The Draft Kuala Lumpur Structure Plan 2020 was successfully prepared in line with the provisions of the Federal Territory (Planning) Act 1984 and is currently being displayed by City Hall for the benefit and feedback from the citizens of Kuala Lumpur.
In essence, via this plan, City Hall Kuala Lumpur strives to improve the quality of living, working and business environment so as to make Kuala Lumpur A World-Class City that benefits its people, entrepreneurs, businessman and visitors.
So what is this draft plan? The Draft Kuala Lumpur Structure Plan 2020 is the blueprint that will guide the development of Kuala Lumpur for the next 20 years. The Plan outlines the goals, strategies and policies towards achieving the vision as well as identifies ways to minimize or solve issues and problems faced by the citizens.
The Tables 1 and 2 provide a summary of the Vision and the Goal of the Structure Plan respectively, but in eventuality it is the Development Strategy as outlined in Table 3 that will define the opportunities and new development nodes in Kuala Lumpur.
Based on the Development Strategy and Transportation Proposals put forward together with other elements of the Draft Structure Plan, the following areas are identified as potential areas that an investor, developer or a home owner can target for their next venture in the property market. (for a copy of a previous article on Hot Locations on Oct 12, 2002 in BizWeek, kindly e-mail to email@example.com for an immediate automatic response). Please note that we do not have any interest in these locations and our advice should be regarded solely as a general guide. Please also note that the Structure Plan is for a 20 year period and based on the plan ,we are unable to assess the implementation schedule of the proposed improvements to the city.
1. City Centre. Strong emphasis on creating Kuala Lumpur city also as a residential hub, with DBKL emphasizing on making Kuala Lumpur a world class city. The city will host a bigger number of Urban Dwellers and we are of the opinion that mid to high end condominiums will be the flavor of the seasons to come as high density and high quality residential development will be encouraged in dilapidated housing areas such as those around Jalan Tiong Nam, Jalan Masjid India and Jalan Alor / Berangan.
To complement the surrounding areas, medium density high quality residential development will be designated in the areas around the KLCC, Jalan Yap Kwan Seng, Bukit Ceylon, Jalan Inai / Imbi and Jalan Stonor / Conlay. The trend is already seen with the success of existing high end developments like Hampshire Park, Kirana and 3 Kia Peng.
For commercial developments, The area within KLCC shall be developed as the main commercial hub, and the area around Jalan Bukit Bintang enhanced as a premier tourist precinct. Part of the area on the former government quarters, next to the existing temporary market at Jalan Davis shall be developed into a comprehensive market, hawkers and food centre which will also be a major tourist attraction. It shall also include a district park. We are also of the opinion that Jalan Raja Chulan will be very prominent as well due to the proposed under ground expressway connecting to the Middle Ring Road.
2. International Zones. DBKL has designated certain localities as International Zones to attract the highest caliber of expertise, both local and overseas, to live as well as work in the Kuala Lumpur. In addition to being high quality residential districts, the International Zones shall also be developed as high-end employment centers specializing in ICT or high skills technology. Commercial activities that cater to the needs and tastes of the international market shall be encouraged and precincts which specialize in international cuisine and culture shall be designated and developed.
These areas include U-Thant/Ampang area, Bangsar/Bkt Tunku/Damansara Heights Area and Bukit Jalil. The southern zone at Bukit Jalil shall serve as a bridge between the City and the MSC high tech areas to the south. Because of its key location in relation to the MSC and the City Centre, it is anticipated that Bukit Jalil will attract many expatriates and local people who are involved in high technology industries.
3. Comprehensive Development Areas. Two new hot spots are identified and targeted by DBKL as new development areas. These two locations are Kg Baru Malay Reserve in the heart of the city and the Jalan Duta federal government complex. These areas shall be comprehensively planned and developed as integrated mixed developments comprising residential, commercial and industrial uses and will include utilities and facilities will meet the demands of its projected residential populations. Each of these areas shall also be served by transit terminals that will be connected to key activities in the area and around which district centres shall be developed.
The Jalan Duta redevelopment shall primarily consist of high-end commercial, office and residential development, hotel and Meetings, Incentive, Conference and Exhibition (MICE) facilities and shall also include a specialist healthcare precinct to serve the local population of Kuala Lumpur as well as to promote healthcare tourism. A district park is also proposed here.
So, they spill over will be felt in around in and around Kg Baru, such as Jalan Dang Wangi, Jalan Semarak, Chow Kit etc and Jalan Duta such as Sri Hartamas, Mont Kiara, Segambut, Sentul Raya and Jalan Ipoh.
