THE proposed rezoning of Jalan Abdullah, Lengkok Abdullah and Lorong Abdullah in Bangsar, Kuala Lumpur, from major commercial to residential aligns with the area’s inherent characteristics, say property experts.
Association of Valuers, Property Managers, Estate Agents and Property Consultants in the Private Sector Malaysia (PEPS) president A. Subramaniam described the move as potentially aligning with the neighbourhood’s inherent features.
He noted that the area’s smaller roads and limited lot sizes were less suitable for large-scale commercial ventures.
“The rezoning proposal for these roads in Bangsar reflects a recalibration of land use that may better suit the area.
Subramaniam says the smaller lot sizes limit the feasibility of fully utilising the commercial plot ratio.
“While the area is close to Jalan Bangsar, it is nestled within smaller roads, making it less ideal for major commercial developments.
“Furthermore, the smaller lot sizes limit the feasibility of fully utilising the commercial plot ratio, reducing its appeal for large-scale ventures,” he added.
Subramaniam explained that authorities often allowed existing operations to continue under a grandfathering provision – meaning businesses might operate with the old rule continuing to apply until there is a change in ownership or purpose.
“This approach could mitigate immediate disruption for businesses that relied on commercial zoning.
“From a property value perspective, owners need not feel overly concerned or shortchanged,’’ he said.
Subramaniam also highlighted that Bangsar’s strong demand for properties, driven by its prime location and established reputation, was unlikely to diminish significantly even with a shift to residential zoning.
“Provided the location remains desirable, the intrinsic value of these properties should remain intact.
“However, the issue of compensation for businesses, should their operations be compromised, is a legitimate concern, particularly given the investments made based on the previous commercial zoning,” he said.
He suggested that if the rezoning imposed operational restrictions or necessitated relocation, affected parties might reasonably expect consideration or support from the authorities to mitigate financial losses.
“This could include transitional allowances, tax relief or other compensatory mechanisms.
“Moreover, potential risks such as abandoned properties or economic stagnation can be avoided with thoughtful planning.
“Authorities could engage stakeholders to ensure a smooth transition and explore ways to harmonise residential and small-scale commercial uses, preserving the area’s vibrancy,” added Subramaniam.
“Rezoning an area like Jalan Abdullah back to residential is not just about land use, it is about preserving the long-term sustainability of the neighbourhood,” said M. Shamini, a senior realtor based in Damansara.
“While commercial development has its benefits, it must be balanced against the realities of infrastructure limitations and community needs.
“In this case, the narrow roads and small lot sizes make the area better suited for low-density residential living, which can also contribute to maintaining property values in the long run,” she explained.
“However, any rezoning must be carefully managed to avoid alienating current business owners.
“Clear communication, stakeholder engagement and transitional support will be crucial to ensure the area retains its vibrancy while aligning with the proposed changes,” Shamini added.
Fernandez says any change in zoning will only affect future developments.
Planning lawyer Derek Fernandez explained that zoning changes in the draft plan applied only to future developments, under the Federal Territory (Planning) Act 1982 (Act 267).
“It does not impact existing use,” he said.
“If the authorities intend to cease existing business operations, they must issue a requisition notice under Section 30.
“In such cases, property owners are entitled to compensation under the law for the loss of property value and other losses incurred as a result of being prevented from using their property for business or commercial purposes,” said Fernandez. — By BAVANI M
