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Johor General Pics
- Thread starter captainjones
- Start date
Yes, it was raining intermittent but still very hot, not much shade there, need to use umbrella/cap when not raining.
A Case Study of Johor Bahru
http://inpressco.com/wp-content/uploads/2013/03/Paper8281-291.pdf
4 March 2013. Release 30 March 2013.
A Case Study of Johor Bahru, Malaysia
The different usage of public places and spaces in urban areas is the focus of this study. It concentrates on the use of public places and spaces in Wong Ah Fook located in Johor Bahro city centre. The study is going to examine the way that different people utilize public places and spaces to examine how social interactions vary by age, gender or place. Moreover, this study investigates on the physical qualities of public places and spaces in the case study. The consideration of findings is on their relation of policies due contested and shared places, safety and security, interactional relationships, and the managing of public places and spaces. Regarding the aim of this study, two methods approaches which consist of questionnaire and observation approaches is undertaken. Therefore, nine types of existing public places and spaces that considered representative of the public places and spaces of the case study as whole are carried out. In addition, due data analysis, this study investigates on SPSS software and snapshots about public activities on study area for analyzing the data of questionnaire and observation respectively. As result, most well-known and active public places and spaces from the most to least are identified. Moreover, lack of facilities and elements due decreasing interactional tasks and factors which encourage people visiting each chosen public places and spaces are revealed. In addition, the duration of visiting public places and spaces for users and their favorable times to visit there are investigated.
4.3.1. Public Bank Building
Respondents clarified that spending time (0%), meeting friends (6%), shopping (0%) and eating food (0%) are not appropriate activities in public bank building and its surrounding area. On the other hand, 50% of interviewed respondents mentioned that banking is the main activity for them in public building bank and its surrounding area.
4.3.2. City Square
Shopping is the favorite activity in city square. On the other hand, banking registered as the less favorite activity. Regarding the information from this part of analysis, shopping (88%), eating food (72%), spending time and meeting friends (52%) and banking (20%) are respectively registered as favorite activities from the most to least.
4.3.3. Sungai Segget River
Spending time is the favorite activity in Sungai Segget River. On the other hand, shopping registered as the less favorite activity. Regarding the information from this part of analysis, spending time (24%), eating food (20%), shopping (10%), meeting friends (12%) and banking (0%) are respectively registered as favorite activities from the most to least.
4.3.4. Shop houses areas
Eating food is the favorite activity in Shop houses areas. On the other hand, shopping registered as the less favorite activity. Regarding the information from this part of analysis, eating food (16%), spending time and meeting friends (8%) and shopping (6%) are respectively registered as favorite activities from the most to least.
4.3.5. Masjid India
Respondents clarified that except meeting friends (10%), spending time (2%) and shopping (0%) and eating food (0%) are not appropriate activities in Masjid India and its surrounding area. On the other hand, 30% of interviewed respondents mentioned that praying is the main activity for them in Masjid India and its surrounding area.
4.3.6. Hindu Temple
Respondents specified that except meeting friends (6%), spending time (2%) and shopping (0%) and eating food(0%) are not appropriate activities in Hindu Temple and its surrounding area. On the other hand, 10% of interviewed respondents mentioned that praying is the main activity for them in Hindu Temple and its surrounding area.
4.3.7. ChineseTemple
According to respondents’ idea, meeting friends (4%), spending time (0%), shopping (0%) and eating food (0%) are not appropriate activities in Chinese Temple and its surrounding area. On the other hand, 20% of interviewed respondents mentioned that praying is the main activity for them in Chinese Temple and its surrounding area.
4.3.8. Sultan Ibrahim Building
Meeting friends is the favorite activity in Sultan Ibrahim Building and its surrounding area. On the other hand, eating food and shopping are registered as the less favorite activity. Regarding the information from this part of analysis, meeting friends (12%), spending time (6%) and shopping and eating food (0%) are respectively registered as favorite activities from the most to least.
4.3.9. Sidewalk between buildings and street curb
Spending time is the favorite activity in sidewalk between buildings and street curb. On the other hand, shopping is registered as the less favorite activity. Regarding the information from this part of analysis, spending time (18%), meeting friends (16%), eating food (12%) and shopping (2%) are respectively registered as favorite activities from the most to least.
Conclusion and recommendation
As result, respondents were mentioned safety as their main concern when they move to public places and most of them were interested to have interaction to others. They agreed to encouraging interactional tasks by designing public places and even informal street’s activities in the study area. Besides, City Square, Hindu Temple, Public Bank Building, Chinese Temple, The Sungai Segget River, Masjid India, Shop houses areas, Sultan Ibrahim Building and sidewalk between buildings to street curb were respectively registered from the most well-known places to least. In addition, City Sqauer, The Sungai Segget River, the sidewalk between buildings and street curb, Public Bank Building, Shop houses areas, Chinese Temple, Masjid India, Sultan Ibrahim Building and Hindu Temple are respectively registered as active places and spaces from the most to least. As clarified in aforementioned results, although some public places and spaces are well-known by users, they are not as active as other public places and spaces with less popularity. For instance, Hindu Temple is registered as the second well- known place by users but it recorded as less active place in the study area or the sidewalk between buildings to street curb is registered as less well-known public place but it is recorded as third active public place for users. Thus, it can be concluded that the sidewalk between buildings to street curb can be more active by increasing its distinctiveness or people’ awareness about it. As consequence, this study is going to provide a profile for each chosen public places in study area with resulting their strength and weakness due improving interactional tasks. The results of each nine chosen public places and spaces are represented as follow:
5.1. Public Bank Building
Public bank building was recorded as the third notable and active public place by respondents. In addition, banking was the main reason and morning was favorable time for people to visit public bank building. Besides, facilities in public bank building are mentioned as motivation for users to visit there. On the other hand, lack of natural elements and safety is the social and physical factors that made people feel uncomfortable there.
