Chapter 3.0: Project Description
3.0 PROJECT DESCRIPTION
3.1 Project Location and Area
The proposed development is located on Lot 542, 543 , 544 and part of Lot 1619 and 1620 with the geo reference marked at 5°19’58.91”N 100°17’51.82”E, 5°19’54.88”N 100°17’50.57”E and 5°19’59.27”N 100°17’47.57”E as shown in the key plan in Figure 3.1 and location plan in Figure 3.2. The total land area of the proposed site is 8923.30m2 (2.205 acres).
The project site is located behind Krystal Villa Apartment, Sg. Nibong. It is on the left hand side of Jalan Sultan Azlan Shah towards Bayan Lepas and near to Tun Dr.Awang roundabout. Access to this survey area is through the Gerbang Bukit Kecil 2 road which is connected to the main road Lebuhraya Sungai Nibong as shown in Figure 3.3.
The project site is located at the South East of the island, approximately 7.5 km from Penang International Airport, 5km to the Penang Bridge and 13km away from Georgetown.
EIA – M/s Prisma Bumiraya Sdn. Bhd. 3-1 Chapter 3.0: Project Description
Figure 3.1 Key Plan
Source: Base Map extracted by Green Acres Studio Sdn. Bhd.; June 2015.
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Figure 3.2 Location Plan
Source: Base Map Google Earth 2015; Extracted by Green Acres Studio Sdn. Bhd.; June 2015
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Figure 3.3 Accessibility
Source: Base Map: Map King 2015; Extracted by Green Acres Studio Sdn. Bhd.; June 2015.
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3.2 Land Title Details
Prisma Bumiraya Sdn. Bhd. is the registered land owner of the property. The status of the land titles are of First Grade and there is no restriction in terms of land use for residential and commercial development. The details of the land and the ownership are shown in the Table 3.1 below. Figure 3.4 - Figure 3.8 shows the Lot 542, 543, 544, 1619 and 1620 respectively.
Table 3.1 Details of Land Title
Details Lot 542 Lot 543 Lot 544 Lot 1619 Lot 1620
Location Mukim 12, Daerah Barat, Daya,Bayan Lepas, Pulau Pinang
Registered Prisma Bumiraya Sdn. Bhd. Land Owner
3047.7839 2516.6348 3358.8855 2 2 2 2 2 12140.55 m 3524.8116 m Land Area m m m (3.0000 ac) (0.8710 ac) (0.7531 ac) (0.6219 ac) (0.8299 ac)
Ownership 1101 1100 1099 623 624 No.
Geran Type GM1101 GM1100 GM1099 GM623 GM624
Land Use None Category FIRST GRADE
The land comprised in this title: shall not be affected by any provision of the National Land Code limiting the compensation payable on the exercise by the State Authority of a right of access or use conferred by Chapter 3 of Part Three of the Code or on the creation of Collector’s right of way, and
Terms subject to the implied condition that land is liable to be re-entered if it is abandoned for more than three years, shall revert to the State only if the proprietor for the time being dies without heirs; and
the title shall confer the absolute right to all forest produce and to all oil, mineral and other natural deposits on or below the surface of the land (including the right to work or extract any such produce or deposit and remove it beyond the boundaries of the land).
Restriction None
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Figure 3.4 Lot 542
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Figure 3.5 Lot 543
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Figure 3.6 Lot 544
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Figure 3.7 Lot 1619
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Figure 3.8 Lot 1620
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3.3 Surrounding Land Use
Figure 3.9 shows that the immediate surrounding area of the project site. There are mixtures of residential and commercial land use in the surrounding area of the project site. The project site is located at the North-East part of Tun Dr.Awang roundabout. Few residential area and shopping complex i.e Bukit Jambul Complex is situated along Jalan Tun Dr. Awang before reaching the project site.
The immediate area to the south east of the site is fairly developed area with mostly medium to high cost residential areas i.e. Krystal Court Condominium and Melanti Apartment.
The land use along Jalan Sultan Azlan Shah are mainly schools such as SMK Sg. Nibong, SRJK(C) Shih Chung, SRJK(C) Kwang Hwa and also a police station. The project site is located in a relatively high value land area in Penang. Therefore, the project in this area should provide favorable returns and benefits in line with the development patterns and needs, both socially and economically.
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Figure 3.9 Surrounding Land Use
Source: Base Map Google Earth; Extracted by Green Acres Studio Sdn. Bhd.; June 2015.
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3.4 Project Concept
The project site is located at General Residential Zone where residential and commercial development are allowed in this zoning. The development component is only residential units. The objective of the project is to create a well-planned living environment that encompasses all the necessary facilities for the benefits of the residents. The project has also been planned taking into consideration the conformity of land use with the existing housing schemes in Bayan Lepas to form a larger urbanized precinct in the region as well as to preserve and conserve the uniqueness of natural environment in the area.
Grand Merritt is a freehold condominium located in Sungai Nibong, Penang. Other developments in the area include Krystal Villa, Krystal Court Townhouse and Krystal Point.
Grand Merritt is of a medium density, as there are only eight (8) units per floor, and is serviced by fourth (4) elevators, which is plenty although there are as many as 36 storeys. Grand Merritt has a total of 191 condominium units with one type of layout available, ranging from 3+1 bedrooms, and 2 bathrooms. All units come with 1,200 sf.
