Don’t allow another landslide tragedy to happen !


Image result for Tanjung Bungah landslide
Image result for Tanjung Bungah landslide
Image result for Tanjung Bungah landslide

Image result for Tanjung Bungah landslide

Image result for Tanjung Bungah landslide

 

STATE exco member Jagdeep Singh Deo should stop talking only of the 76m altitude restriction and also talk of 25-degree slope gradient restriction on hillside development.

According to The Star on Labour Day, state exco member Jagdeep Singh Deo wrote in his Facebook page: “I want everyone to get their facts right during this election campaign…”, and he went on to state that the Penang government did not approve projects on land more than 76m (250 ft) above sea level.

The Penang Structure Plan clearly states that sensitive hill land is defined not only as land over 76m above sea level but also slopes of more than 25 degrees; the development of such land is restricted to “special projects” only.

Any construction on slopes of more than 25 degree contravenes the second condition. Hillside development cannot be discussed only with reference to the altitude.

For slope stability, the higher the slope face and the steeper the angle, the higher the risk of slope failure.

While the previous Barisan Nasional government here approved many such hillside developments, the record of the present state government shows that more development on sensitive hillsides have been approved.

State exco member Chow Kon Yeow, in his reply to an enquiry in the State Assembly on November 2015, revealed that 56 high-rise towers have been approved on sensitive hill land between 2008 and end-2015.

In the case of the Tanjung Bungah landslide tragedy, DAP leaders claimed that the project was on flat land when it was evident that it was built on land that was once a slope and had been cut flat.

During the earthworks stage of that project, a 20m high, 60-degree angle slope was then formed at the boundary.

It was this slope that failed and buried 11 workers alive.

Under the Hillside Development Guidelines 2012, such a slope is classified as Class Three. Submission requirements include a geo-technical report by a geo-technical engineer and a geo-technical review report by an independent checker.

At present, another proposed project above the Miami Green Resort Condominium is on Class Four land (with slopes greater than 35 degrees) which is classified as “Environmentally Sensitive Areas with Disaster Risk”.

Under the draft Penang Structure Plan 2020, no form of development is allowed on such land.

A technical review of the site by Zeezy Global, a consulting firm, found that the proposed development is on a hill, on Lot 62, with height ranges from 40m to 140m above sea level.

Almost 50% of the slopes have a gradient of more than 25 degrees, and in some areas as steep as 40 to 50 degrees. Some parts of the area designated for construction are higher than 76m.

The project consists of two 34-storey towers of serviced apartments, each with 336 units, and a 20-storey “affordable housing” tower with 197 units.

Two retention ponds larger than an Olympic-sized pool with total capacity of 5.2 millon litres on the hill are planned to cater to expected high surface run-offs during and after construction.

The existence of such a huge mass of water poses potential risks to residents if the slopes de-stabilise during or after construction, particularly if monitoring, maintenance and enforcement are weak.

Existing gunite slopes in Miami Green are not designed for additional loading.

With the new project, exertion of loads at the upper slopes could endanger the residents.

The disturbance from the construction could affect the integrity of the existing slope. No assurance has been made regarding risks of landslides or slope failures during and after construction.

In light of the Tanjung Bungah tragedy, lessons must be learned. If the local and state authorities do not have the technical capacity to implement, monitor and enforce the present hillside guidelines, a moratorium on hillside development should be imposed until such time that this problem is resolved.

The public should not be put at risk anymore. Eleven lives were lost and hopefully not in vain.

By Dr Lim Mah Hui Former Penang Island City councillor
Dr Lim says hillside development cannot be discussed only with reference to the altitude

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Absorb New ways to prevent floods


Sponge City: Solutions for China’s Thirsty & Flooded cities

 China’s ‘sponge city’ projects may be worthwhile examples for Malaysia.

“Only about 20~30% of rainwater infiltrates the ground in urban areas, so it breaks the naturual water circulation.– Wen Mei Dubbelaar”

Last week, it was the turn of Petaling Jaya, Gombak and Sungai Buloh to be the latest major urban areas in Malaysia to suffer flash floods (Flash floods wreak havoc in PJ – Nation). Scenes of cars and buildings submerged in muddy water are now almost an everyday thing. The focus should now shift from the bad situations to the solutions.

It was also last week that I attended a briefing organised by civil society groups for Penang and Seberang Perai municipal officials and members. The briefing was on the recent floods.

Later, I came across several articles on how China is turning 30 of its flood-prone areas into “sponge cities” to prevent floods and retain rainwater.

The Chinese plan big and fast. It launched the sponge city project only in 2015, but it aims to retain 70% of rain in 80% of urban areas by 2020. The sponge concept is set to spread rapidly as part of global efforts to reduce the impact of increased rainfall and floods, and climate change.

