Tanjong Bunga residents are alarmed by inconsistencies in the Penang Structure Plan for their area that could lead to more congestion and construction projects. They claim that, under the previous administration, the diagram in the Plan was unilaterally changed after public display to re-zone their area as a high-density ‘Primary Corridor’ whereas the text in the gazetted Plan indicated the area is a ‘Secondary Corridor’.
This distinction is crucial as the permissible density for a Secondary Corridor zone is 6-15 (max) homes per acre whereas for a Primary Corridor, there is no limit, say the residents. They assert that this classification is a policy matter which the present state government could easily rectify.
The Tanjung Bunga Residents Association points out the following:
a. The text within the gazetted Penang State Structure Plan indicates that Tg Bunga is in the Secondary Corridor.
b. The diagram and text during the display to the public in 2006 did indicate that Tg Bunga was in the Secondary Corridor.
c. The diagram was subsequently (and unilaterally) changed by the State Planning Committee on 12 Feb 2007 to put Tg Bunga into the Primary Corridor. This diagram is thus irregular and goes against the spirit of the Town and Country Planning Act.
d. This unilaterally changed diagram has many inconsistencies i.e.
- The changes done on 12 Feb 2007 in reclassifying Tg Bunga to Primary Corridor have not been gazetted.
- It’s illustration and legend are inconsistent – with one illustrating Tg. Bunga in Primary Corridor while the other stating it is in the Secondary Corridor.
- It was changed unillaterally by the State Planning Committee after the display period, and the change to shift Tg Bunga into the Primary Corridor was never displayed subsequently for public feedback.
- The Town and Country Planning Act requires feedback after amendments.
- The Town and Country Planning Act does state that the text takes precedence over any diagrams which are meant for illustration for understanding.
e. The letter issued by the Planning Department dated 29 June 2009 does support the contention of ‘c’ above as well as shows a map that is different from that as presented in the State Structure Plan
f. The infrastructure of Tg Bunga Cannot cope with/take the increase in human population and building density should it be put in the Primary Corridor. Infrastructure from roads, water, power, government services, schools, medical services, police and emergency services and commercial zones cannot cope with the increase in human density.
g. Any attempt to increase road, transport and buildings in Tg Bunga as a Primary Corridor will result in more hill Cutting thus causing more siltation and pollution, thus endangering human lives due to Class III and Class IV hill slope cutting.
h. It is irresponsible of the state government to put Tg Bunga in the Primary Corridor when it has no financial capacity nor capability to enhance the basic infrasturcture of Tg Bunga into a Primary Corridor standard to cope with the large increase in human density/growth….
i. Finally, whether the state government recognises Tg Bunga as being within the Primary or Secondary Corridor is a policy matter, and they need not rely on the unsound and incorrect advice given by the State Legal Advisor. In fact, we pointed out that the Legal Advisor has no grounds (except to fall on the incorrect diagram as unilaterally changed on 12 Feb 2007) to give such advice, and we questioned the motive for such bad advice.
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