Grand Merritt has plenty to offer in terms of security; there is perimeter fencing demarcating the entire 2.2-acres. There are also several CCTV cameras within the grounds, patrolled by a team of well-trained security guards at all times.
Grand Merritt offers a nature infused lifestyle, as it offers a host of nature inspired recreational facilities that take full advantage of the lush surroundings. There are many nature-oriented attractions including trees and a green maze for residents to frolic and commune with nature. Other facilities include a multi-purpose hall, squash, children's play area, barbecue area, exercise corner, gymnasium and rooftop infinity pool.
The planning concept for the project is towards a “sustainability and environmentally priority concept” which takes into account the existing topography, the suitability of access road, adjacent developments and other related factors that make it a challenging site to develop. In this concept, all development platforms and roads would, as much as possible, following the existing contour lines so as to minimise earth work. Environmental sensitive areas, especially the land at the higher profile, will be left untouched.
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3.5 Development Component
3.5.1 Residential Development
The project consists of a block of 36 storey condominiums. Other supporting components comprise of parking podium, community facilities, public amenities and utilities needed for the scheme. The overall development components based on the proposed master layout plan are outlined as follows and in Table 3.2:
24 Storey Condominium (191 units) 12 Storey Car Park with Recreation Facilities
Table 3.2 Development Components
A) Project Site
1. Location Lot 542, 543 , 544 and part of Lot 1619 and 1620 Gerbang Bukit Kecil 2 Mukim 12, Daerah Barat Daya, Pulau Pinang.
. 2. Area Lot 542 = 3,047.78m2 0.753 ac. Lot 543 = 2,516.63m2 0.622 ac Lot 285 = 3,358.89m2 0.830 ac. Jumlah : = 8,923.30 m2 2.205 ac.
3. Pengiraan Ketumpatan
i. Jumlah Keluasan Tanah Keseluruhan = 2.205 ac (8,923.30m2)
ii. Ketumpatan Maksimum = 87 unit/ac or
= 2.205ac x 122,000 kp
= 269,010 kp
iii. Jumlah Unit Pangsapuri Yang Dibenarkan = 2.205ac x 87 unit/ac
= 191 unit
iv. Jumlah Ketumpatan Yang Dicadangkan = 191 unit / 2.205ac
= 87 unit /ac
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4. Pengiraan Keperluan LC Dan LMC
i. Keperluan LC = 15% Daripada Jumlah Unit Yang Dicadangkan
= 191 unit x 15%
= 29 unit
ii. Keperluan LMC = 15% Daripada Jumlah Unit Yang Dicadangkan
= 191 unit x 15%
= 29 unit
*Keperluan LC & LMC akan disediakan di atas Lot 332, Mukim 3, Daerah Barat Daya.
5. Pelan Dasar / Pengezonan Tanah MBPP
Lot-lot 542,543 dan Zon Perumahan Am
6. Agihan Rumah Kawalan Harga
Harga Jualan Bilangan Keluasan Lantai Jumlah Peratusan Seunit (RM) Unit Seunit (kp) Keluasan (kp)
5% drp. 191 unit <200k 10 650 6,500
15% drp. 191 <300k 29 700 20,300 unit
5% drp. 191 unit <400k 10 750 7,500
Jumlah 49 2,100 34,300
*Penyediaan rumah kawalan harga akan disedakan Lot 94 & 95, Mukim E, Daerah Barat Daya.
7. Pengiraan Keperluan Depo Sampah
Perkara Diperlukan Disediakan
Depo Sampah
Jumlah unit = 191 unit 8 tong 8 tong dengan ruang kitar semula
191 unit / 25 =7.64 tong
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8. Pengiraan Ketumpatan Bangunan
Area per floor No. of floor Total area, m2 Height,m Volume, m3
Level 1 1,646.40 1 1,646.40 5.9 9,713.76
Level 2 1,646.40 1 1,646.40 3.3 5,433.12
Level 3 2,390.00 1 2,390.00 3.3 7,887.00
Level 4 2,451.00 1 2,451.00 2.8 6,862.80
Level 5 - 8 2,478.00 4 9,912 2.8 27,753.60
Level 9 2,478.00 1 2,478 4.2 10,407.60
Level 10 - 23 1,211.90 14 16,966.60 3.3 55,989.78
Level 24 1,211.90 1 1,211.90 4.2 5,089.98
Level 25 - 33 1,211.90 9 10,907.10 3.3 35,993.43
Level 34 1,211.90 1 1,211.90 6.0 72,714.00
Level 35 1,211.90 1 1,211.90 6.0 72,714.00
TOTAL BUILDING VOLUME 179,673.87
9. Pengiraan Kemudahan Masyarakat Bangunan Pangsapuri *Anggaran Penduduk = 191 unit x 5 orang = 955 orang
Kemudahan Diperlukan Disediakan Lokasi Catatan Masyarakat (mp) (mp) i) Kawasan 3,820.00 382.00 Di atas tapak Lapang/Ruang (10% yang Harta Rekreasi diperlukan 3,8200.00 Ruang bersama di di tapak rekreasi Tidak bawah Akta 382.00mp) tingkat*** diserah Hakmilik Strata ii) Dewan 191.00 191.00 Tingkat**
Jumlah kecil 4,011.00 4,011.00 iii) Surau 95.50 95.50 Tingkat** Tapak surau diserahkan kepada MAINPP iv) Tapak Ibadat 95.50 95.50 Tingkat** Tidak diserahkan Lain
Jumlah Keseluruhan 4,202.00 4,202.00
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10. Pengiraan Tempat Letak Kereta/Motosikal
Bangunan Pangsapuri (Bilangan unit = 191unit )
Perkara Diperlukan Disediakan
Tempat Letak Kereta 191 x 2.1 = 401 Petak 401 Petak
191 unit Pangsapuri
2 Petak/Unit + 10% Pelawat
Tempat Letak Motosikal 191 x 0.6 = 115 Petak 115 Petak
191 Unit Pangsapuri
0.5 Petak/Unit + 10% Pelawat
11. Pengiraan Tapak Penjaja
Perkara Diperlukan Disediakan
Tapak Penjaja 14 Gerai x 120kp /Gerai Bayaran Sumbangan =1,680kp Bagi Menggantikan i) 100 Unit yang pertama = 10 Gerai Penyediaan Tapak Penjaja ii) Baki 91 Unit = 91/25 = 4 Gerai
Jumlah 14 Gerai (1,680kp)
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Figure 3.10 shows the Master Layout Plan. Key environmental features incorporated into the project layout and landscaping are:
. Car park podium is design with minimal building footprint on a small amount of available ground space and using Caisson as foundation. Caisson is a cylinder or hollow box that is sunk into the ground to a specified depth by auguring a deep hole into the strata. The cylinder or box is then back filled with concrete, thus creating the foundation. The caisson foundation will reduce vibrations and has slightly less noise. Since the foundation is based on piers, there are less vibrations that will upset the structure. This type of foundation will keep the soils underneath the building or structure from moving vertically. Since soil will settle over time, the building or structure on top of the soil will also settle. This can cause major structural damage. Since a caisson foundation is drilled into the earth and large concrete filled cylinders are placed within the ground rather than on top, the settlement of the soil will not cause many difficulties for the building or structure. A centralised waste receptacle and collection area will be provided together with an area for waste recycling bins. Strict security and well maintained private internal driveway to increase the protection towards the residents Varieties of facilities provided in the club house for entertainment and social interaction.
The natural environmental features shall be maintained together with some, sustainable living (mini garden), and health and fitness (gymnasium and jogging tracks) for personal wellness and health improvement.
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Figure 3.10 Master Plan
Source: Green Acres Studio Sdn. Bhd.; July 2015( Refer Appendix C for bigger layout).
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3.6 Implementation Schedule
The proposed Earthworks Implementation Schedule is shown in Table 3.3. Due to the size of the project site and taking in consideration the potential environmental impacts, the entire earthworks will be carried out at one go (only one main phase) over a period of 13 months. The time frame takes into account the period required for earthworks and site preparation works.
The overall implementation schedule consists of preliminary stage, i.e. plan submission and approval, soil investigation, commencement of earthwork, road and drainage, sedimentation pond, tree planting and services. This is followed by main building work and common facilities.
The project proponent has pointed out that the above schedule is tentative as per the current project planning and it could, if necessary, be adjusted in order to reduce any significant adverse impact on the environment.
Proposed Development: Estimated 36 months (January 2016 – January 2019)
Some key considerations that have been incorporated in project schedule planning that is of importance for environmental management during the construction phase include:
Due to the relatively small size of the project site, the earthworks will be expedited and developed in one phase, which will minimise the duration of exposure of slopes to erosion. Construction of mitigation measures shall be carried out before earthworks commence. This is particularly important for erosion and sedimentation control mitigation measures, like perimeter drainage and sediment basins, which need to be in place before the commencement of earthworks. Earthworks will be scheduled during the non-rainy season as best as practicable to minimise erosion and sedimentation. Completed sections will be stabilised upon completion of works to minimise areas exposed to erosion the minimum practicable at any given time. Areas on steep slopes in hilly terrain will be retained as buffer zones with its natural vegetation intact.
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Table 3.3 Earthwork Implementation Schedule
Estimated Month Month Month Month No. Tasks Month 1 Month 2 Month 3 Month 4 Month 5 Month 6 Month 7 Month 8 Month 9 Duration 10 11 12 13
Construction 1 49 weeks Period
2 Preliminary 12 weeks
Temporary 3 Building & 8 weeks Services
Fence & 4 4 weeks Gate Site Clearing 5 12 weeks / Control Measures
6 Earthwork 40 weeks
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3.7 Project Economic and Social Benefits
The economic and social benefits generated by the project are described in the following sections:
a) Over a few hundred units of residential homes would be made available by this project. The development will reduce the shortage of residential and commercial space available in the state. The project will also bring substantial benefit to the socio- economic sector in the island.
b) With the development taking place in a suburban area, infrastructure and utilities will be constructed or upgraded accordingly. These facilities will further enhance the surrounding built-environment especially the general improvement in quality of living. A notable improvement will be upgrading of Bayan Lepas to the site.
c) During the construction period, jobs would be created. Since the construction period is likely to be spread over 1 – 3 years, there would be employment benefits to construction workers and the various professionals required to manage and supervise the construction activities.
