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Freeze on serviced apartments in Johor



Freeze on serviced apartments in Johor
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The Star/Asia News Network

Sunday, Dec 14, 2014


JOHOR BARU - The state has rejected new applications to build serviced apartments.

Mentri Besar Mohamed Khaled Nordin said this was to ensure that the property market would not be flooded by serviced apartments, especially in Iskandar Malaysia.

"All new applications have been frozen," he said.

"Those who have received their approval can continue with their projects," he said at the ground-*breaking ceremony of affordable homes by state-linked PIJ Holdings Sdn Bhd at Jalan Datin Halimah here yesterday.

Mohamed Khaled said construction of serviced apartments was not subjected to housing development conditions such as the providing of basic amenities such as schools, multi-purpose halls and places of worship.

Nowadays, such apartments were no longer rented out but owner-occupied.

"Hence, developers should provide these amenities to buyers," said Mohamed Khaled.

It was reported that about 86,000 units of serviced apartments had been approved for the country's first economic growth corridor until 2025.

However, according to the Iskandar Malaysia Comprehensive Development Plan 2006-2025, only about 26,000 units were deemed necessary for south Johor.

"We have directed the Township Development Planning Unit to review the need for such an excessive number of serviced apartment projects,'' said Mohamed Khaled.

"It is better for developers to focus on building apartment units in Iskandar Malaysia instead of serviced apartments."

Mohamed Khaled also said the state government had directed PIJ Holdings to conduct a feasibility study on developing wakaf lands in Johor and turn these into revenue-generating entities.

"There is a lot of idle wakaf land, especially in Iskandar Ma**laysia, worth millions of ringgit," he said.

STProperty - Impact of Budget 2015 & GST Implementation on the Malaysian Residential Property Market
29-30 Nov 2014

http://ow.ly/FT6Ok Watch as Mr Tang Chee Meng, Chief Operation Officer of Henry Butcher Malaysia, shares on the topic of "Impact of Budget 2015 & GST Implementation on the Malaysian Residential Property Market".

https://www.youtube.com/watch?v=t4V_1huqnt8

Where should Singaporeans buy property in 2015?
BY ALEXANDER KNIGHT
Published: 15 hours ago

Property is one of the safest investments anyone can make. Bricks and mortar. A roof over your head. Solid and tangible. In most markets, property is surging ahead for good reason - interest rates are low and new stock is plentiful.

Two notable cities that look like having a stellar year in 2015 are Manchester - England's second city - and Los Angeles in California. Here is my outlook of some markets around the world to help you start your search.

United Kingdom: Even with an election pending, property is on the up - gains are the biggest in the G7. London offers the best capital gains (over 22% in some areas in 2014) and Manchester, the UK's second city, is also recording double digit growth - with no end in sight. Outlook: POSITIVE

Philippines: A mass of new projects are currently under construction, including a mega casino project, although problems with oversupply may arise, Manila is still a solid buy and prices are increasing. Excellent rental yields too. Outlook: POSITIVE

USA: Uncle Sam is back on his feet, property-wise, and the market has started to accelerate. California is the hottest place for property investors looking at the USA in 2015 - who wouldn't want a piece of Hollywood or a sliver of Silicon Valley? Outlook: POSITIVE

Thailand: While the junta has put back any hope of elections until 2016, the property market is still growing at a good clip. Fears of oversupply appear to be unfounded, and Bangkok and Phuket are still tops. Outlook: POSITIVE

Australia: Low interest rates - forecast to be cut again soon - will keep property buoyant in 2015. Cheaper square foot prices make the Gold Coast and Brisbane attractive. Sydney and Melbourne are set to grow at lower levels than 2014. Outlook: POSITIVE

Indonesia: A new president, a new surge in property prices. While rental yields may not be quite as good as they used to, capital gains are looking promising, with gains of over 10% predicted for Jakarta in 2015. Bali is set to continue its 10% per year increase. Outlook: POSITIVE

Vietnam: Having been off-the-radar for foreign property buyers and investors, the Communist government recently approved legislation allowing some foreign ownership of property July 1, 2015. Time to sit up and pay attention to what could be a shot of adrenaline to the market. Outlook: POSITIVE

Malaysia: The Malaysian property market began to slow late last year and it looks like it may flatline in 2015. Penang and some smarts parts of KL will be exempt from this - although oversupply in KL may become a factor. Outlook: NEUTRAL

