EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim , District of , Darul Ehsan for Tristar Acres Sdn. Bhd.

CHAPTER STATEMENT OF NEED AND PROJECT 2 OPTIONS

2.1 Introduction

This chapter highlights the need to establish the Proposed mixed development and the available project options in the Project area. The first part would discuss the Project description, its effect on the local environment, social and economic factors that support the proposed Project. It is essential to look into these factors in order to predict the success of the Project while giving enough consideration to attain long–term sustainable environment in Mukim Dengkil, District of Sepang, Selangor Darul Ehsan.

The following subsection of this chapter will discuss two (2) opposing scenarios. The “No- Project” option will focus on the adverse effect of the Project that may affect local population and the environment, which eventually will lead to Project cancellation. The other option similar to the first subsection of the chapter that lists out all the possible benefits of the Project those are likely to be considered. In both cases, any benefits or opportunities lost with each selection are made known in order to achieve at the most feasible development option.

2.2 Statement of Need

The proposed mixed development will be carried out on an area of 410.53 acres (166.14 ha) on Lot 1780, Lot 2009, Lot 2010, Lot 1541, Lot 1125, Lot 1511, Lot 1108, Lot 1109, Lot 1107, Lot 4438 and Lot 2017, Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan and to be developed by Tristar Acres Sdn. Bhd. The need for the proposed Project is based on the following rationale and further elaborated in Table 2.1 .

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-1 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd.

Table 2.1: Statement of Need

Aspect Description Strategic Location & • Well-established road accessibility, i.e. assessable via Kuala High Accessibility Lumpur-Seremban Highway, Jalan Bangi and Jalan – ensures the Dengkil (connects the proposed project site to Bandar Bangi marketability of the and Bangi town) within its vicinity and efficient communication Project system surrounding, to and from the Project Site. • Will cater to Bandar Baru Bangi, , and surrounding build-up area population catchment. Landuse • Commercial development would upgrade the economic state of Optimization would land. increase the land • The proposed Project will optimize the usage of land, which is value and give higher presently covered with oil palm plantation. revenue to the owner • The proposed development will serve to fulfill the demand for housing in the area towards year 2020. • Congruent with the surrounding area landuse which consist of new residential developments as Taman Desa Sentosa would maximize the usage of existing infrastructure in Bangi, Kajang and Sepang. • The development will indirectly increase the value of property in the surrounding areas.

Other Supporting • Expands the employment market ranging from laborers (i.e. Matters construction phase) to office/clerical works (i.e. operational phase of the commercial enterprises) and • Increase in state and nation’s revenue through issuance of licenses and collection of taxes. • To provide sufficient housing for the various socio-economic groups of society especially the middle class to own a house at the surrounding area. Environmental • From an ecological point of view, the current biodiversity of the Consideration flora and fauna composition of the site will be slightly affected as the current secondary vegetation will have to be sacrificed during the construction state. However, the implementation of a proper landscaping programme can ensure that the area remains a green-hub. • The proposed development includes in its concept the development of lush green areas/ buffer zone or landscaped areas, and this is conducive for healthy living and further improves/reduces the anticipated urban pollution (i.e. air, noise, water, etc.) generated.

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-2 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd.

• The project site is potential for a township development due to its location, surrounding development and property demand specifically from areas like Bangi, Kajang, Putrajaya, Cyberjaya and Seremban. • The project site has ease of accessibility with the available road networks and highways nearby the project site allow access to the south, north and city centre.

2.3 Current Development Policy

In the Tenth Malaysian Plan 2011-2015, efforts have been initiated to enable the nation to be a high-income economy and developed nation by 2020 and this has been encapsulated in 10 big deals: i. Internally driven, externally aware ii. Ensuring equality of opportunities and safeguarding the vulnerable iii. Supporting effective and smart partnerships iv. Government as a competitive corporation v. Valuing our environmental endowments vi. Concentrated growth, inclusive development vii. Nurturing, attracting and retaining top talent viii. Unleashing productivity-led growth and innovation ix. Transforming to high-income through specialization x. Leveraging on our diversity internationally

Towards transforming into a high-income economy, strategy is mainly focused to build density, develop clusters and specialize in high value sectors. The concentration of firms and talent supports faster economic growth, primarily by reaping the benefits of agglomeration of scale, productivity and innovation. People cluster towards cities as higher density promotes higher wages and economic opportunities. A major factor in driving the increase in average income of Malaysians over the past few decades has been the increasing urbanization of the population. By 2020 approximately 70% of Malaysia’s population will be concentrated in urban areas and, therefore, the challenge is to facilitate this increasing density in cities and urban conurbations

Growing cities, ever more mobile people and increasingly specialized products are integral to development. A policy priority in the Tenth Plan will be to enhance the liveability of cities. Major initiatives have been identified under the National Key Result Areas (NKRAs),

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-3 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd. particularly to address crime and improve public transportation in major urban centres. Liveability, however, encapsulates a broader concept, in terms of striving for a vibrant environment to live, work and play. Such a holistic approach is important, specifically in the context of attracting top talent to Malaysian cities, in order to drive strategic growth sectors.

