ISSN 0219-3213 2017 no. 3 Trends in Southeast Asia JOHOR’S FOREST CITY FACES CRITICAL CHALLENGES SERINA RAHMAN TRS3/17s ISBN 978-981-4786-23-2 30 Heng Mui Keng Terrace Singapore 119614 http://bookshop.iseas.edu.sg 9 789814 786232 Trends in Southeast Asia 17-J01872 01 Trends_2017-03.indd 1 5/5/17 8:23 AM The ISEAS – Yusof Ishak Institute (formerly Institute of Southeast Asian Studies) is an autonomous organization established in 1968. It is a regional centre dedicated to the study of socio-political, security, and economic trends and developments in Southeast Asia and its wider geostrategic and economic environment. The Institute’s research programmes are grouped under Regional Economic Studies (RES), Regional Strategic and Political Studies (RSPS), and Regional Social and Cultural Studies (RSCS). The Institute is also home to the ASEAN Studies Centre (ASC), the Nalanda-Sriwijaya Centre (NSC) and the Singapore APEC Centre. ISEAS Publishing, an established academic press, has issued more than 2,000 books and journals. It is the largest scholarly publisher of research about Southeast Asia from within the region. ISEAS Publishing works with many other academic and trade publishers and distributors to disseminate important research and analyses from and about Southeast Asia to the rest of the world. 17-J01872 01 Trends_2017-03.indd 2 5/5/17 8:23 AM 2017 no. 3 Trends in Southeast Asia JOHOR’S FOREST CITY FACES CRITICAL CHALLENGES SERINA RAHMAN 17-J01872 01 Trends_2017-03.indd 3 5/5/17 8:23 AM Published by: ISEAS Publishing 30 Heng Mui Keng Terrace Singapore 119614 [email protected] http://bookshop.iseas.edu.sg © 2017 ISEAS – Yusof Ishak Institute, Singapore All rights reserved. No part of this publication may be reproduced, stored in a retrieval system, or transmitted in any form, or by any means, electronic, mechanical, photocopying, recording or otherwise, without prior permission. The author is wholly responsible for the views expressed in this book which do not necessarily reflect those of the publisher. ISEAS Library Cataloguing-in-Publication Data Serina Rahman. Johor’s Forest City Faces Critical Challenges. (Trends in Southeast Asia, 0219-3213 ; TRS 3/17) 1. Investments, Chinese—Malaysia—Johor. 2. Investments, Foreign—Malaysia—Johor. 3. Real estate development—Malaysia—Johor. 4. Johor (Malaysia)—Economic conditions. I. Title. II. Series: Trends in Southeast Asia ; TRS 3/17. DS501 I59T no.3(2017) May 2017 ISBN 978-981-4786-23-2 (soft cover) ISBN 978-981-4786-24-9 (e-book, PDF) Typeset by Superskill Graphics Pte Ltd Printed in Singapore by Mainland Press Pte Ltd 17-J01872 01 Trends_2017-03.indd 4 5/5/17 8:23 AM FOREWORD The economic, political, strategic and cultural dynamism in Southeast Asia has gained added relevance in recent years with the spectacular rise of giant economies in East and South Asia. This has drawn greater attention to the region and to the enhanced role it now plays in international relations and global economics. The sustained effort made by Southeast Asian nations since 1967 towards a peaceful and gradual integration of their economies has had indubitable success, and perhaps as a consequence of this, most of these countries are undergoing deep political and social changes domestically and are constructing innovative solutions to meet new international challenges. Big Power tensions continue to be played out in the neighbourhood despite the tradition of neutrality exercised by the Association of Southeast Asian Nations (ASEAN). The Trends in Southeast Asia series acts as a platform for serious analyses by selected authors who are experts in their fields. It is aimed at encouraging policy makers and scholars to contemplate the diversity and dynamism of this exciting region. THE EDITORS Series Chairman: Tan Chin Tiong Series Editor: Ooi Kee Beng Editorial Committee: Daljit Singh Francis E. Hutchinson Terence Chong 17-J01872 01 Trends_2017-03.indd 5 5/5/17 8:23 AM 17-J01872 01 Trends_2017-03.indd 6 5/5/17 8:23 AM Johor’s Forest City Faces Critical Challenges By Serina Rahman EXECUTIVE SUMMARY • The Forest City project in Johor, Malaysia is part of a larger plan to elevate Johor to development success, similar to Shenzhen’s evolution from Hong Kong’s backwaters to being a modern metropolis. • However the project was embroiled in controversy from the beginning. The mixed development was meant to create sustainable homes, recreational areas, schools and business infrastructure that would house about 700,000 people, generate annual revenues of about RM30 million for the state, and create more than 60,000 jobs, including a substantial number for locals through a quota. • Sudden capital controls imposed by China on its citizens in early 2017 put a spanner in the works. Middle-class Chinese struggling to afford homes in China’s big cities were Forest City’s prime clientele and the new regulations preventing the transfer of funds for property purchase and the use of credit cards for investment transactions have brought future sales and the completion of signed commitments into question. • Forest City will now have to focus on other markets in order to meet its sales targets. While the project has its merits, the economic benefits might be overstated as a number of socio-economic and environmental impacts have not been fully taken into account. 