5.2. City Square
City square was registered as the first well-known and active public place by respondents. In addition, shoppingwas the main reason and noon (lunch time) was favorable time for people to visit city square. In addition, public interaction in city square is specified as motivation for users to visit there. On the other hand, lack of natural elements and multiple activities is the social and physical factors that made people feel uncomfortable there.
5.3. Sungai Segget River
Sungai Segget River was chosen as the fifth well-known and second active public place by respondents. Therefore, users’ unfamiliarity to this public place concerns as one reason to reduce the amount of activity there. In addition, spending time was the main reason and noon (lunch time) was favorable time for people to visit Sungai Segget River. Thus, this place is considering as recreational place for users in study area. Besides, beauty of Sungai Segget River is mentioned as motivation for users to visit there. On the other hand, lack of shades and safety is the social and physical factors that made people feel uncomfortable there.
5.4. Shop Houses Areas
Shop houses areas were recorded as the seventh well- known and fourth active public place by respondents. Therefore, users’ unfamiliarity to this public place concerns as one reason to reduce the amount of activity there. In addition, eating food was the main reason and evening was favorable time for people to visit shop houses areas. Thus, this place is considering as eating place for users in study area. Moreover, public interaction in shop houses areas is mentioned as motivation for users to visit there. On the other hand, lack of shades and safety is the social and physical factors that made people feel uncomfortable there.
5.5. Masjid India
Masjid India was specified as the sixth well-known and sixth active public place by respondents. In addition, praying was the main reason and early afternoon was favorable time for people to visit Masjid India. Besides, public interaction in Masjid India is mentioned as motivation for users to visit there. On the other hand, lack of pedestrian walkway and multiple activities is the social and physical factors that made people feel uncomfortable.
5.6. Hindu Temple
Hindu Temple was specified as the second well-known and eighth active public place by respondents. It manes although Hindu Temple is known by many people, the amount of mentioned activity is not considerable. In addition, praying was the main reason and evening was favorable time for people to visit Hindu Temple. Besides, public interaction in Hindu Temple is mentioned as motivation for users to visit there. On the other hand, lack of safety is the social and physical factors that madepeople feel uncomfortable there. It means this place have serious problem due making people feel safe and secure.
5.7. Chinese Temple
Chinese Temple was specified as the fourth well-known and fifth active public place by respondents. In addition, praying was the main reason and evening was favorable time for people to visit Chinese Temple. Besides, public interaction in Chinese Temple is mentioned as motivation for users to visit there. On the other hand, lack of pedestrian walkway and sense of belonging is the social and physical factors that made people feel uncomfortable there.
5.8. Sultan Ibrahim Building
Sultan Ibrahim Building was chosen as the eighth well- known and seventh active public place by respondents. In addition, meeting friends was the main reason and morning was favorable time for people to visit city square. Thus, this place is considering as a landmark for users in study area. Besides, public interaction in Sultan Ibrahim Building is mentioned as motivation for users to visit there. On the other hand, lack of pedestrian walkway and multiple activities is the social and physical factors that made people feel uncomfortable.
5.9. Sidewalk between Buildings to Street Curb
Sidewalk between Buildings to Street Curb was chosen as the ninth well-known and third active public place by respondents. Therefore, users’ unfamiliarity to this public place concerns as one reason to reduce the amount of activity there. In addition, spending time was the main reason and morning was favorable time for people to visit Sidewalk between Buildings to Street Curb. Thus, this place is considering as recreational place for users in study area. Besides, beauty of Sidewalk between Buildings to Street Curb is mentioned as motivation for users to visit there. On the other hand, lack of pedestrian walkway and safety is the social and physical factors that made people feel uncomfortable.
It can be concluded that a better public places is one that gives great opportunities for optional and social activities. Furthermore, the liveliness in public places relies very much on the quality of spaces as public domain, and whether they are welcoming the users, to stay, sit and enjoy the place and its activities. There is a necessity for serious attempt to create livelier environment in the public space which in turn increase the attractiveness and the importance of an imaginable city. Moreover, analysis section revealed that lack of safety is registered as one of the serious issues for people in study area. Therefore, there is a necessity of serious effort for urban developer to concern about safety issues in study area. In addition, respondents mentioned the lack of natural elements and shades several times for public places as factors which make them uncomfortable in the study area. Thus, there is a need of more concern due providinggreenery and shades in mentioned public places. After all, the main effective factors of interactional tasks for public places in study area can potentially resolve to achieve the objectives. Accordingly, the analysis chapter has totally considered each chosen public places in Jalan Wang Ah Fook based on the demographic analysis.
