EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai , Daerah , Johor Darul Takzim

EXECUTIVE SUMMARY

I. Introduction to the Proposed Project

This preliminary Environmental Impact Assessment (EIA) study is carried out for the Proposed Mixed Development (Residential and Commercial) (429.22acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim. The land is owns by YPJ Plantations Sdn. Bhd. and is to be developed by Intact Corporate Approach Sdn. Bhd. The locality of the Project Site falls under the jurisdiction of Majlis Daerah Kota Tinggi. A Site Suitability Assessment (Penilaian Awal Tapak) has been submitted to the Department of Environment (DOE) Johor on 13 th January 2016 and the department has no objection to the proposed development pending an EIA report submitted for approval.

The Project Site is situated within the District of Kota Tinggi, Johor Darul Takzim. The proposed Project Site is surrounded by oil palm plantation with the nearest development would be existing YPJ College (300m) and Orchard Golf and Country Club (1km). The proposed Project Site is located approximately 14km northeast from and 30km west from Kota Tinggi. The geographical location of the proposed Project Site is at latitude of 1°43’46.37”N, 1°43’19.18”N, 1°43’22.50”N, 1°43’10.49”N, 1°43’30.98”N and 1°42’47.51”N with a longitude of 103°41’32.27”E, 103°41’36.56”E, 103°41’52.45”E, 103°42’12.52”E, 103°40’59.57”E and 103°41’26.09”E. General location of project site is shown in Figure A . Jalan Kulai – Kota Tinggi (FR94). North-South Highway  Exit from Kulai  Jalan Alor Bukit  Jalan Besar  Jalan Kulai – Kota Tinggi (FR94).

At present, the Project Site mainly consists of oil palm trees, shrubs and ponded area. Based on the survey plan, there are some existing pond on the north, south and eastern portion with the Project Site. Due to limitation of access road to the Project Site, the current condition can only be viewed from Jalan Kulai Kota Tinggi (FR94) and Jalan Sungai Tiram. The current site condition of the Project Site is shown in Figure B.

The proposed Project is a mixed development which falls under item 14 (c) (i) and 18 under the First Schedule of the Environmental Quality (Prescribed Activities) (Environmental Impact Assessment) Order, 2015 made under Section 34A of the Environmental Quality Act (Amendment) 2012.

Based on ‘Draf Rancangan Tempatan Daerah Kota Tinggi 2020’, the proposed Project Site lies within Blok Perancangan 4 (BP4) – Kota Tinggi under Blok Perancangan Kecil (BPK) 4.3 that is designated for housing development (“ kediaman” ).

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim

Figure A: General Location of the Project Site

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim

Figure B: Current Situation of the Project Site

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim

The parties involved in this development are:- i. Project Proponent / Land Owner YPJ PLANTATIONS SDN. BHD. Aras 3, Wisma YPJ Holdings, 5, Jalan Sri Perkasa 1/3, Taman Tampoi Utama, 81200 , Johor. Tel.: 07-241 6651; Fax.: 07-241 6652 Attn : Haji Zainudin Haji Othman ii. Developer INTACT CORPORATE APPROACH SDN. BHD. No. 3A-18, Jalan PJU 8/3, Bandar Damansara Perdana, 47820 Petaling Jaya, Selangor Darul Ehsan. Tel: 03-7710 0502; Fax: 03-7710 0503 Attn.: En. Zakbah Harun iii. Project Management Consultant Tribeca Real Estate Asset Management Sdn. Bhd. Suite 7.02, Level 7, WORK@Clearwater, Changkat Semantan, Damansara Heights, 50490 . Tel: 03-2093 0018; Fax: 03-2093 0108 Attn : Mr. Eddy Yau iv. EIA Consultant

EUROPASIA ENGINEERING SERVICES SDN. BHD. (239233-K) No. 63A-2 & 65-2, Petaling Utama Avenue, Jalan PJS1/50,Taman Petaling Utama, 46150 Petaling Jaya, Selangor Darul Ehsan. Tel. : 03-7783 3639/40; Fax. : 03-7784 3200 Attn. : Ms. Geetha P. Kumaran (C0020) (EIA Study Team Leader)

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim v. Civil and Structural Engineer