Singapore: The property market outlook for 2015 isn't good for the city state. Despite the celebrations having kicked off already for #SG50 (Singapore has rather cleverly branded its 50th birthday year with a hashtag) - it looks well like a year of severe contraction. Outlook: NEGATIVE

Cambodia, Laos, and Myanmar all still have such bizarre laws (or lack thereof) governing property ownership and rights, that the outlook is still opaque unless you are willing to risk any money invested in these emerging countries. Outlook: NEGATIVE

China: The market was on a slide in 2014 and it looks like it may even decline faster in 2015. According to the FT, China's main property-buying demographic will peak this year and then start to decline - as a huge glut of new units hit the market. Outlook: NEGATIVE

Hong Kong: As with the Red Dragon, the former British colony is expected to fare badly this year. Expectations are of a correction, with a combination of a surge in supply, effects of cooling measures and an inevitable interest rate hike creating a "perfect storm". Outlook: NEGATIVE

Happy new year and good hunting!

- See more at: http://sbr.com.sg/residential-prope...ans-buy-property-in-2015#sthash.GnQa1Ta3.dpuf

China developer Country Garden: No decision yet from DOE on land plan

http://www.thestar.com.my/Business/...s-application-to-develop-1600ha-re/?style=biz

China developer Country Garden Holdings Ltd is awaiting the final decision from the Department of Environment (DOE) on its application to reclaim and develop 1,600ha in the Straits of Johor that is meeting resistance from Singapore.

It has been reported that the application to reclaim the land for a project called Forest City had been approved, but only for 405ha.

An official of the company said no concrete decision had been made by the DOE as yet, and expects to only hear from the department later this week.

“We are very confident that the detailed environmental impact assessment (DEIA) report that was done shows that the project is technically sound,” Country Garden Pacificview business development manager Allen Khong told StarBiz.

Country Garden Pacificview is the master developer of the RM600bil gross development value Forest City and is a joint venture between Country Garden and Johor state company Kumpulan Rakyat Prasarana Johor.

It was reported that the DOE had decided to limit the development to 405ha, following complaints by the Singapore government and locals that the reclamation work would negatively impact the environment in the narrow waterway.

“In the most recent discussions in late December 2014, the DOE and Country Garden Pacificview discussed assessment directives and compliance to high standards. These discussions do not mean that the project size is to be limited or compromised in any way,” said Country Garden Pacificview executive director Datuk Md Othman Yusof (pic) in a statement released yesterday evening.

Md Othman added that to keep all stakeholders and interested parties up-to-date, the company was developing a dedicated online vehicle as a frequently asked questions and query response platform, which will go live by Jan 9.

The Singapore government had earlier issued a note asking for more details on the project and also its impact on the Straits of Johor, thus provoking the compilation of a DEIA report.

Work on the project, which comprises four reclaimed islands, has been suspended since June 16, pending the compilation and approval of the DEIA report.

The DOE’s supposed move did not come as a surprise to market watchers, given the environmental impact of the reclamation works to the area.

However, the reported limitation could be seen in a positive light, given the current weak sentiment in the property market.

CB Richard Ellis (M) Sdn Bhd group executive director Paul Khong said the reclamation works would take one to two years to complete, by which time local market sentiments may improve.

Meanwhile, Landserve (Johor) Sdn Bhd executive director Wee Soon Chit said: “There is no need to be so gung ho and reclaim everything now. Reclaiming everything at one go would also impact the company’s cash flow. It already has the existing project in Danga Bay, which should keep it busy for the time being.”

Khong said Iskandar should still benefit from the further industrial relocations and spillovers from Singapore in the immediate future, especially so when the market reverts positively.

Johor project's size not cut, says developer
The Straits Times
Wednesday, Jan 07, 2015

KUALA LUMPUR - The developer of Malaysia's controversial Forest City in the Strait of Johor has denied reports that the 1,600ha reclamation project has been shrunk to a quarter of its size following directives by the Department of Environment (DOE).

Country Garden Pacific View's (CGP's) executive director, Md. Othman, said in a statement on Monday that limiting the project's size was never discussed with the DOE.