4. Development of Malay Reservation Areas, new villages and traditional kampongs. The development of these areas will be focused on betterment of the lifestyle of the residents without losing its cultural and historical heritage. The areas identified and targeted by DBKL include Kg Baru, Datok Keramat, Bukit Segambut, Sg Penchala, Gombak and Selayang and also new villages like Jinjang and Salak Selatan
5. Intergrated City Linkages. Always the most interesting part of the Structure Plan. Well, the key proposed linkages to have at the back of your mind are the following:
- Proposed Gombak bus terminus to be integrated with the Putra LRT terminus to create a multi modal interchange incorporating taxi, rail and inter city bus services.
- Proposal of extending the LRT line further northwards from Sentul Timur towards Taman Wahyu and westward towards Kepong
- Proposed Jalan Ipoh bus terminus to be integrated with the proposed LRT terminus of the extended STAR LRT line to create a multi modal interchange incorporating taxi, rail and inter city bus services
- The Segambut KTM rail station in the northwest corner of the Jalan Duta redevelopment shall be upgraded and properly integrated into the development of this area
- The western spur of the proposed Damansara-Cheras LRT link serves the Damansara district centre and Taman Tun Dr. Ismail neighborhood centre. This line might extend to the new neighbourhood centre at Penchala
- The STAR LRT shall be extended to serve the district centre at Bukit Jalil and the feasibility of extending a spur from the PUTRA LRT or the PRT to connect to the new district centre at Bukit Indah via Jalan Klang Lama shall be examined. Another station along this spur shall be developed to connect to the new neighborhood centre at Taman Desa.
- In order to improve accessibility to the Mid Valley Megamall, a pedestrian connection shall be made to the LRT station at Abdullah Hukum utilizing a pedestrian bridge over the Sungai Klang
- A major multi-modal integrated public transportation terminal in Bandar Tasik Selatan, where the ERL, KTM and STAR LRT intersect, shall be fully developed, which will be integrated with the southern inter-city bus terminal.
- The eastern spur of the proposed Damansara-Cheras LRT link extending from Taman Tun Dr. Ismail to Taman Segar in Cheras, will pass through the eastern part of this zone. The new line shall start from Taman Maluri station extending southward along Jalan Cheras to serve the Taman Midah neighborhood centre, Taman Segar district centre and other urban centres up to Kajang.
New Roads Construction and Improvements to Existing Roads
|1.||Underground Expressway beneath Jalan Raja Chulan connecting to the Middle Ring Road in the East|
|2.||An inner city by pass road, part of which will be underground, a direct link from Jalan Syed Putra in the south of the City Centre to Jalan Dang Wangi|
|B.||Commited Highway/Expressway Projects|
|1.||Dedicated Highway from KL to KLIA|
|2.||Kuala Lumpur towards Serendah Expressway (LEKLAS)|
|4.||Kuala Lumpur North East Expressway|
|5.||Kuala Lumpur Transit Route|
|6.||Kuala Lumpur Elevated Highway|
|2.||Jalan Segambut Linking KTM flyover to Mont Kiara|
|3.||Viaduct Connecting Jalan Mahameru to Sentul Raya and Jalan Pahang|
|4.||Comprehensive Road Network for KL Sentral|
|5.||Jalan Gombak improvement|
|6.||Jalan Genting Klang Improvement|
|D.||Construction/Upgrading of Grade Separated Highways|
|1.||Trumpet Interchange from Federal Highway Route 1 to Pasar Borong|
|2.||Jalan Tun Razak/Jalan Pudu/Jalan Cheras/Jalan Chan Sow Lin interchange|
|3.||Jalan Hang Tuah/Jalan Imbi Interchange|
|4.||Jalan Cheras/Taman Segar/Taman Taynton View Interchange|
|5.||Jalan Cheras/Taman Len Seng Interchange|
|6.||Viaduct Connecting Jalan Hang Tuah/Jalan Lapangan Terbang Lama|
|7.||Upgrading of Kg Kerinchi/Federal Highway Interchange|
|8.||Upgrading of Istana Interchange and Loke Yew/Sg Besi Roundabout|
|1.||Jalan Sentul Extension (Jalan Sentul/Kg Bandar Dalam to Batu Caves)|
|2.||Connecting Road from Tmn Bukit Maluri to Taman Kepong Baru|
|3.||Jalan Udang Karang connecting Taman Petaling (Kepong Baru) to Taman Sri Segambut|
|4.||Jalan Sultan Ismail Extension (from Jalan Imbi to Kg Pandan roundabout)|
|5.||Jalan Stony Extension (from Jalan Raja Abdullah to Jalan Tuanku Abdul Rahman)|
|6.||Jalan Gembira Extension (linking Jalan Kelang Lama to Lebuhraya Sg Besi|
|7.||Jalan 2/149 (linking Bandar Baru Sri Petaling to Lebuhraya Sg Besi)|
|8.||Jalan Awan Besar extension (linking to Shah Alam Expressway)|
|8.||Jalan Langkawi/Jalan Chengal Extension (linking Genting Kelang to Jalan Gombak)|
|9||100 feet Major Road through Taman Alam Damai, Taman Len Seng, Taman Orkid Desa linking MRR2|
Based on the above transportation improvements, we are of the opinion that the following locations are potential opportunities to look out for:
1. Jalan Ipoh vicinity, Gombak and Sentul
2. Sentul Raya (with a dedicated highway from Jalan Mahameru and also with two train stations)
3. Taman Seputeh/Bukit Seputih/Bukit Robson
4. Taman Desa
5. Taman Tun Dr Ismail
6. Jalan Kelang Lama Residential Locations
8. Bukit Jalil
9. Bandar Tasik Selatan
10. Bukit Tunku, Hartamas & Mont Kiara
11. Damansara Heights and Bangsar
6. Transit terminals Based on the structure plan and its implementation, you cannot go wrong if you were to invest in properties around major train terminals. To reinforce the strategy of providing complete and integrated transport linkages, more intensive development near to transit terminals shall be actively promoted by DBKL. Mixed-use development incorporating high-density residential, high plot ratio commercial as well as community and business facilities shall be encouraged, thus greatly reducing reliance on private transportation by making accessibility flexible and convenient.