d) Local contractors and construction material suppliers will receive an economic boost from the development of this project. This will directly support the economic performance of the construction sector in Penang throughout the construction phase.
e) During the construction as well as the occupancy stages of the project, the workers, the new housing residents and the commercial developments will spur economic activity in the vicinity particularly the food and beverage outlets, groceries, shopping centres, petrol stations, hardware stores, etc., all of which will directly enhance the socio economic benefits to the surrounding retailers and businesses.
f) During the occupancy phase of the project, there will be an enhanced demand for local goods and services which will include maintenance services like cleaning, gardening, building maintenance, swimming pool, general repair work, security services and delivery of goods.
g) The project concept also will provide opportunities to local enterprises to participate in establishing and/ or operating supporting activities within the development.
h) The State government will also benefit from the project. With the development of the land into a residential and commercial development area, quit rent collections from the residential properties will rise. The various land transaction required for this project would also generate some revenue to the government (i.e. rezoning and conversion premium, financial contribution, charges on subdivision, land title, etc.). Additionally, the local government (MBPP) would be able to collect more assessments.
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3.8 Utilities and Services
3.8.1 Water Supply
For the project, a water storage tank with a capacity of 288,197 liter/day and the suction tank with a capacity of 57,773 liter/day is proposed to cater for the needs and demand of the project. Water demand per day by the whole development once the project is fully developed is 1,500 liter/ unit. Existing 600mm pipe will tap from main pipe beside Jalan Sultan Azlan Shah. It is proposed to add on a new 180mm HDPE communication pipe.
3.8.2 Electricity
Demand on electricity on Penang would simultaneously increase with residential development. The projected demand from the project is estimated to be 1,336.15 kW and the estimated maximum demand for each condominium unit is 5.4 kW. There is 1 unit of TNB substation (double chamber) for this project. TNB will provide 415V to the building main switch boards (MSBs). The TNB intake power source to the substation will be under TNB's planning. Project site will receive 415V low voltage direct from TNB Substation.
The relevant authority, i.e. TNB Penang, has been made aware of such needs and do not foresee any problem for supplying electricity for the development. No significant impacts are anticipated except during the laying down of cables, which could result in minor noise and dust. Proper sealing of high voltage areas from intrusion is necessary and it is also a statutory requirement. Table 3.4 provide a description of the estimated load calculation.
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Table 3.4 Estimated Load Calculation
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3.8.3 Telecommunications
Telecommunication system (voice & data) shall be utilizing fibre cables that are fully underground. The service provider shall be Telekom Malaysia Berhad (TMB) together with the telecommunication system external infrastructure which includes underground manholes and G.I./ PVC pipe sleeves by developer, designed to TMB’s standards and requirements.
3.8.4 Road
Basically the development traffic shall come and leave via two major roads, i.e, Jalan Sultan Azlan Shah at the west and Lebuhraya Sungai Nibong at the South. It is anticipated that most of the development traffic would be using Jalan Bukit Kecil 2, Gerbang Bukit Kecil 1 and eventually Gerbang Bukit Kecil 2 that penetrates Lot 1619 and 1620 (an imminent development belongs to the same developer, i.e., Prisma Bumiraya Sdn. Bhd.), 12575 and 12576 (Krystal Court) as well as Lot 542, 543 and 544 (the proposed development ) to reach and leave the proposed development. An internal road network shall be built to facilitate smooth flow of traffic within the residential, commercial and hotel area within the site. Parking facilities will be provided for each phase of development to cater to the projected increase in vehicles.
3.8.5 Sewage Treatment System
The entire development has a projected population equivalent (PE) of 955. Sewage generated from the development will be connected to the existing centralized Regional Sewage Treatment Plant (STP) using 225mm pipe. The design, construction and operation of the sewerage lines will be carried out in compliance to IWK/ SPAN requirements and technical guidelines.
3.9 Project Activities
3.9.1 Project Development Process
Project development involves four sequential phases of activities, these are:-
Pre-construction Phase Site Investigation Construction Phase Site Preparation Construction Post Construction Phase Occupation, Service and Maintenance
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3.10 Site Investigation
3.10.1 Access Tracks
The project site is located at the North-East part of Tun Dr.Awang roundabout The main access to the site is through Jalan Sultan Azlan Shah and/or Lebuhraya Sungai Nibong to Jalan Bukit Kecil 2, Gerbang Bukit Kecil 1 and eventually Gerbang Bukit Kecil 2. There is a network of earth tracks within the project site which was used to access the site.
3.10.2 Site Survey
Site survey is required to obtain current spot levels in order to accurately carry out topographical mapping. A detailed survey has been carried out to pick up the existing ground levels as well as to identify the features such as tracks, trees and boulders within the site.
3.10.3 Geological and Soil Investigation
Geological and soil investigation, i.e. Site Investigation (SI), needs to be carried out to determine the site conditions, suitability of the site for the proposed project and the geological and soil profiles and structure of the site before major engineering activities can be carried out. Trial pitting, drilling and boring in selected areas is required to investigate the soil profile and structure of the site. Focus of the investigation would be at areas where buildings, roads and other structures are to be constructed as well as location of major cut and fill slopes.
