Project’s high plot ratio heightens fears


Stakeholders of the existing properties from Section 16, PJ foresee heavier traffic congestion from Jalan 16/11 towards Taman Tun Dr Ismail once the new development in the area takes place.

DESPITE residents and stakeholders’ objection to a high-rise development in Section 16, Petaling Jaya City Council (MBPJ) approved the project in June last year.

Concerns revolve around the high plot ratio granted for the development as this would lead to a much higher population in the area.

Stakeholders and residents worry that the project will worsen the traffic congestion along Jalan 16/11, Jalan Dato Abu Bakar and the surrounding area leading to Section 17 and Taman Tun Dr Ismail.

The development consists of 1,847 units of serviced apartments, small office virtual office (SOVO) and affordable housing units, in addition to parking lots and areas for public facilities and businesses.

The project was granted a 1:7 plot ratio, calculated based on the total gross floor area of the building and divided by the size of the area on which the building will be built.

Residents of Section 16/9 are of the view that the plot ratio is too high and this could result in overpopulation in the area.

They claimed that based on the Selangor State Planning Standards Manual Guideline’s third edition, only a base plot ratio of 1:2 was allowed for hillside development and that the development site was located between a Class Three and Class Four category hill.

Chung said the company would continuously strive to not only bring development but to add value to its  customers and the existing community.Chung said the company would continuously strive to not only bring development but to add value to its customers and the existing community.

“We want to know on what basis did MBPJ approve the high plot ratio of 1:7,” questioned Datuk Seri Dr N. Krishna Moorthy, who is Section 16/9 Residents Association chairman.

He said based on the National Physical Plan (NPP), the overall gross urban density needed to be reduced to 25 persons per hectare.

“A plot ratio of 1:7 on approximately two hectares of land with 1,847 units has a very high and unsustainable density of about 971 units per hectare,” he said.

The residents also want a comprehensive traffic flow study to be carried out in accordance with the NPP.

“The Traffic Impact Assessment (TIA) submitted by the developer does not meet MBPJ’s sustainable traffic movement.

“If just 50% of the thousands of occupants were to exit their units during peak hours, there would be thousands of vehicles on the Sprint Highway and Jalan 16/11.

“Can these roads take this sort of traffic volume?” he said, adding that the residents were also concerned over a partial clearing of the hill previously carried out by another developer.

They want the hill-slope development to be studied in depth for the safety of residents living in the vicinity.

The residents claimed that the design of the proposed building would also impact air flow to existing homes.

A Phileo Damansara II Joint Management Body spokesperson said their main concern was the high density of the new development and the high number of vehicles that would flow into the existing roads.

“The roads will be overly congested and visitors as well as those working in Phileo Damansara II will not be able to exit when congestion takes place along the main road of Jalan 16/11.

“As it is, there are days when motorists have to wait for hours to exit the Phileo Damansara II parking lot,” said the spokesperson.

The Section 16 Petaling Jaya residents and stakeholders are concerned over an upcoming proposed development on a 1.91 ha of land at Jalan 16/11 which consists of four blocks of service condominium and small office virtual office (SOVO) in the neighbourhood.The Section 16 Petaling Jaya residents and stakeholders are concerned over an upcoming proposed development on a 1.91 ha of land at Jalan 16/11 which consists of four blocks of service condominium and small office virtual office (SOVO) in the neighbourhood.

Developer’s response

Trinity Group Sdn Bhd chief operating officer OS Chung said the 1.91ha high-rise development in Section 16, Petaling Jaya would honour its slogan “Building Communities, Enriching Lives”, reinforced by improving and enhancing the existing infrastructure for surrounding communities.

“As a responsible developer, we have been proactively engaging with MBPJ and relevant authorities to comply with the necessary requirements, including the Traffic Impact Studies and Contour Plan. We have obtained all the necessary approvals.

“Included in the development plan are the construction of two dedicated ingress and egress elevated ramps as main access to the proposed development site.

“These ramps will connect directly to the Sprint highway and not into Jalan 16/1 (Jalan Dato Abu Bakar) and Jalan 16/11.

“Hence, the two ramps will not adversely affect the traffic on these two roads.”

Dr Krishna questions the high plot ratio of 1:7 granted for the  development which can lead  to overpopulation in the area.Dr Krishna questions the high plot ratio of 1:7 granted for the development which can lead to overpopulation in the area.

He said, additionally, they had proposed several upgrades and improvements that would further alleviate existing traffic conditions, which includes another through-lane on the slip road beside Sprint highway to Jalan 16/11.

There are plans to build a short lane to facilitate a right turn and U-turn on the slip road beside Sprint highway and have an additional lane on Jalan 16/11.

“We also plan to construct two short lanes for left-turn movement from Jalan 16/1 to Jalan 16/11,” said Chung.

He added that the Traffic Impact Assessment showed these enhancements are expected to improve traffic conditions along Jalan Damansara.

“We wish to assure the public that the building development plinth will only involve Class One and Class Two slopes, and that there are no Class Three and Class Four slopes located within our site as per the authorities’ approval plans.

“We have also obtained approval from the Selangor Town and Country Planning Department’s Technical Committee on Development of Environmentally-Sensitive Areas on Jan 17, 2019, following approvals from Selangor Works Department’s Slope Unit and Ikram on Nov 7 and 14, 2018 respectively.”

Chung said to further ensure that the safety of the terrain was maintained and to prevent erosion, the slopes would be reinforced using the soil nailing method, a viable slope strengthening solution.

“We are mindful of the concerns on the impact of air flow to neighbouring homes around this development and wish to reassure people that careful attention was placed on ventilation and air flow within the development and surrounding areas.

Chung says a through-lane on  the slip road beside Sprint highway leading to Jalan 16/11 is among upgrades proposed to improve traffic conditions.Chung says a through-lane on the slip road beside Sprint highway leading to Jalan 16/11 is among upgrades proposed to improve traffic conditions.

“The development plan also complies with mandatory building setbacks as required by the authorities. In addition, this development preserves the existing 33m green buffer zone at the southern boundary adjacent to existing bungalow lots.

“The overall development is split into four tower blocks rather than one building in a bid to improve air flow and reduce the impact on neighbouring buildings,” said Chung, adding that development

of the site also addressed issues currently plaguing the site which is a breeding ground for mosquitoes and pests.”

He said the project was planned as a Transit Oriented Development with a plot ratio of 1:7 to create a more sustainable and compact community by providing housing and mobility choices.

“The project provides easy accessibility, ample open spaces with adequate green areas; with a well-planned component mix and lifestyle facilities that allow modern urbanites to live, work and mingle within the confines of the development.

“The MRT station within close proximity will also provide residents with an alternative means of transport, directly reducing the number of vehicles on the road,” he added.

At press time, MBPJ had yet to respond to the concerns raised about the project by residents and businesses operating at Phileo Damansara II.
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