10 th Malaysian Plan has transformed the current approach from segregating the functions of developments towards landuse: residential, commercial and industrial to mixed development that promotes residential, working environment, recreational activities in the same area. Further, township is designed to reduce the travelling distance and encouraging public integration which is most likely to be achieved by the establishment of mixed developments that consist of residential, commercial, institutions, utilities and infrastructures.

2.3.1 National Physical Plan 2 (NPP 2)

The main thrust of National Physical Plan 2 (NPP) is to concentrate the nation’s scarce resources to a few priority urban centres with the greatest growth potential for job creation along with the key economic corridors while protecting the rural areas and natural environment in conjunction with the ‘Concentrated Decentralisation’ Development strategy. The proposed project site falls within the North-South Corridor categorized under the Main Development Corridor. The propose project site is located at the Central region within the Kuala Lumpur Conurbation (i.e., federal territory of Kuala Lumpur, Selangor and Seremban) (Refer Figure 2.1 ).

Due to rapid growth of urban areas and concentration of growth on existing large urban centres of activities, most of urban population is anticipated to be living and working in four major conurbations of Kuala Lumpur, Georgetown, Johor Bahru and Kuantan. These four conurbations are seen as the main engines of growth to generate the required jobs and enhance high income, thus ensuring quality of life for all living areas and the conurbations are expected to contain almost 70% of the urban population of the Peninsular by 2020. Therefore spatial planning should aim to create urban centres offering all residents within urban areas a high quality of life and acceptable level of facilities such as schools, colleges, hospitals and as well as good quality urban transport and utilities. Thus, being part of the National Growth Conurbation plays an important role for the growth of the proposed project area.

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-4 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd.

2.3.2 Selangor Structure Plan 2020

The proposed development compliments the Selangor Structure Plan where this area is allocated for township development which adheres to the policies below: • FZ 4 - Development to be carried out systematically and approved according to the local needs of the particular area; • FZ 7 - Environmental quality to be upgraded to produce a comfortable and safer environment for living; • FZ 15 - Travel demand management to be implemented to develop a sustainable transportation system; • FZ 20 - New development must give importance to available plots in township area; • FZ 55 - Development area must allocate drainage reserve and infrastructures; • FZ 29 - Residential development must compliment the demand; and • FZ 41 - Residential development must be quality and comfortable.

2.3.3 Local Plan of Majlis Perbandaran Sepang 2020 (Pengubahan 1)

The proposed project site is bound by the Kuala Lumpur-Seremban Highway. The proposed project Site lies within the jurisdiction of Majlis Perbandaran Sepang.

Based on ‘Rancangan Tempatan Majlis Perbandaran Sepang 2020 (Pengubahan 1)’, the proposed Project Site on the east lies within Blok Perancangan 3 – Sg. Merab under Blok Perancangan Kecil (BPK) 3.4 that is designated for agricultural development as illustrated in Figure 2.2. Although the projected landuse is allocated for agriculture, residential and commercial development are classified under other allowable developments in Column 3.The proposed landuse class of BPK 3.4 is as shown in Figure 2.2 and as attached in Appendix 10 . Thus, the proposed development compliments the projected landuse of BPK 3.4. However, the establishment of proposed residential and commercial development on projected agriculture zoned area is subjected to “State Planning Council” (SPC)’s Approval. The approval from SPC on the rezoning of the site was obtained on the 22 nd of July pending written confirmation of the approval.

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-5 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd.

Figure 2.1: Location of the Project Site within ‘Concentrated Decentralisation’ Development strategy

Project Site

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-6 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd.

Figure 2.2: Location of the Project Site within the Projected Landuse of Majlis Perbandaran Sepang 2020 (Pengubahan 1)

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-7 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd.

2.4 Selection of the Most Feasible Project Option

Two (2) options are made available for selection, either to abandon the development (i.e., No Project” option) and revive the agriculture activities at the Project Site, or conversely, one may choose to go ahead with the proposed development. Benefits accrued from the proposed project or opportunities that are lost or deprived upon its abandonment should be reviewed from the perspective of socio-economy, landuse suitability and the environment. At the end of the discussion, one of the options shall be selected and it shall be regarded as the most appropriate choice of development.

In this subchapter, all benefits and issues accrued from the selection of the proposed Project is compared against the possibilities of the “No-Development” option. This is to enable the selection of the most suitable choice of development within the framework of environment conservation and socio-economical advancement.

2.4.1 “No-Project” Option

The “no-project” option to support that the existing environment be conserved, with the entire area to be developed left undisturbed and the oil palm trees are being retained within the Project Site. As a result, no physical, biological or socio-economic changes are expected to occur to the present environment and this scenario would not contribute to any positive development on the surrounding environment.