According to the finding of analysis section, the following recommendations are prepared due improving the quality
of public places in study area:
1) Regarding the analysis section, Sungai Segget River, shop houses areas and Sidewalk between Buildings to Street Curb are public spaces that were not well known for users. Therefore, there is a need of plane and actions to improve people awareness about mentioned public places. In addition, respondents mentioned safety as serious problem that make them uncomfortable in Hindu temple and all three mentioned places. Thus, there is a necessity of plans and actions due providing secure feeling for residents and visitors there.
2) Providing shadows in Sungai Segget River and shop houses area to protect the residents and the pedestrian from sun and rain should be necessary to ensure more convenience and comfort will be achieved that will attract more people to come and stay longer in this places.
3) In terms of appropriate pedestrian walkways for Masjid India, Chinese Temple, Sultan Ibrahim Building and Sidewalk between Buildings to Street Curb, consideration should be given to provide a specific line with shades and appropriate facilities for pedestrians (for those places without pedestrian walkway) or improving the quality of pavement and all related facilities to pedestrian walkways (for those places with pedestrian walkway).
4) Providing multiple activities for city square, Masjid India and Sultan Ibrahim Building could increase the attractiveness, activity and liveliness of them. Therefore, multiple activities should be provided such as shopping stalls inside or around them, a place for wheelchairs and disable people and places for people to seat and enjoy watching around with appropriate shades and so on.
http://inpressco.com/wp-content/uploads/2013/03/Paper8281-291.pdf
4 March 2013. Release 30 March 2013.
A Case Study of Johor Bahru, Malaysia
The different usage of public places and spaces in urban areas is the focus of this study. It concentrates on the use of public places and spaces in Wong Ah Fook located in Johor Bahro city centre. The study is going to examine the way that different people utilize public places and spaces to examine how social interactions vary by age, gender or place. Moreover, this study investigates on the physical qualities of public places and spaces in the case study. The consideration of findings is on their relation of policies due contested and shared places, safety and security, interactional relationships, and the managing of public places and spaces. Regarding the aim of this study, two methods approaches which consist of questionnaire and observation approaches is undertaken. Therefore, nine types of existing public places and spaces that considered representative of the public places and spaces of the case study as whole are carried out. In addition, due data analysis, this study investigates on SPSS software and snapshots about public activities on study area for analyzing the data of questionnaire and observation respectively. As result, most well-known and active public places and spaces from the most to least are identified. Moreover, lack of facilities and elements due decreasing interactional tasks and factors which encourage people visiting each chosen public places and spaces are revealed. In addition, the duration of visiting public places and spaces for users and their favorable times to visit there are investigated.
4.3.1. Public Bank Building
Respondents clarified that spending time (0%), meeting friends (6%), shopping (0%) and eating food (0%) are not appropriate activities in public bank building and its surrounding area. On the other hand, 50% of interviewed respondents mentioned that banking is the main activity for them in public building bank and its surrounding area.
4.3.2. City Square
Shopping is the favorite activity in city square. On the other hand, banking registered as the less favorite activity. Regarding the information from this part of analysis, shopping (88%), eating food (72%), spending time and meeting friends (52%) and banking (20%) are respectively registered as favorite activities from the most to least.
4.3.3. Sungai Segget River
Spending time is the favorite activity in Sungai Segget River. On the other hand, shopping registered as the less favorite activity. Regarding the information from this part of analysis, spending time (24%), eating food (20%), shopping (10%), meeting friends (12%) and banking (0%) are respectively registered as favorite activities from the most to least.
4.3.4. Shop houses areas
Eating food is the favorite activity in Shop houses areas. On the other hand, shopping registered as the less favorite activity. Regarding the information from this part of analysis, eating food (16%), spending time and meeting friends (8%) and shopping (6%) are respectively registered as favorite activities from the most to least.
4.3.5. Masjid India
Respondents clarified that except meeting friends (10%), spending time (2%) and shopping (0%) and eating food (0%) are not appropriate activities in Masjid India and its surrounding area. On the other hand, 30% of interviewed respondents mentioned that praying is the main activity for them in Masjid India and its surrounding area.
4.3.6. Hindu Temple
Respondents specified that except meeting friends (6%), spending time (2%) and shopping (0%) and eating food(0%) are not appropriate activities in Hindu Temple and its surrounding area. On the other hand, 10% of interviewed respondents mentioned that praying is the main activity for them in Hindu Temple and its surrounding area.
4.3.7. ChineseTemple
According to respondents’ idea, meeting friends (4%), spending time (0%), shopping (0%) and eating food (0%) are not appropriate activities in Chinese Temple and its surrounding area. On the other hand, 20% of interviewed respondents mentioned that praying is the main activity for them in Chinese Temple and its surrounding area.
4.3.8. Sultan Ibrahim Building
Meeting friends is the favorite activity in Sultan Ibrahim Building and its surrounding area. On the other hand, eating food and shopping are registered as the less favorite activity. Regarding the information from this part of analysis, meeting friends (12%), spending time (6%) and shopping and eating food (0%) are respectively registered as favorite activities from the most to least.