"In the most recent discussions, in late December last year, DOE and CGP discussed assessment directives and compliance to high standards. These discussions do not mean that the project size is to be limited or compromised in any way," Mr Othman said in the statement which was issued after a report by The Malaysian Insider said the project will be limited to 405ha.

Quoting unnamed sources, the Insider reported that the new limit was verbally conveyed to the developer, following issues raised by locals as well as the Singapore government over the environmental impact of the project. It was to issue an official decision to CGP next week.

"CGP is in constant communication with multiple stakeholders and the regulatory authorities, ensuring that the project development always takes into consideration the needs of the communities and the environment. The DOE is one such regulatory authority that we engage (with) and consult to ensure full compliance," Mr Othman said in the statement.

The firm said it would release the details of the projects when its "metrics, monitoring and assessment initiatives" had been finalised.

Forest City was originally conceived as a man-made island with a title deed amounting to 2,000ha, about four times the size of Sentosa. Its split into four man-made islands reduced the total land size, which has reportedly been cut again by the DOE.

The DOE made its decision after Singapore presented videos and documentary proof of continued reclamation works for the ambitious China-Malaysia joint venture.

The project involves massive reclamation in the narrow waterway between Singapore and Malaysia off Tuas where luxury homes would be on offer.

This article by The Straits Times was published in MyPaper, a free, bilingual newspaper published by Singapore Press Holdings.

http://business.asiaone.com/news/johor-projects-size-not-cut-says-developer

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They took over one of the best property company in Malaysia and royally fucked it up.

SP Setia top brass moots plan for its takeover by Sime DarbyMonday, 12 January 2015By: M. SHANMUGAM, THEAN LEE CHENG image
KUALA LUMPUR: A high level initiative has started for a proposal for the property arm of Sime Darby Bhd to take over SP Setia Bhd.

The proposal was mooted by a few senior management of SP Setia about two months ago and conveyed to the top brass of Permodalan Nasional Bhd (PNB) and Sime Darby Bhd. PNB is the major shareholder of SP Setia as well as Sime Darby.

“So far, there has been no resistance to the proposal. It is not something out of the blue as this was talked about by the dominant shareholder.

“This time it is coming from the key people in SP Setia. They see a need for a strong leadership in SP Setia for the greater benefit of shareholders,” said a source.

The takeover is to resolve the current problem at SP Setia. The departure of its former president and CEO Tan Sri Liew Kee Sin on April 30, 2014 left a huge vacuum, which has gone increasing larger. The initial plan was to have the No. 2 and 3 – chief financial officer Datuk Teow Leong Seng and deputy president and COO Datuk Voon Tin Yow – at the helm post-Liew.

This did not happen. Instead, after Liew’s April departure, Teow, who was supposed to stay on until 2015, left on July 31, 2014.

Voon was left to hold the fort. It is uncertain how inclusive PNB was with Voon in its decision-making process. The fact that Voon also opted for an earlier check-out is telling.

An engineer by training, Voon, 57, assumed the position of acting president and CEO in transition on May 1, 2014. He was to stay on until April 20, 2015. He left at the end of December 2014. Although deputy president Datuk Khor Chap Jen is currently at the helm, taking over from Voon, the saga at SP Setia continues. Khor has been with the company about 20 years.

Speculation has been rife that PNB would appoint a new candidate from one of their companies but that has not happened. Among them was I&P Group Sdn Bhd CEO Datuk Jamaludin Osman, or one of PNB’s senior executives to replace Liew.

Since Liew’s departure, the company has grappled with a continuing series of outgoing leaders. Over the weekend, the company showcased some show houses as a preview into future launches in northern Setia Alam, part of SP Setia’s 2,525-acre flagship township. A Jan 9 press release said the company launched some landed properties in Setia Alam yesterday (Jan 11), its first property event since Liew’s departure.

Although the company is trying to go about with business as usual, PNB’s silence as what it plans to do with SP Setia has become deafening.

SP Setia has several projects on its books and need a strong leadership team to see them through, especially during challenging times.

Among them are the Battersea Power Station project in London where Liew is the key driver, and KL Eco City, in Bangsar, where SP Setia has a 50% interest.

“Battersea is a primary concern because they want to see it succeed and Malaysia coming out looking good,” said a source. Liew has always said it is a national project and he is the project’s best salesman.

As part of a massive regeneration project, Battersea was subsequently re-zoned as a Zone 1 location, a huge boost.