3.11 Site Preparation
3.11.1 Access Roads
Main access into the project area during site preparation (and construction) will be constructed before the commencement of building construction, which will extending Lebuh Bukit Kecil to Lebuhraya Sungai Nibong. This will be the major transportation route for hauling construction materials to the site. During site preparation stage, the existing dirt tracks within the project site will likely be upgraded and used as access routes.
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3.11.2 Base Camp
Setting up of a construction base camp on site necessitates some paving and surfacing works. These include a site office (possibly a container), temporary access roads, workers camp and material storage areas. Temporary accommodation quarters, will be provided at the site to house the construction workers and it will be provided with temporary toilets and solid waste collection facilities in accordance to authority requirements. Basic utilities such as portable water that meets the WHO Drinking Water Standards and electricity supply will be provided for the base camp.
3.11.3 Demolition
As there are no permanent structures on site, demolition is not anticipated. All waste structural materials, if any, will be transported out of the site and disposed at the designated dump site that is approved by the Local Authority.
3.11.4 Site Clearing
Site clearing involves stripping the site of the existing vegetation for the proposed development and will generate biomass waste. Site clearing will be limited to areas of works and the existing vegetation will be retained as buffer zones as best practicable. The vegetation to be retained will be clearly marked on the ground using red paint/ coloured tape to ensure it is not cleared by the contractor. Secondary vegetation consisting of shrubs, grass, climbers and small trees will also be removed during site clearing.
It is estimated that about 102.62 tonne of biomass would be generated during site clearing. This is equivalent to about 13 lorry trips using 8-tonne lorries. This is based on the estimated biomass for the whole area, which is approximately 230 tonne/ha (i.e. 0.89233 hectares generates 205.24 tonne for the whole site; with an estimated 50% of the biomass generated as waste, thus biomass waste generated will be equivalent to 102.62 tonnes).
The wood of cut trees would be salvaged as best practicable. Tree branches and leaves will be will be chipped into smaller pieces and composted on site for use in landscaping works if practicable. Alternatively, cleared biomass will be disposed at the Jelutong dumping site located at Tun Dr Lim Chong Eu Expressway opposite of the Jelutong Centralized Sewage Treatment System, (Figure 3.11) via the transportation route shown in Figure 3.12.
Before commencement, a permit will be obtained from MBPP for dumping plant residue at the disposal area and the appointed contractor shall comply with conditions stipulated in the permit. Transportation of biomass will be scheduled at non-peak hours to avoid traffic congestion
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Figure 3.11 Location of Jelutong Dumping Ground
Source: Base Map Google Earth 2015.; Extracted by Green Acres Studio Sdn. Bhd.; June 2015.
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Figure 3.12 Transportation Route to Jelutong Dumping Ground
Source: Base Map Mapking 2015; Extracted by Green Acres Studio Sdn. Bhd.;June 2015.
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3.11.5 Earthworks
Earthworks typically involves cutting, grading, filling and levelling of ground within the project site in accordance with the proposed platform levels as designed by the civil & structural (C&S) engineer. Heavy machinery such as bulldozers, excavators and compactors will be used.
Proposed Cut and Fill Layout for the project that has been designed to balance cut and fill within the site as best practicable shown in Figure 3.13. All cut and fill earth (estimated at about 15,507.98 m3 and 650.04 m3 respectively) will be contained within and backfilled at the project site as best practicable. As the site consists of completely decomposed granitic soil which is suitable to be used as fill material, thus no imported earth is required for earth filling. Therefore, the remaining surplus excavated earth of about 14,857.94 m3 will be exported to a dumping ground approved by local authorities at the time of construction by the appointed contractor.
Figure 3.13 Location of Cut and Fill
Source: WEA Engineers & Associate Sdn. Bhd.,(Refer Appendix C for bigger layout)
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For environment protection work, particularly soil erosion and sedimentation control, the areas being filled or levelled will be compacted immediately so as to avoid soil movement and muddy ground in the project area. The project layout has been designed to preserve the natural terrain as much as possible and to minimise cutting of earth. Effective slope protection measures will be implemented in a timely manner whenever necessary. A site specific Erosion and Sedimentation Control Plan (ESCP) has been prepared and is showed in Chapter 6 & Appendix C.
Rock materials, such as boulders and bedrock will be drilled and excavated for construction of building foundations and for slope stabilisation. Based on the information available at the time of preparation of the EIA, the SI and the Earthworks Plan prepared by the C&S Engineer, blasting works is anticipated to be required. Before the contractor carries out any blasting works prior written permission shall be obtained from Jabatan Mineral dan Geosains (JMG) and DOE shall be duly notified before any such activities commences.
3.11.6 Soil Excavation
Based on the proposed and approved site formation plan, the surveyor is required to peg the initial excavation point/or line on top of the proposed cut gradient to guide the excavator. Excavated loose earth shall be transported to fill areas, spread and compacted with an 8 – 10 ton roller in layers not exceeding 450mm.
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3.11.7 Backfilling
Areas to receive fill shall be cleared of vegetation and any boulder of size exceeding 150mm. The ground shall be benched before backfilling if the existing ground is a slope with gradient steeper than 1V:4H. Fill shall be placed in layers of thickness not exceeding 450mm and properly compacted by means of 8 – 10 tons roller to at least 95% of the maximum dry density as determined by the Standard Proctor Compactor test.