Amongst those locations identified are:
- Chow Kit
- Jalan Tun Razak (Tuanku Abdul Rahman Flats)
- Pudu/Hang Tuah
- KTM Station Sentul, Sentul Timur/Bandar Baru Sentul
- Wangsa Maju, Datuk Keramat
While we have covered a lot of locations, we would also like to emphasis that there are ample opportunities in the tourism and hospitality industries as DBKL is strongly emphasizing its importance and promotion. A zonal approach for tourism development, promotion and operation will be implemented with the City Centre as its core, focusing on shopping, MICE, culture, entertainment, dining, health and education. Key areas within the other four strategic zones will focus on more specific tourism activities. Bukit Jalil-Seputeh will focus on sports and MICE, Wangsa Maju-Maluri on industrial tourism, Damansara-Penchala on education and agro-tourism and Bandar Tun Razak-Sungai Besi on eco-tourism. A special mention has to be made for the service apartment sector whereby DBKL has made it a policy that they "shall ensure that there is adequate provision of commercial apartments with convenient access to the main business areas".
The KL Draft Structure Plan 2020 is truly a blueprint that will leapfrog Kuala Lumpur into A World Class City. The main issue that remains is implementation and to quote our Honorable Mayor of Kuala Lumpur, Datuk Mohmad Shaid Mohd. Taufek, in his introduction to the Plan, "A good plan is less meaningful unless it is successfully implemented and the implementation of the Plan will not be successful without the support of the citizens".
Previn is the Chief Executive Officer of Zerin Properties, a Licensed and Registered Estate Agency Service Provider. For feedback and inquiries, please call 013 3311 007 or e-mail firstname.lastname@example.org
Table 1: Vision of The KL Draft Structure Plan 2020
"The vision of "A World-Class City" encapsulates the ambition to make Kuala Lumpur a city that will assume a major global or sub-global role for the benefit of all its inhabitants, visitors and investors. Kuala Lumpur will strive to establish the highest quality living, working and business environment benchmarked against the best in the world. This is necessary if it is to attract and retain national and international investors as well as skilled and professional workers, both local and foreign.
As a world-class city, Kuala Lumpur must also ensure that the infrastructure, environment, city management and cultural, social and community facilities meet the highest expectations of the majority of its residents, visitors and investors.
The four principal constituents of a world-class city are a world-class working environment, a world-class living environment, a world-class business environment and a world-class governance"
Table 2 : Goals of The KL Draft Structure Plan 2020
Goal 1: To enhance the role of Kuala Lumpur as an international commercial and financial centre.
Goal 2: To create an efficient and equitable city structure.
Goal 3: To enhance the city living environment.
Goal 4: To create a distinctive city identity and image
Goal 5: To have an efficient and effective governance.
Table 1: Vision of The KL Draft Structure Plan 2020
- Enhance the working, living and business environment of the City Centre
- Designate and develop International Zones
- Designate and implement Comprehensive Development Areas (CDAs)
- Encourage and facilitate the development of Malay Reservation Areas, traditional kampungs and new villages
- Initiate and implement the redevelopment of blighted areas
- Ensure complete and integrated city linkages
- Provide priority and incentives to development in areas around transit terminals
- Ensure the functional distribution of centres and facilities
- Consolidate the development and enhance the environment of stable areas
- Consolidate the development and enhance the environment of major entry points