Liew is chairman of the Battersea Project Holding Co Ltd, the consortium leading the development of the London project. Teow, his former lieutenant. is chairman of Battersea Power Station Development Co Ltd. Other consortium members are Sime Darby and the Employees Provident Fund. SP Setia and Sime Darby have a 40% stake each with EPF, 20%. It is uncertain if Liew will continue to chair the consortium when his chairmanship concludes in September 2015.

The market has not been giving SP Setia its value since the departure of Liew. Prior to his departure, PNB had made a joint offer for SP Setia for RM3.95 per share. The offer was made with Liew.

Since then the market has not accorded the same valuation to SP Setia. Sentiments had been weak on the stock even before the current bearish sentiments had affected the sector as a whole. It closed at RM3.35 on Friday.

PNB has a plan to merge all its property companies under its stable and list it. However the plan had not taken off yet although there were consultants who had worked on it quite substantially, a source said.

“But SP setia is not part of the plan,” said a banker.

“Any corporate exercise between the two companies would need shareholders approval,” said the banker.

Another source said that even if PNB were to amalgamate all these property assets, it would not solve the issue of a lack of resources to manage the huge amount of assets.

“If PNB does decide to amalgamate all its property assets, it must find a vehicle. This should not be an issue at all,” the source said.

SP Setia seems to have “a better branding” than the other property companies in PNB’s stable,” the source said. “The most pressing problem in SP Setia is not land or sales. It is management executuion and PNB’s perceived inertia.

”Property sector watchers may want to take a leaf from history. In 2005, PNB surprised the market when it took over Johor-based Pelangi Bhd. Two years later, the state-owned fund bought over Petaling Garden Bhd, three days after buying out Island & Peninsular Bhd. The move created one of the largest property portfolios for the fund. In 2006, PNB created a new vehicle Synergy Drive Sdn Bhd to park its plantation assets when it amalgamated Kumpulan Guthrie Bhd, Sime Darby and Golden Hope Bhd, in what was to be the largest merger in Malaysia’s corporate history.

Since the takeover, PNB has yet to show how it is reaping the benefits.

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3 of setia's top management left within months of each other. What exactly happened in the company?

Challenging 2015 seen for property
BY MUHAMMED AHMAD HAMDAN PETALING - 31 DECEMBER 2014 @ 12:45 AM

THE property landscape is expected to remain challenging next year, amid rising costs of doing business, tighter monetary policy and the impact of of a new tax system, said the Real Estate and Housing Developers Association (Rehda).

Its president Datuk Seri FD Iskandar Mansor said these may result in fewer new property project launches by developers and rising property prices.

“Three to five years ago, the cost of doing business was just at three per cent.

“Today, they vary between three and 18 per cent, depending on the states, due to higher premium charges by certain state governments.

“The federal government has put in place various measures to ensure low costs of doing business for developers.

“We are hoping that state governments such as Selangor would look into this as well for the benefit of the public,” he said.

Speaking to reporters at a press conference on “Rehda Cares: Contribution to Malaysian Flood Victims”, here, yesterday, FD Iskandar said property demand may slow down between six and nine months after the implementation of the Goods and Services Tax (GST).

He said this was the usual scenario in other countries, which have implemented the integrated tax system, mainly due to consumers trying to adjust to the new situation.

Meanwhile, FD Iskandar said Rehda is hoping to get a positive feedback from the government on exempting residential properties from the GST.

He said a proposal on this matter has been submitted to the government and that Rehda is awaiting for response.

“We are seeking a waiver, especially for affordable homes below RM500,000 and first-time buyers,” he said.

In light of the flood situation in the east coast, Rehda has donated RM150,000 to the flood victims while its branches in Kelantan and Terengganu have distributed food and drinking water to relief centres.

http://www.nst.com.my/node/67683

Singapore private home sales down sharply in December
By Wong Siew Ying
POSTED: 15 Jan 2015 13:20
UPDATED: 15 Jan 2015 14:24

Sales of private homes fell 45.6 per cent last month, with 230 units sold compared with 423 units in November 2014, according to data from the Urban Redevelopment Authority.

SINGAPORE: Demand for new private homes in Singapore fell sharply in December, according to latest data from Urban Redevelopment Authority (URA) on Thursday (Jan 15).