4.3.9. Sidewalk between buildings and street curb
Spending time is the favorite activity in sidewalk between buildings and street curb. On the other hand, shopping is registered as the less favorite activity. Regarding the information from this part of analysis, spending time (18%), meeting friends (16%), eating food (12%) and shopping (2%) are respectively registered as favorite activities from the most to least.
Conclusion and recommendation
As result, respondents were mentioned safety as their main concern when they move to public places and most of them were interested to have interaction to others. They agreed to encouraging interactional tasks by designing public places and even informal street’s activities in the study area. Besides, City Square, Hindu Temple, Public Bank Building, Chinese Temple, The Sungai Segget River, Masjid India, Shop houses areas, Sultan Ibrahim Building and sidewalk between buildings to street curb were respectively registered from the most well-known places to least. In addition, City Sqauer, The Sungai Segget River, the sidewalk between buildings and street curb, Public Bank Building, Shop houses areas, Chinese Temple, Masjid India, Sultan Ibrahim Building and Hindu Temple are respectively registered as active places and spaces from the most to least. As clarified in aforementioned results, although some public places and spaces are well-known by users, they are not as active as other public places and spaces with less popularity. For instance, Hindu Temple is registered as the second well- known place by users but it recorded as less active place in the study area or the sidewalk between buildings to street curb is registered as less well-known public place but it is recorded as third active public place for users. Thus, it can be concluded that the sidewalk between buildings to street curb can be more active by increasing its distinctiveness or people’ awareness about it. As consequence, this study is going to provide a profile for each chosen public places in study area with resulting their strength and weakness due improving interactional tasks. The results of each nine chosen public places and spaces are represented as follow:
5.1. Public Bank Building
Public bank building was recorded as the third notable and active public place by respondents. In addition, banking was the main reason and morning was favorable time for people to visit public bank building. Besides, facilities in public bank building are mentioned as motivation for users to visit there. On the other hand, lack of natural elements and safety is the social and physical factors that made people feel uncomfortable there.
5.2. City Square
City square was registered as the first well-known and active public place by respondents. In addition, shoppingwas the main reason and noon (lunch time) was favorable time for people to visit city square. In addition, public interaction in city square is specified as motivation for users to visit there. On the other hand, lack of natural elements and multiple activities is the social and physical factors that made people feel uncomfortable there.
5.3. Sungai Segget River
Sungai Segget River was chosen as the fifth well-known and second active public place by respondents. Therefore, users’ unfamiliarity to this public place concerns as one reason to reduce the amount of activity there. In addition, spending time was the main reason and noon (lunch time) was favorable time for people to visit Sungai Segget River. Thus, this place is considering as recreational place for users in study area. Besides, beauty of Sungai Segget River is mentioned as motivation for users to visit there. On the other hand, lack of shades and safety is the social and physical factors that made people feel uncomfortable there.
5.4. Shop Houses Areas
Shop houses areas were recorded as the seventh well- known and fourth active public place by respondents. Therefore, users’ unfamiliarity to this public place concerns as one reason to reduce the amount of activity there. In addition, eating food was the main reason and evening was favorable time for people to visit shop houses areas. Thus, this place is considering as eating place for users in study area. Moreover, public interaction in shop houses areas is mentioned as motivation for users to visit there. On the other hand, lack of shades and safety is the social and physical factors that made people feel uncomfortable there.
5.5. Masjid India
Masjid India was specified as the sixth well-known and sixth active public place by respondents. In addition, praying was the main reason and early afternoon was favorable time for people to visit Masjid India. Besides, public interaction in Masjid India is mentioned as motivation for users to visit there. On the other hand, lack of pedestrian walkway and multiple activities is the social and physical factors that made people feel uncomfortable.
5.6. Hindu Temple
Hindu Temple was specified as the second well-known and eighth active public place by respondents. It manes although Hindu Temple is known by many people, the amount of mentioned activity is not considerable. In addition, praying was the main reason and evening was favorable time for people to visit Hindu Temple. Besides, public interaction in Hindu Temple is mentioned as motivation for users to visit there. On the other hand, lack of safety is the social and physical factors that madepeople feel uncomfortable there. It means this place have serious problem due making people feel safe and secure.
5.7. Chinese Temple
Chinese Temple was specified as the fourth well-known and fifth active public place by respondents. In addition, praying was the main reason and evening was favorable time for people to visit Chinese Temple. Besides, public interaction in Chinese Temple is mentioned as motivation for users to visit there. On the other hand, lack of pedestrian walkway and sense of belonging is the social and physical factors that made people feel uncomfortable there.
5.8. Sultan Ibrahim Building
Sultan Ibrahim Building was chosen as the eighth well- known and seventh active public place by respondents. In addition, meeting friends was the main reason and morning was favorable time for people to visit city square. Thus, this place is considering as a landmark for users in study area. Besides, public interaction in Sultan Ibrahim Building is mentioned as motivation for users to visit there. On the other hand, lack of pedestrian walkway and multiple activities is the social and physical factors that made people feel uncomfortable.