The concept figured prominently at the briefing chaired by Penang state exco member Chow Kon Yeow. Scientist Dr Kam Suan Pheng introduced it when explaining the floods.

She contrasted the present situation when rain falls with what used to happen. In the past, 50% of the rain seeped through the natural ground cover (trees, grass, etc) and into the ground. There was 10% water runoff (to rivers and drains) and 40% evapotranspiration (water going back to the atmosphere).

The trees and green spaces act as a sponge to absorb the rainwater that infiltrates the soil, preventing the water from building up into flash floods.

Due to urbanisation, the green spaces have been paved over with cement and concrete. Now, only 15% of the rain infiltrates the soil, while the runoff has increased to 55% and evapotranspiration is 30%. The sponge now absorbs 15% of the rainwater compared to the previous 50%.

Dr Kam quoted former Penang Water Authority general manager Kam U-Tee as saying that the October 2008 Penang floods were caused by conversion of the valleys into “concrete aprons that do not retain water”. As a result, the water immediately flowed into streams, causing flash floods, even with moderate rainfall.

Given this analysis, a key part of tackling the floods is to reverse the loss of the sponge. In recent decades, Malaysia has seen the conversion of a lot of farms, parks, trees and grass areas into concrete jungles of roads, houses, commercial buildings and car parks.

There now has to be high sensitivity to the valuable environmental and economic roles of trees, gardens, fields and grasslands, and parks. The aim of garden cities is not just to be pleasing to the eye but to be a very important part of development as well.

Now comes the role of sponge cities. The world is applauding the Chinese initiative to counter floods and improve water security by building up the natural cover (or sponge) in its cities.

In 2010, landslides during flooding killed 700 in three quarters of China’s provinces. Last year, rains flooded southern China, destroying homes and killing around 60 people.

In 2015, China launched the Sponge City initiative, which now covers 30 cities, including Shanghai, Xiamen and Wuhan. The target: by 2020, 80% of its urban areas will absorb and re-use 70% of rainwater.

The many types of projects include:

  • > Constructing permeable roads that enable water to infiltrate the ground;
  • > Replacing pavements on roads and parks to make them permeable;
  • > Building wetlands to absorb and store rainwater;
  • > Constructing rooftop gardens (for example, 4.3 million square feet in Shanghai);
  • > Plant trees on streets and public squares;
  • > Build community gardens and parks to expand green spaces; and
  • > Build manmade lakes and preserve agricultural land to hold water.

“In the natural environment, most precipitation infiltrates the ground or is received by surface water, but this is disrupted when there are large-scale hard pavements,” said Wen Mei Dubbelaar, water management director at China Arcadis, in words similar to Dr Kam’s.

“Now only about 20-30% of rainwater infiltrates the ground in urban areas, so it breaks the natural water circulation and causes water logging and surface water pollution,” said Wen in an interview with The Guardian.

In Shanghai’s Lingang district, the streets are built with permeable pavements. There are rain gardens filled with soil and plants, buildings feature green rooftops and water tanks, and a manmade lake controls water flows, reports The Guardian.

Prof Hui Li at Tongji University said the first thing is to preserve or restore natural waterways as that is the natural way to reduce flooding risk.

The problem in Wuhan is that a lot of small rivers were filled in during building. But Lingang still has agriculture land and a lake to hold more water during heavy rain.

What about the cost factor? So far the cities have received over US$12bil (RM47.4bil) for sponge projects. The central government funds 15-20% of costs, and the rest is from local governments and private developers.

But compare this to the US$100bil (RM395bil) of direct economic losses due to floods in China between 2011 and 2014, plus the human lives lost.

Sponge cities are the way to go for the future. Our own governments – federal, state and municipal – should study this option seriously, as the public braces itself for more floods ahead.

– Global Trends by Martin Khor

Martin Khor is executive director of the South Centre. The views expressed here are entirely his own.
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STRATA Property insights – Serious on strata



Important issues and frequently asked questions

STRATA-type property is and has been all the rage. It is also expected to be “the living model” if not already.

Whether in cosmopolitan cities or suburban fringes, and as space becomes “in want” and prices hike, we feature our final article on strata-related property highlighting pertinent questions frequently asked to which Chris Tan (CT) gives input on.

Q: What should one look out for in the S&P before deciding on buying a particular strata-titled residential property?

CT: Buying a strata title property is not just buying a property but buying into a community living regulated by law. As a buyer, you are not only responsible for your very own unit but also the common property within the development too.

There is an ongoing obligation to pay the monthly service charges and sinking fund until the day you sell the same to another owner.