According to the URA, developers sold 230 units of new homes last month, down 45.6 per cent from the 423 units sold in November 2014. During the month, developers launched just 53 new units for sale, excluding executive condominiums.

The mass market segment continued to lead sales with 134 units sold, followed by 61 units in the city fringe and 35 units in the core central region. The top selling project in December was Lakeville in Jurong, which moved 16 units.

Including Executive Condominiums, 406 new units were transacted last month and a total of 800 units were placed for sale by developers. The best performer in the EC segment was The Terrace in Punggol with 128 units sold.

Home sales in Singapore have weakened considerably since the Government rolled out a series of cooling measures and loan curbs in recent years.

- CNA/kk

http://www.channelnewsasia.com/news/business/singapore/singapore-private-home/1591764.html

Not In a Mood To Buy
RHB Sector Update, 12 December 2014

http://rhbosk.ap.bdvision.ipreo.com...ument.ashx?i=90300ac4902c4643aea5e2f8b4f0459e

Manhattan said:

3 of setia's top management left within months of each other. What exactly happened in the company?

Click to expand...

According to inside sources, they wanted to pull off a "Pelangi". Esp those who are old enough to know what happened you all know that didn't end up well. Anyway Tan Sri was pissed n came out to start his own company. The rest as they say, is history. But don't take it from me. There are still goondus here who say Tan Sri is a flash in the pan and we should all buy property next to a crowded and polluted causeway. But that's just me. Maybe some people do enjoy stagnant water fronts n the sounds of trains n cars in the mornings.

Manhattan said:

3 of setia's top management left within months of each other. What exactly happened in the company?

Click to expand...

Setia is actually finished..... Those who bought SEC are in dilemma now. Many are trying to sell the units even before it is completed.

cslong said:

Setia is actually finished..... Those who bought SEC are in dilemma now. Many are trying to sell the units even before it is completed.

Click to expand...

As usual talk with your backside. Already tell you this is 2015 Pls change your childish behavior and stop slandering other developers. Still haven't learnt your lesson have you? Nobody can understand why you have such a Deep hatred for local developers.

Vohkster said:

As usual talk with your backside. Already tell you this is 2015 Pls change your childish behavior and stop slandering other developers. Still haven't learnt your lesson have you? Nobody can understand why you have such a Deep hatred for local developers.

Click to expand...

Pls do more reading. Setia bad situation is not new to the public. You want me to paste those news again here?

huatgugu said:

Idiot Long, get back to your RF kennel now! Else no shit for you tonight! Cheers

Click to expand...

I am kind of love it now to see someone so engross with me.

huatgugu said:

As I said before, I will shower you with endless TLCs until you tell me you can't take it! Cheers

Click to expand...

Go ahead ! Pls do it as long as you like it. I will definitely wont stop you.

Why is buying your own house so important?
Monday, 19 January 2015
By: CHEONG WAI QUAN - VICE-PRESIDENT OF SUCCESS CONCEPTS LIFE PLANNERS

MY 7-year-old daughter decided she prefers to live in a condo instead of a house. She reasoned condo facilities offer more fun. We simply can’t afford to buy a condo as well, I explained to her, as we still “owe” the bank for our house.

We are privileged to be able to buy our own house. Many still cannot afford their first home as the property boom in Malaysia put house prices beyond reach for many first-time home buyers.

Owning one’s abode

Why is buying so important? My mother, who bought her first house plus a little small rental property, believes the monthly rental guarantees a comfortable retirement especially once the mortgage is paid, based on her simple calculations.

Her belief certainly resonates with many Malaysians who assert owning real estate provides retirement stability in old age. These properties are then passed on to the next generation to give them a step up the social ladder in our society.

If putting down roots is key, then buying one’s home works out cheaper depending on your rental versus loan repayment amounts. This is especially true when one stays in her own home five years and beyond.

Helping hand

Help is near. In Budget 2015, measures are introduced to help first-time buyers to get on the property bandwagon in regions like the Klang Valley, Penang and Johor. First-time buyer must be a Malaysian, aged 35 and below, earns RM3,000 and below from a full-time job which she has held for at least six months. Ideally, she should be debt-free, which means being able to borrow up to one-third of her salary.

Assistance she can get through My First Home Scheme includes:

1. 50% exemption on stamp duty to first-time home buyers for houses worth between RM100k and RM400k.

2. 100% financing if buying home costing between RM100k and RM220k.

