Apartment Taman Sri Endah is a low-density area with a football field, which some residents fear losing to the URA. — Photos: RAJA FAISAL HISHAN/The Star and filepics
FOR Dzulkarnain Ariffin, his 36-year-old walk-up flat, Apartment Taman Sri Endah in Kuala Lumpur, is the culmination of years of hard work and sacrifice.
Having paid off his bank loan, he was looking forward to raising his grandchildren and enjoying retirement with his wife, Jamilah Hashim.
However, the government’s push for the proposed Urban Redevelopment Act (URA) has left the father of four and many others like him feeling uncertain.
Their flat in the Taman Sri Petaling neighbourhood has amenities like a football field, recreational park and ample parking bays.
It is one of 139 areas identified for potential redevelopment in Kuala Lumpur.
Dzulkarnain, who is a retired government servant, is happy with his present abode and is fearful of any impending change due to the URA, which is also known as Urban Renewal Act.
The URA will facilitate the redevelopment of strata schemes by reducing the owners’ consent threshold for en-bloc sales, which is currently at 100%.
This is aimed at encouraging urban renewal by redeveloping dilapidated buildings.
Addressing deterioration
The National Council for Local Government (MNKT) has reportedly agreed to proceed with the implementation of the URA.
On Sept 10, Housing and Local Government Minister Nga Kor Ming highlighted the need for this legislation to address the deterioration of urban areas around the country.
He said Malaysia was lagging behind other countries in urban renewal and the new law would help ensure sustainable and safe urban development.
Currently, without the URA, the government is required to obtain full consent from residents before redeveloping dilapidated buildings. With the URA, the Housing and Local Government Ministry (KPKT) is proposing an owners’ consent threshold of 80% for buildings less than 30 years old and 75% for those older than 30 years (see graphic).
The Act is expected to be tabled in Parliament next year.
While the URA presents an opportunity for the government to revitalise and improve residents’ quality of life, there are concerns.
These include fears of gentrification, displacement of low-income residents and the potential of “land grabs” by developers.
Apartment Taman Sri Endah is one of 139 potential areas that have been proposed for redevelopment in the Kuala Lumpur Structure Plan 2040.
With its close proximity to the Sri Petaling LRT station, nearby businesses, green space and football field, many residents consider it to be an ideal neighbourhood.
A resident at a flat in Bukit Bintang taking in the view from the balcony. Under the URA, residents may be offered more modern units.
Although Dzulkarnain’s unit measures just 600sq ft, he said the location more than compensated for the limited space.
Redevelopment, however, threatens to take away this green space, depriving him and his neighbours of the outdoor areas they now enjoy.
Taman Sri Endah Manage-ment Corporation (Low Cost) chairman Mohd Mokhsin Junaaid agreed with Dzulkarnain that the proposed redevelopment terms were unfair.
“Even though the Act is still in the proposal stage, we’ve already have developers visiting and speaking to residents about their redevelopment plans.
“One proposed plan by a private developer involves replacing the current seven blocks of five-storey walk-up flats, located on a 4.16ha of leasehold land, with a 54-storey condominium.
“However, the land area allocated for existing residents would be drastically reduced to just 0.89ha, while the remaining 3.27ha would be used for 2,916 freehold condominium units.
“They’re offering larger units with facilities like swimming pool and gym, but we know that to build these units, and more, they will need to take up our green space, including my children’s football field,” added Mohd Mokhsin.
This would result in an 80% loss of land area for residents, he added.
Dzulkarnain said there was no unanimous decision by residents on the proposed plans.
“From what I’ve heard, about 40% of residents who own and live in their units are against the redevelopment, while the remaining 60% who have rented out their properties seem to support it,” he said.
“As part of the minority, we’re at a disadvantage, even though we occupy the unit we own.
“I am retired and my youngest child is still in school.
“I can’t afford private education or luxury holidays for my children, but I can offer them a good quality of life here with the football field to play on and green space to enjoy in the evenings.
A group of friends hanging out in the green area outside their units at Apartment Sri Endah, one of 139 areas identified for potential redevelopment in Kuala Lumpur.
“All of that will be taken away if the redevelopment happens,” he added.
Dzulkarnain expressed concern about the strain redevelopment could place on existing infrastructure.
He pointed out that water, electricity and sewage systems were already struggling to support the current population, and adding more high-density units could worsen the situation, leading to frequent disruptions and declining living conditions.
Similarly, about 5km away, a group of residents living in the 40-year-old Sri Lempah flats in Taman Desa, Kuala Lumpur, share concerns over losing a significant portion of their green space to redevelopment.
Sri Lempah consists of four blocks of five-storey walk-up flats, comprising 540 units on a 4.04ha plot that is regarded as a “gold mine” by developers.
“We had at least four developers approaching residents in the past three years alone, offering all sorts of perks if residents choose them for the redevelopment project,” said former Sri Lempah Management Corporation (MC) I chairman Chong Kam Cheng.
“There was even a poster war here with them trying to outdo the other.
“No doubt, it’s time for redevelopment. These flats are old and I’m all for change, but at what cost?”
Long-time resident K. Mala fears being displaced.
“We have a large green space here, and I know that to accommodate the redevelopment, a big part of it will be sacrificed.
“As original owners, we’ll soon become outsiders in our own community,” she said.
Support for URA
However, some residents view redevelopment as a positive step towards modernisation of the city’s ageing properties.
A former Sri Lempah Flats resident, who wished to be identified only as Kim, owns six units in the complex that she rents out to foreigners.
1Razak Mansion in Salak South is considered a successful redevelopment with 100% consent from the owners.
“I want redevelopment. The units here are only 500sq ft. But with redevelopment, I’ll get double that size and two parking bays for each unit.
“That’s 12 in total! It’s a good deal, and it’s time for change,” Kim said.
1Razak Mansion is one of the success stories of redevelopment where 100% consent was achieved to enable the demolition of the old flats in Salak South to make way for bigger facilities.
1Razak Mansion resident Y. Lava, who inherited his unit from his parents, was happy with the redevelopment.
“The property had been in my family for years, and while it held sentimental value, when the opportunity came to upgrade the building, I was more than happy,” Lava said.
Real Estate and Housing Developers’ Association Malaysia (Rehda) said the Act would provide clearer guidance for urban renewal efforts.
In a statement issued in September, Rehda president Datuk Ho Hon Sang expressed optimism that the initiative would revitalise areas with dilapidated buildings which might pose hidden dangers to residents.
He pointed out that buildings, like most things, had a limited lifespan and beyond a certain point, renewal becomes necessary.
“Although details of its implementation mechanism is still being worked out, we hope that the rakyat’s voice will not be left out in decisions concerning their shelter and home,” he said.
Read the second part tomorrow on the proposed redevelopment of Kuala Lumpur’s ageing flats.