Besides the S&P Agreement, you are normally expected to sign the Deed of Mutual Covenants too, that regulates the relationship of the many owners within the same development with house rules vis-a-vis the prescribed by-laws under the Strata Management Act. In addition to the compliance with these rules, you are also expected to participate in the management of the common property at the Annual General Meeting as well as the Extraordinary General Meeting.

In the completion of the S&P Agreement, do ensure that the seller has no more outstanding charges and sinking funds owing the management and that the deposits paid are to be adjusted accordingly.

Q: Can you please explain further on ‘share units’ of strata-titled property? How does this affect a residential strata-titled property owner or what is the relation between the owner and the share units?

CT: Share unit has always been there in strata living as it will be stated in the strata title upon its issuance. It is now capturing the limelight, given that it is now the basis to be contributed into the maintenance charges and not the usual rate psf of the size of your main parcel.

There are different ‘weightages’ for the main parcel, the accessory parcel and the type of usage to make up the various elements of the share unit.

Suffice to say that two units of apartments of the exact same size might have different share unit allocation, if one has more accessory parcels than the other, or one is of commercial usage while the other is residential.

Q: What are some current and common issues faced by owners of strata-titled residential property and how would these be best settled?

CT: Issue 1: Contribution to service charges and sinking funds from the owners have always been done on the total size (in sf.) of the main parcel. Under the new regime since June 2015, it should now be based on per share unit instead.

Share unit is a concept that takes into account the size and the usage (of different allocated weight) of both the main parcel as well as the accessory parcel. It’s stated clearly in the strata title when it is issued. It is also the basis of voting by poll if so requested in any General Meeting. Share unit is therefore now the basis of both contribution and control as opposed to just control in the past.

In theory, it should be a fair method for all. The issues are:

(i) Some strata owners find themselves paying more than before while some strata owners now pay less; and

(ii) The Share unit allocation under the previous legal regime was a result of consultation and discretion and not as transparently guided under the new law. It is a difficult process and to adjust again, particularly when the strata titles have been issued, will be tedious.

Issue No. 2: In Phased Development there is now a requirement to file the Schedule of Parcels (SOP) stating clearly the total share units to be offered under the entire development before one can proceed to sell. It therefore includes the later phases of a development that will only be developed in the future.

The issue is that this SOP can only be adjusted if we can get 100% of the owners to agree or it is a direction from the authority.

There will be no flexibility accorded to the developer who might want to change the SOP for the feasibility or sustainability of the development, taking into account the new circumstances of the future, in the best interest of the entire development.

Another related issue would be on the contribution of the allocated share units by the developer for yet to be developed phase in the maintenance of the common property already built and delivered.

Q: Any other ‘surprises’ or areas of concern that many strata-titled residential property owners are unaware of until after purchase of such residents?

CT: Don’t be surprised if the property does not come with an allotted car park, although it is a norm to expect a car park to come with the unit. It is not always the case.

Q: Like many busy owners of a strata-titled property who do not have the time to sit in at resident’s meetings with the management body – many have simply ‘gone with the flow’ of things as ‘questions/disputes’ require time for discussion.

What would you recommend for busy individuals who have ‘no time’ to attend such meetings but can only look at the annual/bi-annual strata/building management statements/financial reports? What should one keep an eye out for in these financial statements?

Why is it important to attend these meetings; what would owners be losing out on by not attending and being an ‘active owner’?

CT: It is a regulated community living and participation is expected of every owner.

Although many have chosen to be passive, you need to participate or run the risk of letting major decisions lay in the hands of the active few.

You should keep an eye to ensure that the charges collected are well spent, that collection should always be monitored and the performance of the appointed property manager.

Also, understand your rights and obligations as a strata owner is important, and ensure that you and your neighbors are equally aware of the same too.

Q: As a tenant, and not the owner of the ‘parcel’ – are they bound to all the By-laws?

CT: The by-laws, additional by-laws and amendment of such additional by-laws made by the Management Body shall not only bind the owners but also the tenants, chargess, lessees and occupiers.

Q: Any other important issues that you would like to highlight to readers of theSun?

CT: Moving forward, strata living will be the preferred way of community living. Take a keen interest to learn and understand this living model in order to get the most out of it.

There are many more frequently asked questions, especially on management bodies, by-laws and leakage and defects. Answers to these can be found in Chris Tan’s Owner’s Manual & Guidebook.

Follow our property column next Friday for more insights on the market in the local scene.

Source: Thesundaily

Moving forward with affordable housing


One way to solve housing shortage problem is to build more houses.

“If we take a look at countries with commendable housing policies such
as Singapore and Hong Kong, we notice that the government plays a very
important role in building and ensuring a sufficient supply of housing
for their people.”

