Commercial In Confidence Enviro Services Sdn. Bhd.

CHAPTER 4 PROJECT OPTIONS

4.1 Land Use In

(4.1) According to the Penang Structure Plan, out of the 103,938 hectares of land available in the State of Penang 42,837 ha (41.2%) is already developed with various land use categories such as residential, commercial, industrial and public amenities to meet the demands of the population base for the area as shown in Table 4.1. The rest of the land use in Penang comprise of water catchment areas, agriculture area, forested land and agriculture land.

(4.2) Similarly, the undeveloped lands on the island of Penang are mainly agriculture, forested land and hill land. The land bank to cater for the physical expansion especially for the island of Penang is getting limited. Whatever land bank available on the island is generally land in highly sensitive areas such as hill land as they form the natural assets and natural resources of the island. In Daerah Timur Laut, land is becoming a constraint. Conversion of the available land for development purposes has to be carefully considered so that there is a balance between the natural and built environment to ensure sustainable growth. Possible options nevertheless for use of the undeveloped land therefore must be considered thoroughly before the viability of each alternative is determined and the selection made.

(4.3) Selection makes it even difficult when land becomes a sought after resource especially for the island of Penang. Compatibility of the intended development to surrounding areas are also important factors to consider. In selecting the best option for the site of the Proposed Project, the criteria used are summarized as follow:-

• Compatibility with the Government's development policies and strategy for future use; • Environmental impacts of the intended development to the surrounding area; • Local short term uses of man's environment; • Maintenance and enhancement of long-term productivity; • Irreversible and irretrievable commitment of resources; and • Suitability of land use.

(4.4) The site for the Proposed Project is currently occupied with secondary vegetation and undergrowth. The Proposed Project is located adjacent to various settlements as the surrounding area in Tanjung Bungah is facing the pressure of development.

Preliminary Environmental Impact Assessment For Page 4.1 Biopolis Global Sdn. Bhd. Proposed Residential Development At Solok Tanjung Bunga On Lots 4181, 4182 And 4183, Bandar Tanjung Bungah, Daerah Timur Laut, Pulau Pinang Commercial In Confidence Enviro Services Sdn. Bhd.

Table 4.1 Land Use In Penang TL BD SPU SPT SPS Total Land Use Area % Area % Area % Area % Area % Area % Developed Areas 6,794 21.4 4,018 12.7 7,709 24.3 8,014 25.3 5,178 16.3 31,713 30.5 Housing 4,764 2,260 4,642 5,143 3,780 20,589 19.8 • 45 1,005 2,231 2,521 2,063 7,865 7.6 Villages • 4,719 1,255 2,411 2,622 1,717 12,724 12.2 Housing Scheme Industry 55 734 615 2,711 1,093 5,208 5.1 Commercial 468 120 162 82 67 899 0.8 Institution 1,151 809 2,111 30 85 4,186 4.0 Recreational/Open space 356 95 179 48 153 831 0.8 Agriculture 1,155 2.1 8,609 15.3 17,882 31.8 12,667 22.6 15,840 28.2 56,153 54.4 Paddy Field 0 1,040 8,942 1,716 1,226 12,924 12.4 Other agriculture 1,155 7,569 8,940 10,951 14,614 43,229 41.6 Forestry 5,071 48.7 3,587 34.5 124 1.2 921 8.9 702 6.7 10,405 10.0 Forest 5,071 3,187 0 592 445 9,295 98 Mangroves 0 400 124 329 257 1,110 0 Water Body 128 2.3 369 6.5 877 15.4 2,196 38.7 2,102 37.1 5,667 5.5 Total 13,148 16,583 26,592 23,798 23,822 103,938 100.0 Note : Area in hectares TL - Timur Laut BD - Barat Daya SPU - Seberang Utara SPT - Tengah SPS - Seberang Perai Selatan

Preliminary Environmental Impact Assessment For Page 4.2 Biopolis Global Sdn. Bhd. Proposed Residential Development At Solok Tanjung Bunga On Lots 4181, 4182 And 4183, Bandar Tanjung Bungah, Daerah Timur Laut, Pulau Pinang Commercial In Confidence Enviro Services Sdn. Bhd.

(4.5) Therefore the above consideration shall be given adequate weightage to ensure that in developing the site, compatibility with the surrounding land use is given adequate attention.

4.2 Options Review

(4.6) In identifying suitable options for the Proposed Project site, the following guidelines are used:-

• Property ownership; • Adequate availability of land for intended development; • Current development policies and land use compatibility; • Accessibility and physical conditions of the site; • Availability of utilities and infrastructure; • Costs involved in the development; and • Environmental factors.

(4.7) Although the areas for development on the island are still available only a few of these sites are compatible with residential land use whilst land gazetted as forest areas and watershed areas should be left undeveloped to conserve the water resources for the island in general. Besides the policies outlined in the Penang Structure Plan 2020 which provides the physical planning for Penang, the focus and type of development suitable to be undertaken on the island at the identified corridors of development are also identified.