5.9. Sidewalk between Buildings to Street Curb
Sidewalk between Buildings to Street Curb was chosen as the ninth well-known and third active public place by respondents. Therefore, users’ unfamiliarity to this public place concerns as one reason to reduce the amount of activity there. In addition, spending time was the main reason and morning was favorable time for people to visit Sidewalk between Buildings to Street Curb. Thus, this place is considering as recreational place for users in study area. Besides, beauty of Sidewalk between Buildings to Street Curb is mentioned as motivation for users to visit there. On the other hand, lack of pedestrian walkway and safety is the social and physical factors that made people feel uncomfortable.
It can be concluded that a better public places is one that gives great opportunities for optional and social activities. Furthermore, the liveliness in public places relies very much on the quality of spaces as public domain, and whether they are welcoming the users, to stay, sit and enjoy the place and its activities. There is a necessity for serious attempt to create livelier environment in the public space which in turn increase the attractiveness and the importance of an imaginable city. Moreover, analysis section revealed that lack of safety is registered as one of the serious issues for people in study area. Therefore, there is a necessity of serious effort for urban developer to concern about safety issues in study area. In addition, respondents mentioned the lack of natural elements and shades several times for public places as factors which make them uncomfortable in the study area. Thus, there is a need of more concern due providinggreenery and shades in mentioned public places. After all, the main effective factors of interactional tasks for public places in study area can potentially resolve to achieve the objectives. Accordingly, the analysis chapter has totally considered each chosen public places in Jalan Wang Ah Fook based on the demographic analysis.
According to the finding of analysis section, the following recommendations are prepared due improving the quality
of public places in study area:
1) Regarding the analysis section, Sungai Segget River, shop houses areas and Sidewalk between Buildings to Street Curb are public spaces that were not well known for users. Therefore, there is a need of plane and actions to improve people awareness about mentioned public places. In addition, respondents mentioned safety as serious problem that make them uncomfortable in Hindu temple and all three mentioned places. Thus, there is a necessity of plans and actions due providing secure feeling for residents and visitors there.
2) Providing shadows in Sungai Segget River and shop houses area to protect the residents and the pedestrian from sun and rain should be necessary to ensure more convenience and comfort will be achieved that will attract more people to come and stay longer in this places.
3) In terms of appropriate pedestrian walkways for Masjid India, Chinese Temple, Sultan Ibrahim Building and Sidewalk between Buildings to Street Curb, consideration should be given to provide a specific line with shades and appropriate facilities for pedestrians (for those places without pedestrian walkway) or improving the quality of pavement and all related facilities to pedestrian walkways (for those places with pedestrian walkway).
4) Providing multiple activities for city square, Masjid India and Sultan Ibrahim Building could increase the attractiveness, activity and liveliness of them. Therefore, multiple activities should be provided such as shopping stalls inside or around them, a place for wheelchairs and disable people and places for people to seat and enjoy watching around with appropriate shades and so on.
Re: A Case Study of Johor Bahru
Last news came in Dec 2012, I only step foot in JB once in past 15 years. Maybe someone passby Jalan Wong Ah Fook can feedback......
Iskandar Waterfront Holdings gets the task of remaking Johor Baru
Saturday December 8, 2012
Iskandar Waterfront Holdings gets the task of remaking Johor Baru
TAN Sri Lim Kang Hoo was beaming with excitement to show off his grand plan for the makeover of Johor Baru when StarBizWeek met him for an interview recently.
He had just got the plans approved for the makeover of the central business district (CBD) and the eastern side of the tip of Johor Baru (JB). The makeover of the CDB will change the face of several streets such as Jalan Wong Ah Fook, Jalan Segget, Jalan Ibrahim, and Jalan Meldrum which now house buildings that have been abandoned for a long time.
In his opinion, and that of others, JB has not recovered from the property glut after the 1997 Asian economic crisis.
On the eastern side or the Tebrau coast, he wants to create a lifestyle haven similar to that of the Gold Coast in Australia. He is hoping to attract expatriates who are going to work at the oil and gas hub that is taking shape in Pengerang to reside at the Tebrau coast.
Combined with the Danga Bay development which is located at the western side of the southern tip of JB, he has over 1,619ha that will be developed into an waterfront city fronting Singapore over several years.
The land is parked under Iskandar Waterfront Holdings Sdn Bhd (IWH), which is the master developer of parts of JB city. He owns 60% of IWH via Credence Resources Sdn Bhd and his partner in this venture is the Johore state government via Kumpulan Prasarana Rakyat Johor (KPRJ), which holds the remaining 40% stake in IWH. Both EPF and Khazanah Nasional Bhd has indirect stake in IWH held via Iskandar Investments Bhd.
IWH's over 1619ha forms part of Iskandar Malaysia's 221,707ha and Iskandar is being built into a metropolis of the south. With the developments taking shape in Iskandar from theme parks to an edu-city and a water front city, investors are trickling in.
Singapore has shown its willingness to participate in the development but there is a need to really change the CBD into a more vibrant city to attract more investors from across the causeway and other countries. The other developer of plots of land in Iskandar Malaysia is Khazanah.