SLP Perunding Sdn. Bhd. 10A, Lorong Datuk Sulaiman Satu, Taman Tun Dr. Ismail, 60000, Kuala Lumpur, Tel: 03-7728 6887; Fax: 03-7727 8372 Attn.: Ms. Alison Shreenawathi

vi. Mechanical and Electrical Engineer

Nitro Venus Sdn. Bhd. B-3A-13A, The Tube Prima Avenue, Jalan PJU 1/39, Dataran Prima, 47301 Petaling Jaya, Selangor Tel: 03-7886 8864 2088; Fax: 03-03-7886 8864 Attn.: Mr. Shim Hui Chin

vii. Planning & Development Consultant

Architect BEP Akitek Sdn. Bhd. 6th & 7 th Floor, Bangunan 3M, 6A Persiaran Tropicana, 47410 Petaling Jaya, Selangor Darul Ehsan. Tel: 03-7806 1888; Fax: 03-7806 2882 Attn.: Mr. Eason Lee

Planner Consortium Aki-Planner No. 84-01, Jalan Indah 1/1, Taman Kempas Indah, 81300 , Johor Darul Takzim. Tel : 07-558 9014; Fax : 07-558 9015 Attn.: Dato’ Dr Hj. Yusof Bin. Hj. Ahmad

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim vii. Surveyor So Sun Sing Sdn. Bhd. 43-03, Jalan Permas Sepuluh/2, Bandar Baru , 81750 Johor Bahru, Johor Darul Takzim. Tel.: 07-386 2822; Fax.: 07-386 2922 Attn.: Mr. Kelvin So viii. Traffic Consultant RUNDING TRAFIK MZK SDN. BHD. F-9-3A, Block F, Setia Walk, Persiaran Wawasan, Pusat Bandar Puchong, 47160 Puchong, Selangor Tel: 03-58791611 Fax: 03-58791612 Attn.: En. Mohammad Razif Mat Shah ix. Appointment of Accredited Analytical Laboratory

Spectrum Laboratories (Johore) Sdn. Bhd. (SAMM No.: 244)

18A, Jalan Molek 2/5, , 81100 Johor Bahru, Johor Darul Takzim. Tel.: 07-353 9288 Fax: 07-358 1088 Attn.: Mr. Casey Kan

II. The Existing Environment

Physical Environment a. Topography • From the topography survey plan, the morphology of the Project Site is generally characterised as undulating terrains with average elevations ranging from RL30m to RL60m above mean sea level (msl). • The highest ground (RL 65.003 m) lies on the peak of a hill at the southern portion of the Project Site while the lowest ground (RL 18.543 m) is situated at low lying area in the northern portion of the Project Site. • Based on the slope gradient analysis, approximately 98.28% of the Project Site (i.e. 421.85 acres) has slope gradients less than 15 o while only 1.72% of the Project Site (i.e. 7.37 acres) has slope between 15 o - 25 o in gradients.