3. Repayment tenure can stretch up to 30 years.

4. Choice of affordable homes from projects developed by property companies like MK Land, IJM Land, LBS Bina and Mah Sing Group.

Buying the first home is a BIG deal. Dream home is built on strong groundwork so invest one’s savings, build a deep pool of down-payment and, when the ideal house is unearthed, be a proud owner who can live the dream lifestyle!

The writer can be contacted at [email protected]

http://www.thestar.com.my/Business/.../19/Make-your-four-walls-your-home/?style=biz

No confirmation from Malaysia on land reclamation: Grace Fu
By Monica Kotwani, Channel NewsAsia
POSTED: 19 Jan 2015 17:34

Singapore has yet to receive official confirmation from Malaysia on two land reclamation projects in the Straits of Johor and a finalised Environmental Impact Assessment (EIA) report has also not been received, says Second Minister for Foreign Affairs Grace Fu.

SINGAPORE: The Republic has yet to receive official confirmation from Malaysia on two land reclamation projects in the Straits of Johor, said Second Minister for Foreign Affairs Grace Fu in Parliament on Monday (Jan 19).

A finalised Environmental Impact Assessment (EIA) report has also not been received.

Ms Fu's response comes after media reports on both sides of the Causeway said that Malaysia had given developers of the two projects approval to restart work.

Reports said the Forest City Project had been given the green light to restart work, although the project's total size would be reduced. Another project called the Princess Cove near the Causeway has also reportedly received the nod to restart work. Both projects were suspended last year, after Singapore voiced concerns on the potential transboundary impact.

Ms Fu said both countries are obliged under international law to share EIA reports on all works prior to their commencement. "We have not received the report and we are working with our Malaysian counterparts to obtain the report as soon as we can and we will study the report seriously," she added.

When MP for Nee Soon GRC Dr Lim Wee Kiak asked if Singapore would be able to do its own independent environmental impact study, Ms Fu said that the government will need to work with Malaysia to "get the necessary information" before a thorough study can be done.

- CNA/ac

http://www.channelnewsasia.com/news/singapore/no-confirmation-from/1600136.html

cslong said:

Pls do more reading. Setia bad situation is not new to the public. You want me to paste those news again here?

Click to expand...

Since you already said its old news leave it as that. You don't have to add in ur two cent malicious statement. The saints always say " if you have nothing good to say, don't say and people will not think you are stupid"

FHBH12 said:

No confirmation from Malaysia on land reclamation: Grace Fu
By Monica Kotwani, Channel NewsAsia
POSTED: 19 Jan 2015 17:34

Singapore has yet to receive official confirmation from Malaysia on two land reclamation projects in the Straits of Johor and a finalised Environmental Impact Assessment (EIA) report has also not been received, says Second Minister for Foreign Affairs Grace Fu.

SINGAPORE: The Republic has yet to receive official confirmation from Malaysia on two land reclamation projects in the Straits of Johor, said Second Minister for Foreign Affairs Grace Fu in Parliament on Monday (Jan 19).

A finalised Environmental Impact Assessment (EIA) report has also not been received.

Ms Fu's response comes after media reports on both sides of the Causeway said that Malaysia had given developers of the two projects approval to restart work.

Reports said the Forest City Project had been given the green light to restart work, although the project's total size would be reduced. Another project called the Princess Cove near the Causeway has also reportedly received the nod to restart work. Both projects were suspended last year, after Singapore voiced concerns on the potential transboundary impact.

Ms Fu said both countries are obliged under international law to share EIA reports on all works prior to their commencement. "We have not received the report and we are working with our Malaysian counterparts to obtain the report as soon as we can and we will study the report seriously," she added.

When MP for Nee Soon GRC Dr Lim Wee Kiak asked if Singapore would be able to do its own independent environmental impact study, Ms Fu said that the government will need to work with Malaysia to "get the necessary information" before a thorough study can be done.

- CNA/ac

http://www.channelnewsasia.com/news/singapore/no-confirmation-from/1600136.html

Click to expand...

The two reclamation projects along the Straits for Forest City and R&F has involvement linked with the royal family one way or another, directly or indirectly.
SG when tackling this issue better be sensitive and very careful.
The Federal had already played along by halting all works for assessment and now had given final approval for the works, so now the ball in in SG's court................