“Fifteen years ago no one wanted to lend me a dollar and people used to a laugh at me when I showed the concept of creating JB into a waterfront city like Hong Kong-Shenzhen. They thought I was crazy. But now, they are same ones telling me that JB is going to be another Hong Kong-Shenzhen and I am not even talking,” he tells StarBizWeek in an interview.
This week he sealed his biggest deal yet. He sold 55 acres to one of China's biggest property developers, Country Garden Holdings Ltd, for nearly RM1bil and he says a lot more deals are in the pipeline including selling of an island made of reclaimed to an influential Singapore company. And all of IWH's land is sold on a joint venture basis except the 55 acres to Country Garden.
CBD the heritage city
Abandoned and half closed shops are a common sight at the CBD and it has become an eyesore. Some are also infested by the squatters. Some owners of the buildings and shops have migrated and to track them down has been a big challenge for Lim. He managed to trace and has bought some 50 plots in various locations, the latest being a plot of 133ha at Jalan Wong Ah Fook from an old man who had migrated and was the seventh generation owner.
This is part of the makeover process and is necessary if JB is to be turned into a waterfront city.
“You cannot be attracting investors to JB and still have squatters in the city. We need a vibrant city that has all the ingredients of a modern and world class city to be able to attract the investors,” he says, adding that when he buys over a plot that has squatters, he has to compensate and relocate them.
“We want to beautify the city, clean up the sea bed and sewerage, improve the landscape and traffic flow. There will also be a city tram and this new CDB will be themed as a heritage city,” he says. The makeover of the city is the state government's project and IWH has mandated to see it through.
The city will be divided up into sections where there will be food and beverage areas, China town, Little India, a Malay street, and night-life attractions.
“We are doing all this for the people in the state and that will create economic activity and at the same time we want to attract some of the Johoreans who have migrated to return and participate in the economic activity in their state.
“We will also put up a city college, a medical related college, service apartments, budget hotels, convert old heritage buildings into boutique hotels and also do up the streets. Jalan Wong Ah Fook will be turned into a pedestrian street and phase one which includes the redevelopment of Jalan Wong Ah Fook should be ready by mid- or end-2014,” he says.
Work on beautification will begin in the first quarter of 2013 and the Johor state government will dish out tenders for the beautification of the CBD. It will also get involved in the cleaning and reclaiming of Sungai Segget, right now has the indignation of being labelled one of the smelliest rivers.
To develop the area into a CBD, he says options will be given to the existing land and shop owners to follow designs that have been approved and keep their shops open.
“We can work out joint ventures with them or they can sell it to us or develop themselves. Our approach is very friendly. What we want is to create economic activity and attract tourists and Malaysians into JB,” he adds.
For the beautification of the CBD the state government will invest RM200mil and an additional RM200mil will be invested by the Federal Government for the cleaning of Sungai Segget and putting up a new sewerage treatment plant.
The east-west side
The next thing on his plate after developing certain plots of land in Danga Bay is the Tebrau Coast. Danga Bay will be developed into a premier waterfront destination with features such as a cruise ship terminal, marina, fisherman's wharf and tower blocks to house commercial offices, hotels, exhibition and convention centres, and residential properties.
“We were asked to do a master plan for the eastern corridor and now we have obtained the approvals. It is only right to now tackle the east side after we have developed some parts of the west side (Danga Bay) and are also going to begin works on the CBD,” he says.
Tebrau Coast will replicate the Gold Coast model where there will be high rise buildings comprising apartments, hotels, commercial buildings and also retail outlets.
“We will be working with the Australian Walker Group on this over a 81ha site. The lifestyle product in Gold Coast is selling like hot cakes and we want the same concept here.
“We also have a joint venture with DiJaya Corp to develop the land over 81ha there,” he adds. All these developments will be built over 15 years.
There are several rivers in the Tebrau Coast that will need to be cleaned and land reclaimed. They include Sungai Plentong, Sungai Lunchoo, Sungai Reko and Sungai Tebrau.
Lim is known to have the expertise to reclaim land and as a result of that he has managed to grow the landbank of IWH to over 1619ha. But that acerage also includes the land that IWH has got after taking control of Tebrau Teguh Bhd.
With him buying more plots of land and with the reclamation work underway, it will be no surprise if IWH's acerage increases to over 2023ha.
“Half of our land in Danga Bay has been reclaimed. It used to be a swamp area and that is why the cost is high. We have reclaimed 324ha of land. We have a proven track record of reclaiming land and now we are going to do the same at the Tebrau coast. We are starting all over again,” he says.
Of the 1619ha, half of it is at Danga Bay. The Tebrau coast comprise 405ha of which 162ha has been sold thus far.
Some of the ongoing projects at the 1619ha owned by IWH include the RM500mil Azea Residences by a Singapore group, the RM105mil Plazzo Hotel & Serviced Suites by Waz Lian Group, RM20mil Tune Hotel project, Dijaya Corp Bhd is investing to build a high-end mixed development project that will have a gross development value (GDV) of about RM5bil. Burnsfield is building retail and commercial buildings that will have a GDV of about RM4bil. The Country Garden project will have a GDV of RM18bil.
Avoiding the glut
The deal with Country Garden took four months to conclude but some others are taking their time because some companies have longer evaluation and approval process than others. He is in talks with several parties, some of them are GLCs and that requires government approval.