From the economic point of view the opportunities that come with urban progress such as employment opportunities and revenue generation to the state government shall be lost, together with the various downstream benefits generated by the construction sector. The social impact however, may not be well-apparent since there exist multitudes of other developments in the surrounding vicinity but nonetheless, the employment and local/foreign investment opportunities shall not materialize.

In short, the “No Project” option does not prove to be a feasible choice of development, be it for social or economical improvements. Hence, the “No-Development” choice is regarded as inappropriate and thus, is eliminated from being one of the possible development options.

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-8 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd.

2.4.2 Options for agricultural activities

There could be an option to continue the existing oil palm plantation at the project area or initiating replanting of oil palm trees particularly art area that is identified to have old and mature trees. Agriculture would generate revenue to the government in long term basis and provide job opportunities to planters and it also compliments the local plan. However, establishment of agriculture would not be congruent to the surrounding areas that are currently highly focused into rapid development consisting of residential, commercial and industries. Based on the Rancangan Tempatan Majlis Perbandaran Sepang 2020 (Pengubahan 1), the surrounding areas of the proposed development are mainly zoned for residential development. Besides that, establishing a plantation would lead to deterioration of water quality with increasing soil erosion due to site clearing and planting new crops in the midst of an established residential area. Agriculture can be considered as an option but it has to be implemented along with appropriate mitigation measures.

2.4.3 Option to Implement the Proposed Project

Factors supporting the intended development by Project Proponent have already been elaborated under subchapter 2.2. This development will allow an establishment of housing and commercial development within the Sepang local authority area. The proposed development seems to be an ideal choice as it is expected to bring about many benefits in the form of tangible and fiscal returns to the developer, government and the local populace. Thus, the choice to implement the proposed development shall certainly bear many positive implications towards the betterment of the environment as well as the local economy. The conversion of the oil palm trees into a housing and commercial development in close harmony with the environment forms the eventual outcome of the proposed Project.

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-9 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd.

2.4.4 Selected Project Option

Based upon discussion as presented in subchapter 2.2 and 2.3, the most feasible option would be to go ahead with the proposed development since its beneficial aspects are most diverse that is, encompassing socio-economy, landuse compatibility and environment itself and thus, proving to be a fruitful venture for Project Proponent in the long run. Hence, it is clear that the most feasible project option is to implement the proposed development, within the framework of careful planning where environmental degradation is minimized. Comparison between the “no project” option, implementation of the mixed development is summarized in Table 2.2.

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-10 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd.

Table 2.2: Comparison of “No Project” Option and Implementation of the Proposed Project

No Item “No Project” Option Proposed Agriculture Activities Proposed Project Implementation 1. Landuse Oil palm trees • Agriculture that accommodates the • A residential development area, which need of commodity or food source. complements the Local Plan of Majlis Perbandaran Sepang 2020 (As in Column 3). 2. Income to None. • Revenue through marketability of oil • Higher revenues through issuance of State palm as major export commodity of licenses and collection of taxes from Malaysia. residential and commercial premises. • Revenue through marketability of cash crops i.e., vegetables, fruits. 3. Employmen None. • Offer employment and business • Offer employment (i.e. labourers and t through plantation activities office/clerical works) and business opportunities to the local residents. 4. Housing Current state of residential • Current state of residential units. • It is expected to cater to exclusive demand units. residential units for both low and high end buyers. 5. Noise level Current state of noise level. • Current state of noise level. • Is expected to increase especially during earthworks/construction phase. • Is expected to be within the permissible limit during the operational phase. 6. Air quality Current state of air quality. • Current state of air quality. • Is expected to deteriorate especially during earthworks/construction phase. • Is expected to be within the permissible limit during the operational phase.

EUROPASIA ENGINEERING SERVICES SDN. BHD. 2-11 EIA for the Proposed Commercial and Residential Development at Kampung Sungai Buah, Mukim Dengkil, District of Sepang, Selangor Darul Ehsan for Tristar Acres Sdn. Bhd.

No Item “No Project” Option Proposed Agriculture Activities Proposed Project Implementation 7. Water Current state of water • Water quality of receiving rivers will • Is expected to improve during operational quality quality. deteriorate due to agriculture phase to the maintenance of the water activities quality. • A sewage treatment plant will be built. The discharge of the treatment plant will be designed to Standard A as per Indah Water Konsortium’s requirement.

8. Traffic Current state of number of • An increase in number of vehicles • An increase in number of vehicles plying vehicles plying the existing plying the existing roads due to the existing roads surrounding the Project roads and its surrounding movement of lorries for plantation Site during Project’s development and area. activities. operational phases. 9. Social Current state of population • Increased population, infrastructures • Increased population, infrastructures and and utilities due to establishment of utilities. plantation. i.e., workers 10. Aesthetic Current state of the land has • Plantation has minimal aesthetic • Aesthetic value would further decrease value minimal aesthetic value. value, during the earthworks/construction phase. • However, the landscaping program during the operational phase and the allocation for green area would elevate the aesthetic value.

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