has two stations – namely Semantan and Pusat Bandar Damansara – he says both these stations serve “very dense catchment areas that are near but separate from each other”.

Najmuddin says no single MRT line can serve all locations. This can be done only by increasing the urban rail network and this position is being adopted by the Land Public Transport Commission (SPAD) and the government.

While the need for urban public transport is being addressed, developments encroaching onto green areas is something that may need a bit of attention. Taman Sri Segambut and Taman Rimba Kiara are two examples.

Savills Malaysia managing director Datuk Paul Khong says the term “concrete jungles” is becoming a reality. The result is the loss of quality of life and wellbeing.

As land cost escalates, developers have to move to high-rise strata development in order to be feasible. This has resulted developers putting more emphasis on greening their projects.

Eco World Development Group Bhd, SP Setia Bhd, Hap Seng Land Sdn Bhd, Mah Sing Group Bhd and Tropicana Corp Bhd are examples. Some of these projects may be located some distance from the city. Hence, they come at a trade-off - commuting additional miles to the city, says Khong.

Property consultancy PPC International managing director Datuk Siders Sittampalam says parks and open spaces have become a point of social integration.

“They help to enhance social bonding, which is something that is scarce in most urban areas. It is also an established fact that parks and open spaces have a positive impact in property values,” he says.

Siders is glad that the authorities have recognised that open space is integral to a well-balanced township.

The Federal Department of Town and Country Planning Malaysia has produced a planning standard guideline to supervise the implementation of the open space policy in Malaysia, says Siders.

The government has envisioned to attain the “Garden Nation” status by 2020, to ensure optimal balance between developmental needs and environmental preservation. Some of them include Tropical Garden City, River of Life and the Taman Tugu (central park) initiatives, he says.

As for his criteria for liveability, Siders says this entails development with mixed-uses, good public transport, pedestrian accessibility, sufficient infrastructure, security, environmental protection, open spaces and recreational facilities including parks, wetland and urban forests.

“Liveability can be measured by gauging the quality of well-being. Therefore, developments need to be holistic and sustainable for the general well-being of society.”

VPC Alliance director and chartered surveyor James Wong says the rising property demand within the Klang Valley has not affected the local public parks and green spaces.

There is a planning requirement that 10% of the land area to be allocated for open space. In many new townships in the Klang Valley, there is much emphasis on green spaces and sustainable environment to enhance liveability.

Kuala Lumpur, he says, is one of the “most green” Asian city, thanks to the efforts of the Kuala Lumpur City Hall (DBKL) to green the city.

“DBKL has targeted to plant 100,000 trees by 2020. By the end of 2014, it has already planted 135,734 trees.”

Wong says the government and local authorities are trying to make Greater Kuala Lumpur more liveable. This means better sustainable environment, quality living versus affordability, food and beverage choices, security, accessibility and connectivity, good education facilities and good recreation facilities.

“To enhance the liveability factor in Klang Valley, we recommend better security and crime prevention, building more pedestrian walkways (both covered and uncovered), more urban parks, MRT/LRT connectivity and accessibility.”

There is a conclusion to everything and Knight Frank managing director Sarkunan Subramaniam has this to share. “I live in Petaling Jaya. The rezoning of Section 13 has had a major impact on the old infrastructure. People are constantly digging bigger holes and sewers.

“You need to take into consideration the infrastructure that is already there,” he says.