In order to ensure proper compaction on the slope face, all filled slopes shall be over filled with minimum 2.0 meters beyond the proposed final face and then trimmed back to the required final face following the proposed gradient.
3.11.8 Rock Excavation, Drilling and Blasting
The SI report revealed that drilling and blasting during site preparation is required since the site contains a certain amount of rocks and boulders at relatively shallow depth in certain locations. Rock excavation is anticipated for this project site. Where rock excavation is required, it is anticipated to be carried out by open pit blasting employing controlled blasting and adhering to stipulated blasting safety protocols. Prior to commencement of any blasting work, the blast design shall be prepared by a registered Professional Mining Engineer and submitted to JMG for approval. The Professional Mining Engineer shall also prepare blasting reports for submission to JMG as required. A blasting permit shall be obtained from JMG and the Royal Malaysian Police prior to commencement of the blasting work.
Whenever rock blasting is required, the qualified specialist blasting contractor’s registered shot firer shall carry out the blasting using delay detonator to break a blast into a number of sequential detonations for the purpose of reducing the ground vibration. Each and every blasting operation shall be monitored using vibration monitoring equipment.
The Blast Log for every blast shall be submitted officially to JMG, Police and Engineering Department of MBPP two (2) days before any blasting operation. The monitoring record shall be submitted to the same within two (2) days after each blast.
All specifications, safety and precautionary requirements set out by the Police and JMG shall be strictly adhered to when carrying out each and every blast. The vibration shall be controlled to not exceed 5mm/sec of the particle velocity at distance of 50 meters and 125dB sound level. Under certain conditions and as may be advised by the geotechnical engineer, excavation of small quantities of rock may be required to be carried out using chemical or pneumatic cracking/ breaking method.
When drilling takes place, the “hydraulic crawler drill” typically used to drill the holes as the preliminary preparation for blasting shall be equipped with effective air pollution control equipment. “Delayed blasting technique” shall be applied in accordance to the
EIA – Prisma Bumiraya Sdn. Bhd. 3-32 Chapter 3.0: Project Description approved blasting plan. The explosive normally used in blasting includes ANFO (ammonium nitrate & fuel oil) and ‘Emulite’ (high explosive) shall be handled by a competent shot firer in accordance to standard safety procedures.
Blasting will yields a wide spectrum of rock sizes. Some are too large to be transported. For these rocks, size reduction can be done by using drop hammers to reduce them to a suitable size for convenient transportation. These rocks could be reused within the site either for road construction or landscaping.
Proper blasting procedure to ensure safety shall be adopted as follow: a) Give clear warning to workers on site and residents in the surrounding area. Blasting warning signboards will be placed in front of the site main gate. b) The shot firer shall ensure no people are in the vicinity of the blasting area. No person or vehicle shall enter the blasting area 15 minutes before and after the blast. c) Proper logging of explosives used; sketch plan of blasting design, seismograph reading shall be kept up to date and made available for inspection. d) Safety officer of the blast controller shall drive around to survey the area and cross check with sentries using walkie-talkie to ensure all is in order. He shall give the final signal for the shot firer to blast. The shot firer shall at no time be allowed to blast without a final clear signal from the blast-controller to blast using a green flag. e) Before firing the blast, a siren shall be sounded until the shot firer announces the blast is over and safe to start work again. A red flag and warning signs will be erected to indicate “Blasting and Progress”, “No Entry”, “Danger Zone” in Malay or English language at suitable places. f) All company’s personnel and workers in the vicinity of the blast site and resident of surround areas will be informed of the intention to blast together with details of dates and times of each blast. g) The explosives regulations will be strictly observed whilst explosive are in use for the blasting operations on site. A Police permit must be obtained and police escorts must be present for each blast. h) After all the electric detonators are connected, an ohmmeter shall be used to check for proper connection.
Post blast inspection must be carried out by the shot firer. The registered shot firer must give the clearance after the blasting before people are allowed into the blasting zone.
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3.11.9 Drainage Works (Surface Drainage)
The main purpose of surface drainage is to maintain the stability of the slopes by reducing infiltration and erosion of soils caused by surface runoff especially during heavy rainstorms. The slope drainage system should collect runoff from both the slope and the catchment at the upslope areas and divert the flow to designated points of discharge. The temporary and permanent drainage system and the capacity of the surface drains (cut-off drains, berm drains, etc.) shall be designed with appropriate hydrology and hydraulic input with due consideration of the service period of the drain.
Diversion channels and main drains will be constructed to divert surface run-off into a series of silt traps for settlement of silt prior to discharge into a downstream surface drainage. The drainage network to be constructed includes digging and laying of concrete drains and placement of culverts where necessary. Construction of a retention system will also be undertaken to prevent excessive peak flows and potential downstream flooding.
3.11.10 Road Development
Road that access to the site already well paved and constructed as proposed in the TIA report (Appendix D). Jalan Bukit Kecil 2 will be used as access from the main road, Lebuhraya Sungai Nibong into the site. Upgrading the existing road, reroute the traffic flow directions, junction upgrading or modification, and relocating bus stations will be studied using the VISSIM models.