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim b. Hydrology • The Project Site is drained by a three (3) tributaries of Sg. Semangar along the northwestern boundary, the middle portion and along the southeastern boundary of the Project Site, which all three (3) tributaries flow towards northeast across Jalan Kulai - Kota Tinggi (Federal Route 94) prior to discharging into Sg. Semangar. • Sg. Semangar flows eastwards into Sg. Johor near Kg. Semangar which eventually discharge into Straits of Johor near Tg. Surat after flowing across Kota Tinggi. • There are three (3) water intake points namely Kota Tinggi water intake point near Kg. Semangar, Johor Bahru water intake point near Kg. Sungai Telor and PUB Singapura water intake point near Kota Tinggi located approximately between 12km, 19km and 26.5km downstream of the Project Site, respectively. c. Geology and Soil • The Project Site is situated on the consolidated stratified rocks of Jurong Formation which are made up of mainly clastic sediments and volcanic tuffs and lavas. • Based on the Reconnaissance Soil Map (2002), published by Kementerian Pertanian, , the Project Site is situated on Rengam – Jerangau Association which is developed from granite rocks with finer textured and better structure. • According to the Hydrogeological Map of Johor (2008), published by Jabatan Mineral dan Geosains (JMG) Malaysia, the entire Project Site is located on high potential aquifer regime of this region. d. Landuse • Agricultural land areas are the prevalent landuse, with a total of 25,455.03 ac. (93.54% of the impact area). • The main cultivated crops in the vicinity of the Project Site are oil palm and mixed horticulture (village). Most of the oil palm and mixed horticulture (village) Ladang Yayasan Pelajaran Negeri Johor and a few Felda, i.e., Felda Bukit Ramon, Felda Bukit Besar, Felda Pasair Raja and Felda Taib Andak. • Landuse components classified under settlements & associated non-agricultural areas consist of urban and associated areas, highway / main road, recreational areas and power lines are the second predominant landuse of the impact area i.e., 752.70 acres or 2.77%. YPJ College and Orchard Golf and Country Club are the nearest urbanized areas in the vicinity to the Project Site • Landuse components classified forested land consist of idle grassland and forest are the third predominant landuse of the impact area i.e., 739.21 acres or 2.72%. Other landuse that can be found within the 5km radius are the cleared land (0.86%) and water (0.11%). • The Project Site which covers approximately 1.58% of the total impact area mainly comprises of oil palm. • Immediate receptors to the Proposed Project will be existing YPJ College on the eastern part of the Project Site. Orchard Golf and Country Club is located on the eastern boundary approximately 1.5km away while there is an existing chicken farm on the northern part of the Project Site. The nearest residential development would be Felda Pasir Raja which is approximately 3.2km on the northern area while Felda Taib Andak and Felda Bukit Ramun are approximately 3.8km away from the project boundary. Existing nearest receptors with distances of the Project Site is shown in Figure C .

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim e. Water Quality • The baseline water sampling session was conducted on the 11 th February 2016 at eight (8) water sampling points representing two monitoring sessions i.e., morning and evening. The sampling and analysis was conducted by a DSM-accredited laboratory, i.e Spectrum Laboratories (Johore) Sdn. Bhd. • The water quality is summarized in terms of Water Quality Index (WQI) as shown in Table B . The computed results showed that all sampling points fall under Class I and II of the National Water Quality Standards for Malaysia. Table B: Results of WQI Assessment

Sampling WQI Location Description Site Morning Evening Stream Water Quality

01° 43’49.5”N, Represents the downstream tributaries of Sg. 92 93 W 1 103° 41’46.7”E Semangar. (Class II) (Class I) 01° 43’49.1”N, Represents the downstream tributaries of Sg. 95 93 W 2 103° 41’46.4”E Semangar. (Class I) (Class I) 01° 13’38.3”N, Represents the downstream tributaries of Sg. 96 96 W 3 103° 40’54.5”E Semangar. (Class I) (Class I) 01° 43’84.2”N, Represents the upstream of Sg. Semangar. 95 89 W 4 103° 40’98.5”E (Class I) (Class II) 01° 43’56.9”N, Represents the middle of Sg. Semangar. 92 96 W 5 103° 41’45.5”E (Class II) (Class I) W 6 01° 43’32.3”N, Represents the middle of Sg. Semangar. 91 96 103° 40’10.8”E (Class II) (Class I) W7 01° 44’17.8”N, Represents the downstream of Sg. Semangar. 95 97 103° 42’45.6”E (Class I) (Class I) W8 01° 44’57.1”N, Represents the upstream of Water Intake of Sg. 90 95 103° 46’45.4”E Semangar. (Class II) (Class I) Source: Europasia Engineering Services Sdn. Bhd., 2016. Classification according to the National Water Quality Standards (NWQS) for Malaysia.

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim

Figure C: Distance to the Nearest Receptors of the Project Site

Adjacent Chicken Farm (Chicken Farm’s operating license will not be renewed when development starts)

~300m YPJ College

~1.5km Orchard Golf and Country Club

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim f. Air Quality • Air quality assessment was carried out from 15 th to 18 th February 2016 at three (3) sampling points as depicted in Table C. • All the six (6) parameters indicated levels within the Malaysian Ambient Air Quality Guidelines. Therefore good air quality is indicated at the Project Site and its surrounding areas.