THE issue of affordable housing has been a hot potato for many countries, especially for a nation with a growing population and urbanisation like ours.

In my previous article, I mentioned that there was a growing shortage of affordable housing in our country according to Bank Negara governor Tan Sri Muhammad Ibrahim. The shortage is expected to reach one million units by 2020.

According to Bank of England governor Mark Carney, one of the most effective ways to address the issue is to build more houses. There are good examples in countries like United Kingdom, Australia and Singapore, which have 2.4, 2.6 and 3.35 persons per household respectively.

In comparison, the average persons per household in our country is 4.06 person, a ratio which Australia had already achieved in 1933! To improve the current ratio, we need to put more effort into building houses to bring prices down.

If we take a look at countries with commendable housing policies such as Singapore and Hong Kong, we notice that the government plays a very important role in building and ensuring a sufficient supply of housing for their people.

For example in Singapore, their Housing and Development Board (HDB) has built over one million flats and houses since 1960, to house 90% of Singaporeans in their properties. In Hong Kong, the government provides affordable housing for lower-income residents, with nearly half of the population residing in some form of public housing nowadays. The rents and prices of public housing are subsidised by the government and are significantly lower than for private housing.

To be on par with Australia (2.6 persons per household), our country needs a total of 8.6 million homes to house our urban population of 22.4 million people. In other words, we need an additional 3.3 million houses on top of our existing 5.3 million residential houses.

However, with our current total national housing production of about 80,000 units a year, it will take us more than 40 years to build 3.3 million houses! With household formation growing at a faster rate than housing production, we will still be faced with a housing shortage 40 years from now.

Therefore, even if the private sector dedicated all its current output to build affordable housing, it will still be a long journey ahead to produce sufficient houses for the nation. It is of course impossible for the private sector to do so as it will be running at a loss due to rising costs of land and construction.

In view of the above, the government has to shoulder the responsibility of building more houses for the rakyat due to the availability of resources owned by the government. Land, for example, is the most crucial element in housing development. As a lot of land resources are owned by government, they must offer these lands to relevant agencies or authorities to develop affordable housing.

I recall when I was one of the founding directors of the Selangor State Development Corp in 1970s, its main objectives was to build public housing for the rakyat.

However, today the corporation has also ventured into high end developments in order to subsidise its affordable housing initiatives. This will somehow distract them from focusing on the affordable housing sector.

Although government has rolled out various initiatives in encouraging affordable houses, it is also important for the authorities to constantly review the original objectives of the relevant housing agencies, such as the various State Economic Development Corporations, Syarikat Perumahan Negara Bhd, and 1 Malaysia People’s Housing Scheme, to ensure they have ample resources especially land and funding to continue their mission in building affordable housing.

A successful housing policy and easy access to affordable housing have a huge impact on the rakyat. It is hoped that our government escalates its effort in building affordable housing, which will enhance the happiness and well-being of the people, and the advancement of our nation.


Datuk Alan Tong has over 50 years of experience in property development. He is also the group chairman of Bukit Kiara Properties. For feedback, please email feedback@fiabci-asiapacific.com.
By Alan Tong

Critical trends to watch in 2018


There are many issues on a fast and slow boil and some of them could reach a tipping point in the new year

ANOTHER new year has dawned, and it’s time to preview what to expect in 2018.

The most obvious topic would be to anticipate how Donald Trump, the most unorthodox of American presidents, would continue to upset the world order. But more about that later.

Just as importantly as politics, we are now in the midst of several social trends that have important long-term effects. Some are on the verge of reaching a tipping point, where a trend becomes a critical and sometimes irreversible event. We may see some of that in 2018.

Who would have expected that 2017 would end with such an upsurge of the movement against sexual harassment? Like a tidal wave it swept away Hollywood producer Harvey Weinstein, film star Kevin Spacey, TV interviewer Charlie Rose and many other icons.

The #MeToo movement took years to gather steam, with the 1991 Anita Hill testimony against then US Supreme Court nominee Clarence Thomas being a trailblazer. It paved the way over many years for other women to speak up until the tipping point was reached. So, in 2018, expect the momentum to continue, and in more countries.

Another issue that has been brewing is the rapid growth and effects of digital technology. Those enjoying the benefits of the smartphone, Google search, WhatsApp, Uber and online shopping usually sing its praises.

But the “Fourth Industrial Revolution” is like Dr Jekyll and Mr Hyde. It has many benefits but also serious downsides, and the debate is now picking up.

First, automation with artificial intelligence can make many jobs redundant. Uber displaced taxis, and will soon displace its drivers with driver-less cars.