3.11.11 Transportation
Transportation of construction machinery, building materials and workers is required during the construction phase of development. This activity needs substantial and frequent mobilisation of heavy trucks and lorries throughout the construction stage. In addition, transportation and the export of wastes and construction materials are expected to contribute in the increase traffic flow from the project site to the existing road. Use of signalman to ensure safety at road access into public roads is recommended. Transportation will be scheduled to avoid peak hours and night time.
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3.12 Construction
3.12.1 Construction of Buildings and Facilities
Construction of buildings, roads and other infrastructure is likely to involve excavation, piling, concreting, paving and/or other works in which heavy machinery such as excavators, piling machines, concrete mixers, compressors and generators will likely be used. Materials such as aggregate, cement, sand, timber and steel will be required in large quantities during construction. Substantial truck movements to bring in these materials should therefore be expected. In addition, a sizeable labor force will also be housed at the project site.
For concreting works, using ready mixed concrete will circumvent the need for batching large quantities of concrete on site and hence alleviate the generation of dust, noise, cement washings and other environmental impacts associated with large scale concrete batching works. However, this option will increase local traffic due to cement mixer trucks moving in and out from the site. If the contractor intends to erect a concrete batching plant within the project site, prior written notification shall be submitted from DOE Penang before installation.
3.12.2 Development of Utilities
Utilities to be developed include water supply, electricity supply and telecommunication facilities. Based on the proposal, the source of water supply will be tapped from PBA’s main pipeline at Jalan Tanjung Bungah. Electricity supply to the whole development will be tapped from a proposed new substation to be located at the site.
3.12.3 Equipment and Machinery Operation
Construction activities will require deployment of notable numbers of equipment and machinery that will be operated within the site. Vehicles and machinery likely to be operated include excavators, bulldozers, trucks and lorries, while the equipment used comprise of compressors, blowers, pumps, concrete mixers and generators. Written notification is required from DOE Penang prior to installation and operation so of generator sets that consume liquid fuel exceeding 15 litres/ hour. Good maintenance service would be necessary for the prolong operation of the construction machinery and equipment and minimising air emissions and noise. Maintenance is of particular importance for pollution control devices on equipment or machinery like exhaust silencers, mufflers, dust filters and acoustic cladding.
Fuel skid tanks will be required for temporary storage for fuel for machinery and vehicles. The temporary skid tanks shall be provided with adequate impervious secondary containment (i.e. 110% capacity of the largest tank).
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3.12.4 Labour Force
Accommodation quarters in the form of temporary workers camps will be provided at the site to house the construction workers. Proper temporary toilet facilities and solid waste disposal facilities will be provided for these dwellings to ensure a safe and healthy accommodation environment. Matters concerning recruitment, environmental awareness training and supervision of environmental works will be the responsibility of the main contractor for the project. Illegal worker will be prohibited from working on the project.
3.12.5 Waste Disposal
Associated with construction activities will be the transportation of construction debris and waste during the period of project development. Building wastes such as timber and other combustible materials such as paper and plastic have to be disposed of by dumping into the local municipal’s dumping ground. Non-combustible wastes like aggregate, sand, rocks, bricks, tiles and other concrete and ceramic materials will be fine grained and use for road construction whichever practicable or otherwise disposed at dump site approved by the local authority.
Scheduled wastes generated from construction sites like used engine oil, contaminated filters and rags shall be managed in compliance with the Environmental Quality (Scheduled Waste) Regulations 2005 and DOE Guidelines.
3.12.6 Abandonment
The abandonment of the project is unlikely because the location is at a prime area suitable for housing development. However it may become a reality if the project proponent faces financial difficulties or due to unforeseen circumstances such as internal disputes or an economic downturn. Some socio-economic impacts are expected should the project get abandoned, such as creating non-aesthetic repercussions (visual) as well as providing suitable habitat for harbouring pests and disease vectors. Potential soil erosion and sedimentation as well as potential landslides will be an issue of concern at areas that have been cleared and left exposed to the elements. The details of preparing an abandonment plan for this project are described in Section 7.4.
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3.13 Occupation, Service and Maintenance
3.13.1 Solid Waste Management
Refuse collection centres and rubbish bins will be provided at several strategic locations within the site to facilitate garbage collection. Although almost 80% of the collection of household solid waste has been tendered to private contractor, solid waste generated from this development will still be collected by the Urban Services Department of MBPP and disposed at the municipal’s landfill site. Currently, Pulau Burong in the Seberang Perai South District has been designated for this purpose.
In line with the environmental sustainability concept, waste recycling bins will be provided together with a centralised refuse collection centre to encourage recycling of paper, glass and metal waste generated.
3.13.2 Reticulated Services
The utilities for the development will be aesthetically designed to be underground. Service and maintenance works will be required for reticulated services such as water supply, electricity supply, telecommunication services and sewerage facilities during the occupancy phase. These service demands will eventually generate additional employment opportunities to the locals.
3.13.3 Road Traffic
According to the Traffic Impact Assessment report (TIA); in terms of Level of Service (LOS), the study findings indicate that trip generation at the intersections of the existing roads, particularly Jalan Sultan Azlan Shah (at – grade level), Lebuhraya Sungai Nibong and Jalan Bukit Kecil 2 are expected to be increased approximately 8% - 9% in the next three years. Mitigations and recommendation to alleviate the traffic impact cause by the development is discussed in Chapter 6.