But what he is excited about is the sale of a man-made island in the east side to a Singapore party. There are other investors from Singapore who are interested in the fisherman's wharf, which is one of the 10 projects in Danga Bay.
“They (the influential Singapore party) are haggling for a lower price,” he says.
But there are other Singapore parties looking at different parcels and even Country Gardens wants to buy more land in Danga Bay.
“The Indonesians are looking to buy some land to create lifestyle projects,” he adds.
While he wants a variety of investors, he is also vary that if they cannot sell their high rise commercial buildings, apartments or commercial units, it would create another glut and that is something he wants to avoid.
Having learnt the experience of the 1997 crisis, he says land will only be sold in stages so that there are takers for whatever is being developed. “We have to ensure each developer has product differentiation so that demand for their products will always be there and this prevents a glut,” he says.
When he started out, Lim bought land for RM1.50 psf to RM3 psf. Now the same land is being sold at RM300 psf to RM500 psf depending on location. He can't say how much more the land will appreciate given the total development at Iskandar Malaysia, which comprise of over 221,707ha.
“I can't say how much more it will go up or what is the valuations are now because we have not valued the land but we have commissioned someone to do it recently,” he says.
He adds that “for now we are still selling at early bird prices but eventually we would have to tender the land and sell it to the highest bidder.”
“What we are creating is an international waterfront city. The buildings will all be high rise as just to clean up the rivers and reclaim the land we have to buy sand from Pengerang and that costs us a lot of money, hence our land is expansive.
“There is no way we can do landed property or terrace houses on such a land because the cost will be too expensive and nobody will buy a terrace or semi-D for RM10mil. That is why we are modelling our land on Hongkong-Shenzhen and this development will take years because waterfront cities are not built in a day. They can take decades for full realisation,” he says.
Lim also wants to work with developers from different countries, say China, India, Europe, Australia, Indonesia and Singapore so that when there is a problem in their home country, not every developer is affected and the overall development can go on.
Last news came in Dec 2012, I only step foot in JB once in past 15 years. Maybe someone passby Jalan Wong Ah Fook can feedback......
Iskandar Waterfront Holdings gets the task of remaking Johor Baru
Saturday December 8, 2012
Iskandar Waterfront Holdings gets the task of remaking Johor Baru
TAN Sri Lim Kang Hoo was beaming with excitement to show off his grand plan for the makeover of Johor Baru when StarBizWeek met him for an interview recently.
He had just got the plans approved for the makeover of the central business district (CBD) and the eastern side of the tip of Johor Baru (JB). The makeover of the CDB will change the face of several streets such as Jalan Wong Ah Fook, Jalan Segget, Jalan Ibrahim, and Jalan Meldrum which now house buildings that have been abandoned for a long time.
In his opinion, and that of others, JB has not recovered from the property glut after the 1997 Asian economic crisis.
On the eastern side or the Tebrau coast, he wants to create a lifestyle haven similar to that of the Gold Coast in Australia. He is hoping to attract expatriates who are going to work at the oil and gas hub that is taking shape in Pengerang to reside at the Tebrau coast.
Combined with the Danga Bay development which is located at the western side of the southern tip of JB, he has over 1,619ha that will be developed into an waterfront city fronting Singapore over several years.
The land is parked under Iskandar Waterfront Holdings Sdn Bhd (IWH), which is the master developer of parts of JB city. He owns 60% of IWH via Credence Resources Sdn Bhd and his partner in this venture is the Johore state government via Kumpulan Prasarana Rakyat Johor (KPRJ), which holds the remaining 40% stake in IWH. Both EPF and Khazanah Nasional Bhd has indirect stake in IWH held via Iskandar Investments Bhd.
IWH's over 1619ha forms part of Iskandar Malaysia's 221,707ha and Iskandar is being built into a metropolis of the south. With the developments taking shape in Iskandar from theme parks to an edu-city and a water front city, investors are trickling in.
Singapore has shown its willingness to participate in the development but there is a need to really change the CBD into a more vibrant city to attract more investors from across the causeway and other countries. The other developer of plots of land in Iskandar Malaysia is Khazanah.
“Fifteen years ago no one wanted to lend me a dollar and people used to a laugh at me when I showed the concept of creating JB into a waterfront city like Hong Kong-Shenzhen. They thought I was crazy. But now, they are same ones telling me that JB is going to be another Hong Kong-Shenzhen and I am not even talking,” he tells StarBizWeek in an interview.
This week he sealed his biggest deal yet. He sold 55 acres to one of China's biggest property developers, Country Garden Holdings Ltd, for nearly RM1bil and he says a lot more deals are in the pipeline including selling of an island made of reclaimed to an influential Singapore company. And all of IWH's land is sold on a joint venture basis except the 55 acres to Country Garden.
CBD the heritage city
Abandoned and half closed shops are a common sight at the CBD and it has become an eyesore. Some are also infested by the squatters. Some owners of the buildings and shops have migrated and to track them down has been a big challenge for Lim. He managed to trace and has bought some 50 plots in various locations, the latest being a plot of 133ha at Jalan Wong Ah Fook from an old man who had migrated and was the seventh generation owner.