The global alarm over job losses is resonating at home. An International Labour Organisation report warning that 54% of jobs in Malaysia are at high risk of being displaced by technology in the next 20 years was cited by Khazanah Research Institute in its own study last April. TalentCorp has estimated that 43% of jobs in Malaysia may potentially be lost to automation.

Second is a recent chorus of warnings, including by some of digital technology’s creators, that addiction and frequent use of the smartphone are making humans less intelligent and socially deficient.

Third is the loss of privacy as personal data collected from Internet use is collected by tech companies like Facebook and sold to advertisers.

Fourth is the threat of cyber-fraud and cyber-warfare as data from hacked devices can be used to empty bank accounts, steal information from governments and companies, and as part of warfare.

Fifth is the worsening of inequality and the digital divide as those countries and people with little access to digital devices, including small businesses, will be left behind.

The usual response to these points is that people and governments must be prepared to get the benefits and counter the ill effects. For example, laid-off workers should be retrained, companies taught to use e-commerce, and a tax can be imposed on using robots (an idea supported by Bill Gates).

But the technologies are moving ahead faster than policy makers’ capacity to keep track and come up with policies and regulations. Expect this debate to move from conference rooms to the public arena in 2018, as more technologies are introduced and more effects become evident.

On climate change, scientists frustrated by the lack of action will continue to raise the alarm that the situation is far worse than earlier predicted.

In fact, the tipping point may well have been reached already. On Dec 20, the United Nations stated that the Arctic has been forever changed by the rapidly warming climate. The Arctic continued in 2017 to warm at double the rate of the global temperature increase, resulting in the loss of sea ice.

These past three years have been the warmest on record. The target of limiting temperature rise to 2°C above pre-industrial levels, a benchmark just two years ago by the UN’s top scientific climate panel and the Paris Agreement, seems outdated and a new target of 1.5°C could be adopted in 2018.

But it is much harder to meet this new target. Will political leaders and the public rise to the challenge, or will 2018 see a wider disconnect between what needs to be done, and a lack of the needed urgent response?

Another issue reaching tipping point is the continuing rise of antibiotic resistance, with bacteria mutating to render antibiotics increasingly ineffective to treat many diseases. There are global and national efforts to contain this crisis, but not enough, and there is little time left to act before millions die from once-treatable ailments.

Finally, back to Trump. His style and policies have been disruptive to the domestic and global order, but last year he seemed unconcerned about criticisms on this. So we can expect more of the same or even more shocking measures in 2018.

Opposition to his policies from foreign countries will not count for much. But there are many in the American establishment who consider him a threat to the American system.

Will 2018 see the opposition reach a tipping point to make a significant difference? It looks unlikely. But like many other things in 2018, nothing is reliably predictable.

Global Trends by martin khor

Martin Khor is executive director of the South Centre. The views expressed here are entirely his own.
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Call for action on flooding solution


Some representatives of the 24 residents associations and management corporations showing messages urging the state to resolve the flood issues in Penang. — Photos: ASRI ABDUL GHANI /The Star
Meenakshi (right) speaking on the group’s concerns at the press conference.

Irked residents to hold meeting with state representatives on Oct 29

FRUSTRATED by the never-ending flood problems in Penang, a group has got together to arrange a meeting with state representatives on Oct 29.

The group of 24 residents associations and management corporations believes that the blame game between Barisan Nasional and Pakatan Harapan politicians should be stopped as the floods have caused a lot of hardship to the people.

Spokesperson Meenakshi Raman said the group would have experts share data collected on floods in their respective areas at the briefing.

“We want to make a collective call to the state government to take the flood and hill erosion issues very seriously,” she said at a press conference at the Consumers Association of Penang in Jalan Masjid Negeri yesterday.

Meenakshi said the state representatives could use the data gathered at the briefing titled ‘Penang Flood: Call for Action’ and discuss the matter during the upcoming state assembly in November.

The briefing is open to the public and the venue and time will be announced later.

“Flood mitigation alone is inadequate. We want comprehensive action and a stop to unsafe overdevelopment at hill slopes,” said Meenakshi.

Representatives of residents groups from Bandar Baru Ayer Itam attended the press conference to voice their dissatisfaction over the repeated flooding in the township, especially in Lebuhraya Thean Tek, Jalan Thean Tek and Lintang Thean Tek.

The groups are from Tanjung Court Condominium, Desa Delima (Tower Blocks), Sri Impian, Fortune Court, Treasure Ville and Desa Baiduri.

Tanjung Court Condominium residents ad-hoc group representative K. Suthakar said Lebuhraya Thean Tek in Bandar Baru Ayer Itam would be badly hit by floods every time there was heavy rain.