3.13.4 Conservation Works
Conservation works will be necessary for protection of the environment as well as the safety aspect of physical properties. These shall include stabilisation of buildings and retaining structures. Other forms of protection would be the conservation of designated green areas where the existing vegetation will be retained. Priority conservation areas shall include buffer zones along existing residential areas, steep slopes and natural valleys, which will retain habitats for wildlife, minimise erosion and mitigate impacts to adjacent residential areas.
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3.13.5 General Maintenance Works
This is the management task for ensuring all the properties within the project area are functioning well and pose hassle-free services to residents. General maintenance on external infrastructure shall cover maintenance and repair of roads and drainage system. Maintenance works for vegetated areas shall include recreational parks, landscaped buffer, outdoor sports centre and community facilities. Other repair and maintenance works that need to be carried out for buildings, food stalls and associated facilities. Repair and maintenance works typically generate small quantity of construction or landscaping biomass waste which will be properly disposed off using licensed solid waste disposal contractors to ensure proper disposal.
3.14 Summary of the Project Activities
A summary of project activities for housing development is presented in Table 3.5 together with the project specific comments noted.
Table 3.5 Summary of Project Activities
Project Development Description Process 1. Site Investigation a) Site Survey For spot levels and topographical mapping Required trial pitting, drilling and boring in some areas b) Geological And Soil Investigation Investigation is focused towards areas where buildings, roads and other structures are to be constructed.
c) Land Acquisition And Had been acquired Relocation Relocation and compensation not applicable 2. Site Preparation
Main excess during site preparation (and construction) will be constructed before construction of proposed building a) Access Roads Hauling construction materials to the site: Lebuhraya Sungai Nibong – Jalan Bukit Kecil 2 Site preparation stage: access road already well paved.
Site office base (container) Temporary access road Workers’ camp b) Base Camps Material storage areas Temporary workers camp including toilets, solid waste disposal facilities and basic utilities
c) Demolition No demolition
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Project Development Description Process Retained vegetation: clearly marked on steep slopes Secondary & unwanted vegetation: will be removed d) Site Clearing Biomass: obtain permit and properly disposed at dump site approved by MBPP
Involve cutting, grading, filling and leveling of ground within the project site e) Earthworks Rock materials: will be drilled and reused as best possible
Surveyor shall peg the initial excavation point/or line on top of the proposed cut gradient to guide the excavator Incomplete trimmed slope: covered up with a polythene sheet Complete trimmed slope: turfed immediately f) Soil Excavation Stabilization work: shall be carried out as soon as the slope has been formed Permanent concrete berm drains: to ensure surface runoff is diverted from flowing over the exposed slopes Excavated and loose earth: transported to fill areas, spread and compacted The ground shall be benched before backfilling and all g) Backfilling backfilled areas shall be compacted
The blasting design shall be prepared by a Professional Mining Consultant and approved by JMG A blasting permit shall be obtained from the Police prior to commencement of the blasting work A qualified specialist blasting contractor shall carry out the rock blasting and all blasting works shall be carried out by a competent shot firer. Blast log shall be submitted two days before any blasting h) Rock Excavation, operation. Drilling And Blasting Blasting reports shall be prepared by a Professional Mining Consultant and submitted to JMG All specifications, safety and precautionary requirements set out shall be strictly adhered A qualified blasting consultant will take charge of the submission of design drilling and blasting activities. Blasted rocks could be reused for road construction or landscaping.
Includes digging and laying of concrete drains and placement of culverts i) Drainage Works Design, construction and maintenance of proper surface drainage j) Road Development Access road already well paved. Transportation will be scheduled to avoid peak hours k) Transportation and night time.
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Project Development Description Process 3. Construction a) Construction Of Construction of buildings, roads and other infrastructure Buildings And will involve excavation, piling, concreting, paving and/or Facilities other works. b) Development Of Utilities to be developed include water supply, electricity Utilities supply and telecommunication facilities. c) Equipment Good maintenance necessary for the prolong operation &Machinery Operation or machinery and minimising air emissions and noise Workers camps shall be provided with temporary toilet d) Labour Force facilities and solid waste disposal facilities Construction waste: shall be disposed at a dumpsite approved by MBPP e) Waste Disposal Scheduled wastes: shall be managed in compliance with the Environmental Quality (Scheduled Waste) Regulations 2005.
Impacts: non-aesthetic repercussions (visual), potential f) Abandonment soil erosion and pest and mosquito breeding sites To prepare abandonment plan
4. Occupation, Service and Maintenance Refuse collection: collection centers and rubbish bins will be provided at several strategic locations to facilitate a) Solid Waste garbage collection Management Waste recycling: bins will be provided and the centralized refuse collection centre to encourage recycling b) Reticulated Services Service and maintenance works will be required There will be an increase in road traffic on Jalan Bukit c) Road Traffic Kecil 2, Lebuhraya Sungai Nibong and Jalan Sultan Azlan Shah (at-grade level). Stabilization of building and other retaining structures d) Conservation Works Conservation of designated green areas e) General Maintenance Maintenance and repair of roads, drainage system, Works building, and associated facilities.
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