Table C: Description of Air Monitoring Sampling Stations

Sampling Location Location Description

o Point A1 01 73’13.16”N, Near gate KYPJ and TNB House 103 o70’03.56”E

o Point A2 01 72’95.53”N, Along Jalan Kulai – Kota Tinggi 103 o69’09.33”E o Point A3 01 72’74.48”N, Near entrance of oil palm plantation 103 o68’19.92”E Source: Europasia Engineering Services Sdn. Bhd, 2016

g. Sound Level

• Noise levels at the designated sampling sites N1, N2 and N3 (same location with the air quality assessment) were determined from 7:00 a.m. to 10:00 p.m. for day-time and 10:00 p.m. to 7:00 a.m. for night-time. • The result analysis shows that existing noise level at all sampling points were above the permissible limits. High noise level is most probably attributed to the noise from the vehicles passing by the road next to sampling points and insects during night time. h. Vibration Level • The vibration level monitoring study was conducted on three (3) selected site for 8-hour period on the 18 th to 17 th February 2016. • The result analysis shows that existing vibration level at all points were within the permissible limits.

Biological Environment • Existing biological environment at the Project Site is limited to the flora and fauna composition of an agricultural estate area in Peninsular Malaysia. • Although urbanization and development activities at the Project Site surroundings, i.e., agriculture, settlements, golf course and institution, there are Environmental Sensitive Areas (ESA) within its proximity of 10-20km radius. • The nearest ESA towards the Project Site is Panti Forest Reserve (Important Bird Area – MY014) and Linggiu Lake which is located approximately 14km and 20km from the Project Site. • Floral composition of the entire Project Site is divided into two (2) types of flora which is commercial crop (oil palm - Elaeis guineensis ) and secondary shrubs.

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim

• The density of the oil palm is estimated approximately 148 trees per hectare. The oil palm trees in the Project Site are mainly old planting, which are ranged above 20 years planting. • Floral composition of the Project Site can be considered low density as there is no important forest tree encountered whilst most of the vegetation found is mainly oil palm trees, shrubs, pioneer woody plants, weeds, fern, grasses and cover crop. • Faunal study showed that fauna habitats within the Project Site and its surroundings have been disturbed by previous deforestation activities, on-going agriculture (i.e., oil palm estate) and surrounding anthropogenic activities. • Meanwhile, oil palm estates in South Johor have the frequent occurrence of Human-Wildlife Conflict. Wild boars are active in the Project Site surrounding oil palm estates such as Felda estates which it will consume young oil palm sapling or seedlings that cause the lost to the oil palm planters. • In addition, some of the oil palm estates in , , , etc. have installed electric fencing along the boundary of the estate to avoid intrusion of big wildlife such as Wild boars entering the plantations and destroy the crops. • The survey shows few types of birds’ species, small mammals, reptiles such as lizards and snake are quite common at the Project Site. • There are no traces of big size mammals are recorded and seen during the site inspection. • Faunal composition species found and to be found in the Project Site is categorized as least concern status under the IUCN Red List of Threatened Species.

Socio-economic Environment • Based on the Population and Housing Census of Malaysia 2010, the total number of population in Mukim Ulu Sungai Johor was 33,554 people. • The projected additional population when the proposed Project is operational would be in the region of 43,210 PE. The proposed development will see more than 100% increment towards the total projected population within the Mukim when the Project is fully operational. • Based on the site survey and information obtained from the Project Proponent, there was no activity observed within the proposed project site. There were also no structure nor workers inhabiting the project site. • In terms of socio-economic entities, the immediate surroundings of the project was not laden with major activities. • There is an existing learning institution i.e. YPJ College on the eastern direction of the project site about 300m away. Further on the eastern direction is the Orchard Golf and Country Club which is approximately 1.5km. There was no known residential areas within 1km radius from the project site.

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim

III. Proposed Project Description

• Based on the proposed project development, only approximately 90% of the total area with built up unit and infrastructure while the remaining of 10% will remain as open areas and buffer. • Residential component make up 49.04% of total areal coverage, i.e., approximately 213.45 acres out of the total development area for a total of 5,304 units. There are eight (8) types of houses that are proposed to be constructed at the Project Site i.e., Terrace House 1A, 1B, 2, 3A, 3B, Condominium, Village Square (Student Housing) and Affordable Homes. • The commercial sector, which takes up 20.21% (i.e. 91.58 acres) of the total development, shall consist of five (5) commercial sectors. • Infrastructure and utilities that are proposed in this development are sewerage treatment plant, water tank, main transmission intake, detention pond and drainage reserve. • The detention ponds covering a total of 19.20 acres land will also be upgraded to recreational area and landscaped. • There is allocation for open and green area with total area coverage of 35.63 acres planned for the holistic growth of the proposed development. • Based on the overall planning for the proposed development, the tarred roads occupy approximately 42.75 acres of land. • With the total population equivalent estimated to be 43,210 ; the quantitative demand in basic infrastructural facilities and the amount of waste generated is summarized in Table D.

