PJ Section 16: Residents concerned about development’s high plot ratio

PETALING JAYA (Jan 15): Residents in the city’s Section 16 are still worried about the high plot ratio approved for a high-rise development here.

According to a report by The Star today, the residents are concerned that upcoming 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 residents, especially along Section 16/9, are not happy about the development being granted a 1:7 plot ratio, which they feel is too high and could “result in overpopulation in the area”.

“We want to know on what basis did MBPJ (PJ City Council) approve the high plot ratio of 1:7,” Section 16/9 Residents Association chairman, Datuk Seri Dr N Krishna Moorthy told the daily.

He explained that “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 2ha of land with 1,847 units has a very high and unsustainable density of about 971 units per hectare,” he added.

The residents also asked for “a comprehensive traffic flow study to be carried out in accordance with the NPP”, together with “the hill-slope development to be studied in depth for the safety of residents living in the vicinity”.

In March last year, the residents here have already highlighted their unhappiness over the proposed development.

A resident told the daily back then that a smaller development was proposed for the site about two years ago but it was subsequently cancelled.

The residents in Section 16 “want MBPJ to ensure that the development proposal adhered to government rules and regulations”.

“The Town and Country Planning Act should be looked into for this matter.

“A geo-technical report, among other things, should provide a description of the land including its physical environment, topography, landscape, geology, contours, drainage, water bodies and catchments and natural features as well as specific engineering recommendations for design.

“There should be a discussion on solutions on how to protect the people’s homes in the neighbourhood, too,” the resident demanded at the time.

Other “stakeholders” such as the Phileo Damansara II Joint Management Body are also concerned about the planned development’s high density and the potential “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,” Phileo Damansara II Joint Management Body spokesperson told the English publication.

It was reported that the development comprises 1,847 units of serviced apartments, small office virtual office, affordable homes, parking lots and areas for “public facilities and businesses”.

Meanwhile, Trinity Group Sdn Bhd chief operating officer O S Chung told The Star that 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,” he explained.

As for worries about the development on a slope, Chung said: “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.”

Addressing other issues, Chung said that the developer is “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”.

“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,” he added.