“The state government keeps saying that the Federal Government doesn’t give them enough money.

“Will the flooding problems go on for five or 10 more years? How long is this going to continue? We are suffering,” he said.

He urged MPs to attend the briefing as well so that they could bring up the flood issue in Parliament.

Later, the group showed photos of landslides that happened during the Sept 15 flooding at Fettes Park, Solok Tembaga and Sungai Ara.

They urged Chief Minister Lim Guan Eng to focus on resolving the flood issues.

Penang Opposition leader Datuk Jahara Hamid said it was a good initiative to hold the briefing as there was a need to better understand the concerns of the people.

“I can only confirm attendance after the venue and time have been fixed,” she said.

Meanwhile, PKR Penanti assemblyman Dr Norlela Ariffin said she would attend the briefing.

Source: by Intan Amalina Mohd Ali The Star

 

Related links:

 

NGO legal advisor considers Ops Lalang incarceration ‘a second …

 

Collective call to Penang government to solve … – New Straits Times

“This event and subsequent floods after that are indeed a wake-up call for serious and urgent action. This is not a one-off event and is expected …
Missing: solution

Penang comes to a standstill as floods reach … – New Straits Times

Penangites demand for long-term solution to … – New Straits Times

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Behind BJ Cove houses at Lintang Bukit Jambul 1 is an IJM Trehaus Project.  Approximate Coordinates : 5°20’38.47″N,100°16’…

IJM hill clearing & Trehaus construction damaged nearby houses since 2014 must be mitigated quickly!


Behind BJ Cove houses at Lintang Bukit Jambul 1 is an IJM Trehaus Project.
Approximate Coordinates : 5°20’38.47″N,100°16’52.82″E
Reported  in August 2016. Photos taken in November 2016 and 2014 by Penang Forum
PHW Report

 

https://hillclearinginpenang.ushahidi.io/views/map

Sources: Penang Hills Watch (PHW) | Penang Forum

Hill clearing activity by IJM Trehaus Project


Clearing and construction for a condo and semi-detached housing
project, Trehaus, reported in http://anilnetto.com/ 26 Aug 2016. Photo
taken in 2014 …
IJM sign-boards
Behind BJ Cove houses at Lintang Bukit Jambul 1 is an IJM Trehaus Project.

Two invalid pipe culverts formed sinkholes at BJ Cove houses

Originally, there were two natural rivers/streams from the IJM Trehaus site and a nearby pond. No proper drainage system was implemented when housing development started, only two invalid hidden underground pipe culverts were built to channel the waters from the Bukit Jambul hill to Relau district.

 

The invalid underground pipe culvert from the IJM Trehaus project directly converged at BJ Cove houses from another invalid underground  pipe culvert from a nearby pond were burst, caused soil erosion, house slabs collapsed, multiple wall cracks, PBA water pipe burst, floods, sinkholes (by two pipe culverts converged in red) and damaged  to  BJ Cove houses due to blockages of waters whenever rains and because of lack of drainage system there.  The sinkhole which later converted into a manhole by IJM,  is a clear sign of soil erosion under the ground.

 

Underground Pipe Culverts from IJM Trehaus site on the left and nearby pond on the right

It is a common sense that waters from the natural rivers or streams are natually running, seeped  through underground even the surface is covered by land-filled soil or with man made culverts.

 

Therefore, damages to houses were caused by severe soil erosion due to water movement under the road and buildings. 

 

The following is an invalid underground pipe culvert from the IJM Trehaus site behind BJ Cove houses at Lintang Bukit Jambul 1:

IJM modifying/constructing their underground pipe Culvert in 2014 to BJ Cove Houses

IJM modifying/constructing their underground pipe Culvert in 2014 to BJ Cove Houses

IJM Underground Pipe Culvert to BJ Cove Houses

 

IJM Underground Pipe Culvert to BJ Cove Houses
Waters gushing down from IJM Trehaus site to BJ Cove houses:
Waters flow from IJM Trehaus to BJ Cove houses

 

Waters gushing down from IJM Trehaus site to BJ Cove houses

Waters from IJM site stucked at behind BJ Cove houses

The nearby pond besides IJM Trehaus site:

IJM Hill cutting and hill Clearing 2014

Serious Drainage Issues

The Department of Irrigation and Drainage (DID or JPS) has just started in September 2017 constructing the drain from the pond to divert waters:
A drain under construction by JPS to divert waters from the nearby pond
Drain waters flow plan under construction by JPS to divert waters from the nearby pond

 

 Letter from Penang Dept of Irrigation and Drainage (DID or JPS) in 2015 blamed IJM  failure to comply with sedement control plan (ESCP) when its Trehaus started in 2014.