17-J01872 01 Trends_2017-03.indd 7 5/5/17 8:23 AM 17-J01872 01 Trends_2017-03.indd 8 5/5/17 8:23 AM Johor’s Forest City Faces Critical Challenges By Serina Rahman1 INTRODUCTION Forest City, the multimillion dollar mixed development project rising out of four artificial islands in the Tebrau Straits off the southwestern coast of Johor appears by most accounts to be a bundle of contradictions. While potentially injecting millions of ringgit into, and spurring great infrastructural development in the surrounding areas, it has jarred the local property market. New foreign exchange regulations in China add further questions to its financial viability. While Forest City is portrayed as a role model for future cities, especially in its application of green technology and environmental sustainability, the land reclamation that underpins its existence is doing serious damage to local seagrass, mangroves and fishery habitats. Claims that the project has the potential to create thousands of jobs for the local population have been countered by those who question the wisdom of allowing such a huge influx of foreigners, both as contract workers and as residents, as well as its implications for the racial status quo. To the general public, the saga of Forest City began in early 2014 when sand barges seemed to appear overnight to begin round-the-clock reclamation work without public notice or signage on the project. Those caught unawares included the Singapore government. It eventually lodged an official complaint with the Federal government, and Malaysia’s Department of the Environment issued a stop-work order. The Detailed Environmental Impact Assessment (DEIA) process revealed that some 1 Serina Rahman is a Visiting Fellow at the ISEAS – Yusof Ishak Institute, Singapore. 1 17-J01872 01 Trends_2017-03.indd 1 5/5/17 8:23 AM local regulations had been sidestepped. While most local leaders had already known about the project in 2013, the information and RM3 million in compensation from the developer had not yet been passed on to the affected villages. Controversy continues to surround the project till this day and the development swings between being the victim of political positioning for the upcoming elections and the bogeyman of choice for the media and local community; obliterating all mention of other developers and developments in the area which could have as much environmental, economic and social impacts as Forest City. In contrast to the typical tale in developed nations of project instigation, endorsement and financial support, Forest City was envisioned by a Malaysian person of prominence and modelled on the success of Shenzhen and its evolution from Hong Kong backwater to thriving metropolis. That a Chinese developer became the main actor in the project is a nod to China’s re-emergence as a global player and to its strategic interests in Southeast Asia. The adaptation of sustainable development principles as one of the project’s main marketing pillars incorporates the developed world’s enchantment with balancing environmental and community needs with larger national political and economic goals. Issues arise when the implementation of the vision is hampered by political manoeuvring, and by discrepancy between top- down economic agendas on one hand and the everyday lives of the people most affected by the development on the other. This paper will take a closer look at the sustainability of the Forest City project — both economic and environmental, and explore the market for the final product on offer, the political entanglements that have emerged, and the actual economic costs of the project as a whole. It also provides an update to the DEIA report that was ordered in January 2015. It argues that the economic value of the project might be overstated, given its actual environmental and social costs. While the initial motivation was based on a clear vision and on worthy goals, the implementation has elicited many questions due to some lack of clarity, and the consequences of divergent objectives at lower levels of the project hierarchy and among its stakeholders. The socio-cultural implications of the Forest City project, while numerous, will be discussed in a subsequent publication. 2 17-J01872 01 Trends_2017-03.indd 2 5/5/17 8:23 AM This present paper is the result of more than eight years of extended fieldwork and total immersion in the community living around the Forest City project. PROJECT BACKGROUND The Forest City development is a joint venture between Country Garden Group, a Guangdong-based company listed in Hong Kong since 2007, and Iskandar Esplanade Danga 88 Sdn Bhd (EDSB), which is partially owned by Kumpulan Prasarana Rakyat Johor (KPRJ), a Johor state- owned company.2 The partnership gave birth to Country Gardens PacificView Sdn Bhd (CGPV).