(4.8) Realizing the need to develop the project site in line with the State's strategy of providing additional housing units, the Project Proponent has jumped on the bandwagon to meet the Government’s call in providing the condominium units on the project site.

(4.9) Therefore the project site located at Bandar Tanjung Bungah is a potential site for development based on the following consideration:-

• The areas surrounding the Proposed Project site is already witnessing rapid growth through development plans approved by MBPP and is compatible to the surrounding land use in the area; • The areas surrounding the Proposed Project site is already zoned for residential use and would be compatible with the present land use activities operating close to the site of the Proposed Project; and • Adequate land is available on the Proposed Project site which gives sufficient room for planning the site for the development of the condominium block and related amenities and facilities.

Preliminary Environmental Impact Assessment For Page 4.3 Biopolis Global Sdn. Bhd. Proposed Residential Development At Solok Tanjung Bunga On Lots 4181, 4182 And 4183, Bandar Tanjung Bungah, Daerah Timur Laut, Pulau Pinang Commercial In Confidence Enviro Services Sdn. Bhd.

(4.10) Thus based on the above, the options available for developing the Proposed Project site can be viewed from the following alternatives:-

4.2.1 Development Option

(4.11) There are no other development options available for the site as the planning for the Proposed Project is compatible with the surrounding land use and policies outlined in the Penang Structure Plan which gives emphasis on general housing and commercial activities for infill development. Also according to the Pelan Dasar Perancangan dan Kawalan Pemajuan MPPP (Majlis Perbandaran Pulau Pinang) the Proposed Project site is zoned as 'General Housing' as shown in Figure 4.1.

(4.12) Therefore based on the above, the only option available for the Proposed Project site is the residential development option which is deem the most suitable option towards enhancing the quality of life of the people in Penang in addition that this infill development will provide the additional housing bank for MBPP. Due to the constraint in land area, the development of the condominium block will give more residential units as compared to landed properly. Therefore, in view of this what remains to be seen is to decide whether to build out the housing development area or to leave the area in its status quo as in the ‘No Build Option’.

4.2.2 'Build' Option

(4.13) The Proposed Project is mainly for residential purpose which provides 27 housing units which will assist in providing additional homes for the population in penang.

(4.14) The advantages of the `Build’ option are as follows:-

• The Proposed Project would directly fill some of the housing gap as a result of increasing population in MPPP; • Tangible socio-economic benefits will result during the implementation of the Proposed Project due to the various opportunities generated by the additional goods and services needed; • There would be minimal impact on the environment if the appropriate preventive, mitigating, monitoring and control measures are undertaken; • Contribute to the dispersal of urban development from the crowded areas of Georgetown; • The Proposed Project is part of the Project Proponent's effort in helping the Government in providing houses for the local population in line with the Tenth Plan; and

Preliminary Environmental Impact Assessment For Page 4.4 Biopolis Global Sdn. Bhd. Proposed Residential Development At Solok Tanjung Bunga On Lots 4181, 4182 And 4183, Bandar Tanjung Bungah, Daerah Timur Laut, Pulau Pinang Commercial In Confidence Enviro Services Sdn. Bhd.

Figure 4.1 Zoning Plan

Preliminary Environmental Impact Assessment For Page 4.5 Biopolis Global Sdn. Bhd. Proposed Residential Development At Solok Tanjung Bunga On Lots 4181, 4182 And 4183, Bandar Tanjung Bungah, Daerah Timur Laut, Pulau Pinang Commercial In Confidence Enviro Services Sdn. Bhd.

• Usage of the land is compatible with existing and proposed development in adjacent areas.

(4.15) The possible demerits of the ‘Build’ option are as follows:-

• The quality of the environment would be affected during the construction and occupation stage if appropriate measures are not taken to minimize the impact; and • The capacity of the area in the daytime to cater for increases in traffic volume generated by the Proposed Project would exert some slight pressure on the existing roads inter linking the Proposed Project to other areas in the vicinity.

4.2.3 'No Build' Option

(4.16) The ‘No Build’ option would mean that the area would be left in its existing conditions which in the long term, will be uneconomical use of land. The advantages of the ‘No Build’ option are:-

• The area would not receive any further changes and will be in its original condition; and • Preservation of the entire area in terms of air, water and noise quality.

(4.17) The disadvantages of the ‘No Build’ option however are as follows:-

• Uneconomical usage of land as areas surrounding the Proposed Project site is being developed or will be developed and houses are required to meet the needs/ demands for the people in Penang; and • No benefits will be delivered to the local population or the local authorities and no economic activities will be generated.

(4.18) Thus based on the options considered above, the best option worthy of consideration is to develop the site into the housing development with the amenities and facilities as proposed in this EIA report.

Preliminary Environmental Impact Assessment For Page 4.6 Biopolis Global Sdn. Bhd. Proposed Residential Development At Solok Tanjung Bunga On Lots 4181, 4182 And 4183, Bandar Tanjung Bungah, Daerah Timur Laut, Pulau Pinang