 

Clearly, the underground pipe culverts leaked and waters seeped through the  ground and multiple cracks,  as it did not happen immediately but over a period of time!

 

Developers dishonored directives/letters issued by Penang City Council (MBPP – Majlis Perbandaran Pulau Pinang) in 2015 to rectify the damaged house

 

Developers have not honored their committments to rectify the damages despite  acknowledged their liability as per letters from Worldwide Venture Sdn Bhd, an subsidiary of IJM Land since 2014!

 

Despite the underground pipe culverts declared invalid by JPS and the Penang City Council’s (Majlis Perbandaran Pulau Pinang, i.e. MBPP) issued stop work orders directing the developers, Worldwide Venture Sdn Bhd, a subsidiary of IJM Land to rectify the damages within 1 and 2 weeks time since 2015 (as per the above attached letters), multiple wall cracks, slabs collapsed, PBA water pipes burst, leakage charges, damaging ceiling, electrical DB board, and tiles fallen, broken/popped up,  are still pending settlement and remedial works to be carried out by parties responsible for the damages since 2014 !!

 

IJM Land only started in December 2017 constructing new drainage to divert waters from Trehaus Site to the pond:

Pictures show IJM only started in December 2017 constructing drainage system to divert waters to the nearby pond

 

It is important that the pond should be made a Dried pond instead of existing wet pond on the following reasons:

i) The area was originally a natural river/stream where waters will
still be naturally running, seeped through underground even when the
underground culverts are to be closed/abandoned later.

 

ii) More waters are being diverted from the IJM site to the pond

 


However, damaged houses are still pending, not being rectified to date !

Damages appeared after IJM began construction works in 2014, like hill clearing, rock-blasting, piling and digging culvert at Trehaus site.  As a result, sinkholes appeared, floods, waters seepage through multiple cracks on the ground, walls, tiles fallen from roofs and popped up from the ground due to vibration from rock-blasting and piling for the building.


Sinkhole converted to manholes (2 in cycles) at BJ Cove houses are visible from the top of IJM Trehasu site

Pictures showing floods, sinkholes at Lintang Bukit Jambul 1, 11900 Penang,  damaged to BJ Cove houses, cracks, waters leakages seeped through the cracks, slabs collapsed, ceilings & tiles broken & fallen, electrical DB board explosion, etc caused by severe soil erosion due to water movement under the road and buildings. The underground pipe leaked and waters seeped through the cracks!

Sinkhole at BJ Cove house no. 20
IJM converted the sinkhole into a manhole waters from their underground pipe culvert at Trehaus

 

Sinkhole at house 20 is covered up by IJM’s underground pipe culvert from  IJM Trehaus
IJM converting the sinkhole at BJ Cove no. 20

 

 

Truths Be Told:

 The truths be told,  as echoed, reinforced and justified by recent events in  Penang floods on 15th Sept 2017,  Landslides in Tanjung Bungah on 21 October 2017, the storm on Nov 4 & 5 2017, floods again on Jan 5, 2018 …. see more on links to following reports:

https://youtu.be/ooyXvqmxbvw GEORGE TOWN: Some 20 houses located on a slope in Hong Seng Estate in Mount Erskine were flooded due ..

Hills, landslides, floods and damaged houses …

Penang landslides & flooding are natural disasters man-made…  

Penang floods and landslides, looking beyound natural causes!

Penang landslide, whose faults?

Penang Paya Terubong Residents living under shadow of fear!

Penang landslide tragedy, why it happened?  


PAC blamed Penang Island City Council (MBPP) for failing to enforce laws on hillside development

 

We demand immediate enforcement & Actions:

 

1. The parties responsible must quickly without further delays, without condition to settle the claims and start the remedial works to the damaged houses, as both JPS has declared underground pipe culverts invalid and  MBPP has  issued stop work orders directed the  developers, Worldwide Venture Sdn Bhd, a subsidiary of IJM Land to rectify the damages within 1 and 2 weeks time since 2015!

 

2. Enforce IJM’s & MBPP’ Letters/Stop-work Orders (attached in above), and divert waters from the two invalid underground pipe culverts deemed illegal at the IJM Trehaus site and nearby ponds which must be closed and grouted as a long term solution to the problems. 

 

3. Enforce a fresh cease and desist to Stop Work of IJM Trehaus construction project until the structural damages to house at 20,  Lintang Bukit Jambul 1, BJ Cove have been resolved and settled the claim for damages and distress caused by the fear and danger of living in the house, without further delays and their suffering more than four years since 2014.  Repairs and remedial works must start promptly as more damages and suffering will fellow!