Table D: Estimated Utilities Demand and Waste Generated during the Operational Phase of the Proposed Project

Sector Estimated Description Demand/Output Maximum electricity • Two (2) Main Transmission Intake have been allocated to cater Electricity demand 52.1 MVA to the electricity demand for the proposed Project. • Source of water supply shall be from Syarikat Air Johor (SAJ) • The treated water shall be stored in 3 water tanks proposed to Water Demand 12,495,821 L/day be located on north, south and eastern part of the development prior to be distributed to the whole development area. • Any sewage and sullage generated from Project Site will be channeled into proposed Sewage Treatment Plant located at Sewerage 9,722,250 L/day eastern part of the development via sewer reticulation by gravity flow. • Solid waste collection and disposal services at the Project site Solid Waste 43,210 kg/day falls under the administration of Majlis Daerah Kota Tinggi. Source: Europasia Engineering Services Sdn. Bhd., 2016

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim

The development at the proposed Project site will be divided into five (5) phases i.e., Phase 1 to Phase 5. It is estimated that the proposed development will be carried out for duration of approximately 10.5 years i.e., from mid of 2016 to end of 2026. Earthworks for each phase are expected to be carried out for duration of 15 months while the building constructions for each parcel are expected to be carried out for duration of 2 years. The development schedule may vary due to sales launching stages and actual construction works are subjected to the authorities’ approval.

IV. Significant Environmental Impacts & the Proposed Mitigation Measures

The key environmental issues are those related to activities during the site clearing, construction phase and operational phase. All the impacts that are likely to be generated by the proposed Project together with the proposed mitigation measures are summarized in Table E.

V. Environmental Management Plan (EMP)

Apart from the recommendation of mitigating measures, this report also emphasizes on the formulation and implementation of an environmental management plan (EMP). This plan involves the participation of the Project developer, local authorities, consultants as well as the contractors. The outline of the EMP relies on a collective effort from all the various group involved regardless of their level of involvement in the hierarchy. The management schemes and monitoring program proposed for the proposed Project at construction and operational levels are:

• Supervision, field training and maintenance program for pollution control structures; • On-site implementation of mitigation measures; • Planning of a progress of works on site; • Provision of safety measure along with an emergency response plan; • Implementation of a properly documented traffic management scheme to ensure safety within the site; • Water, air and noise quality monitoring to evaluate the effectiveness of the proposed mitigation measures implemented on-site; • Water, air and noise quality need to be analyzed by a laboratory accredited by Jabatan Piawaian (Standard) Malaysia.

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EIA for the Proposed Mixed Development (Residential and Commercial) (429.22 acres) on part of Lot 10200 HS(D)28625, Mukim Ulu Sungai Johor, Daerah Kota Tinggi, Johor Darul Takzim

VI. Conclusion

The Proposed Mixed Development will be developed on PART OF LOT 10200 HS(D)28625, MUKIM ULU SUNGAI JOHOR, DAERAH KOTA TINGGI, JOHOR DARUL TAKZIM. The proposed Project is owned by YPJ Plantations Sdn. Bhd. will be developed by Intact Corporate Approach Sdn. Bhd. The development of the Project Site is under the jurisdiction of Majlis Daerah Kota Tinggi.

In reviewing the proposed Project and its’ anticipated integration with the existing environment of the Project Site, the main concerns is the effect of soil erosion and contamination (i.e. water, air, noise and vibration) on the physical environment and upon human himself during the earthworks and construction phase. Part of the biological environment will be lost during site clearing and construction activities. However, this can be mitigated via the various practical and cost effective remedial measures recommended in this report to minimize adverse environmental impacts. Success of the development in integrating with the surrounding developing areas will contribute towards the social acceptability of the proposed Project. By incorporating the concept of conservation in an environmentally led design layout plan, a sustainable development can be achieved to offset its adverse impacts.

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