 

4. Beef up the enforcement and accountability not just in government agencies but also in professional bodies, like the Board Of Engineers Malaysia (BEM),  the Institute of Engineers Malaysia (IEM), etc to uphold the professional ethics, integrity and standards, to ensure public safety of the buildings and people life.

 

5. The pond must be made a Dried pond for waters to flow out smoothly, because there was originally two natural rivers/streams in the area where waters will still be running/seeping through naturally under the ground even if two culverts are closed as more waters are diverting from IJM Trehaus site to the pond. 

 

6. Damaged house owners firmly reserve all their rights to take all necessary legal steps against those responsible to any exclusion of liability.

 

Findings from Penang Forum 

Dr Kam, a scientist, focused on expansion of impermeable surface area (caused by ill­ planned development and replacing natural ground cover such as hills, fields and trees that act as a water ­absorbing sponge) and soil erosion and landslides (caused by cutting and development in hill areas) as two factors that need special attention. She quoted Datuk Kam U Tee, the Penang Water Authority general  manager (1973~­90), as having correctly explained the Penang floods of October
2008, as follows: the floods were caused by conversion of the Paya Terubong and Bayan Baru valleys into “concrete aprons that do not retain water. The water immediately flows into streams causing flash floods even with moderate rainfall. Because of hill­cutting activities, the flowing water causes erosion of the slopes which carries mud and silt into the river beds”. ( The Star, Oct 24, 2008).


See more  ….   Penang floods and landslides, looking beyound natural causes!

Credits – Slides presented by Environmental, health and safety consultant Aziz Noor, and scientist Dr Kam Suan Pheng at the Penang Forum event on Oct 29, 2017

See more ….

Practise true CAT for Sustainable Development

  • Penang government must provide a COMPETENT flood mitigation plan for the state starting with a comprehensive Drainage Master Plan Study and not slogan.

  • The Penang government has to be ACCOUNTABLE to the people and not private developers. In other words, ‘Politicians should be ‘wakil  rakyat’ and not ‘wakil pemaju’. If certain waterways and catchment areas have to be gazetted as permanent drainage and storage areas, then so be it.

  • The safety and well-being of the Rakyat has to come first.  In the
    interest of  TRANSPARENCY, Penang has to launch an inquiry into how the local council approved property developments on slopes
    without adequate slope protection.

 See more …

1. Wanted: Leaders who listen !

2. Sustainable Development in Penang

3. Call to reassess Penang hillside projects, councillor addresses full council meeting of MBPP

4. Penang landslide, whose faults?

 

Related Links:

Watch “Slope Stability” on YouTube

Penang MP rapped for asking for allocation while rejecting Budget …

KUALA LUMPUR: A Penang Opposition lawmaker was rapped for voting … Budget 2018 yet seeking an allocation for flood mitigation projects.

RM150mil for flood mitigation projects – The Star Online

 

A tempest flays the north

GEORGE TOWN: When the storm hit, everyone in the north prayed it would soon blow over.Penang flood: Precautionary power cuts in place as waters rise



Penang paralysed by floods – Nation

 Penang flood: Precautionary power cuts in place as waters rise

//players.brightcove.net/4405352761001/default_default/index.html?videoId=5635768537001

Irked residents to hold meeting with state representatives on Penang …

Call for action on flooding solution

Damaged houses to be repaired – Metro News

Rep: Redevelop village to solve recurring erosion – Metro News

Residents prefer affected houses to be torn down manually

Bruised in sinkhole fall at home – Nation

Penang CM must stop blaming past govt for problems

Cracks in homes force seven Penang families to flee – Nation

Here’s the proof — federal govt gave only RM443mil for flood mitigation

Former councillors claim Penang government abuse caused floods

PAS claims graft caused floods in Penang | Malaysia

Penang pays high price in storm havoc – Nation

Up to the chest in water, up to the neck with the excuses – Nation

Dept: Typhoon Doksuri caused erratic weather across Penang …

Rapid development in Penang root cause of massive flash floods …

Admit failure in solving floods and stop giving excuses, Penang govt told

Deluge brings chaos to northern states – Metro New

Penang mayor Maimunah quits job to accept UN post

Hiking trail in awful condition – Metro News

Clogged drains main cause of floods – Metro News

  Narrow drains contribute to flooding

 The narrow drainage system which Chua claims results in flooding in the area.

 

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Penang floods and landslides, looking beyound natural causes!

Seeking solutions: Penang Forum member and soil expert Dr Kam Suan Pheng giving her views during the dialogue session themed ‘Penang Fl..

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https://youtu.be/ooyXvqmxbvw GEORGE TOWN: Some 20 houses located on a slope in Hong Seng Estate in Mount Erskine were flooded due


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