This is part of the makeover process and is necessary if JB is to be turned into a waterfront city.
“You cannot be attracting investors to JB and still have squatters in the city. We need a vibrant city that has all the ingredients of a modern and world class city to be able to attract the investors,” he says, adding that when he buys over a plot that has squatters, he has to compensate and relocate them.
“We want to beautify the city, clean up the sea bed and sewerage, improve the landscape and traffic flow. There will also be a city tram and this new CDB will be themed as a heritage city,” he says. The makeover of the city is the state government's project and IWH has mandated to see it through.
The city will be divided up into sections where there will be food and beverage areas, China town, Little India, a Malay street, and night-life attractions.
“We are doing all this for the people in the state and that will create economic activity and at the same time we want to attract some of the Johoreans who have migrated to return and participate in the economic activity in their state.
“We will also put up a city college, a medical related college, service apartments, budget hotels, convert old heritage buildings into boutique hotels and also do up the streets. Jalan Wong Ah Fook will be turned into a pedestrian street and phase one which includes the redevelopment of Jalan Wong Ah Fook should be ready by mid- or end-2014,” he says.
Work on beautification will begin in the first quarter of 2013 and the Johor state government will dish out tenders for the beautification of the CBD. It will also get involved in the cleaning and reclaiming of Sungai Segget, right now has the indignation of being labelled one of the smelliest rivers.
To develop the area into a CBD, he says options will be given to the existing land and shop owners to follow designs that have been approved and keep their shops open.
“We can work out joint ventures with them or they can sell it to us or develop themselves. Our approach is very friendly. What we want is to create economic activity and attract tourists and Malaysians into JB,” he adds.
For the beautification of the CBD the state government will invest RM200mil and an additional RM200mil will be invested by the Federal Government for the cleaning of Sungai Segget and putting up a new sewerage treatment plant.
The east-west side
The next thing on his plate after developing certain plots of land in Danga Bay is the Tebrau Coast. Danga Bay will be developed into a premier waterfront destination with features such as a cruise ship terminal, marina, fisherman's wharf and tower blocks to house commercial offices, hotels, exhibition and convention centres, and residential properties.
“We were asked to do a master plan for the eastern corridor and now we have obtained the approvals. It is only right to now tackle the east side after we have developed some parts of the west side (Danga Bay) and are also going to begin works on the CBD,” he says.
Tebrau Coast will replicate the Gold Coast model where there will be high rise buildings comprising apartments, hotels, commercial buildings and also retail outlets.
“We will be working with the Australian Walker Group on this over a 81ha site. The lifestyle product in Gold Coast is selling like hot cakes and we want the same concept here.
“We also have a joint venture with DiJaya Corp to develop the land over 81ha there,” he adds. All these developments will be built over 15 years.
There are several rivers in the Tebrau Coast that will need to be cleaned and land reclaimed. They include Sungai Plentong, Sungai Lunchoo, Sungai Reko and Sungai Tebrau.
Lim is known to have the expertise to reclaim land and as a result of that he has managed to grow the landbank of IWH to over 1619ha. But that acerage also includes the land that IWH has got after taking control of Tebrau Teguh Bhd.
With him buying more plots of land and with the reclamation work underway, it will be no surprise if IWH's acerage increases to over 2023ha.
“Half of our land in Danga Bay has been reclaimed. It used to be a swamp area and that is why the cost is high. We have reclaimed 324ha of land. We have a proven track record of reclaiming land and now we are going to do the same at the Tebrau coast. We are starting all over again,” he says.
Of the 1619ha, half of it is at Danga Bay. The Tebrau coast comprise 405ha of which 162ha has been sold thus far.
Some of the ongoing projects at the 1619ha owned by IWH include the RM500mil Azea Residences by a Singapore group, the RM105mil Plazzo Hotel & Serviced Suites by Waz Lian Group, RM20mil Tune Hotel project, Dijaya Corp Bhd is investing to build a high-end mixed development project that will have a gross development value (GDV) of about RM5bil. Burnsfield is building retail and commercial buildings that will have a GDV of about RM4bil. The Country Garden project will have a GDV of RM18bil.
Avoiding the glut
The deal with Country Garden took four months to conclude but some others are taking their time because some companies have longer evaluation and approval process than others. He is in talks with several parties, some of them are GLCs and that requires government approval.
But what he is excited about is the sale of a man-made island in the east side to a Singapore party. There are other investors from Singapore who are interested in the fisherman's wharf, which is one of the 10 projects in Danga Bay.
“They (the influential Singapore party) are haggling for a lower price,” he says.
But there are other Singapore parties looking at different parcels and even Country Gardens wants to buy more land in Danga Bay.
“The Indonesians are looking to buy some land to create lifestyle projects,” he adds.
While he wants a variety of investors, he is also vary that if they cannot sell their high rise commercial buildings, apartments or commercial units, it would create another glut and that is something he wants to avoid.
Having learnt the experience of the 1997 crisis, he says land will only be sold in stages so that there are takers for whatever is being developed. “We have to ensure each developer has product differentiation so that demand for their products will always be there and this prevents a glut,” he says.
When he started out, Lim bought land for RM1.50 psf to RM3 psf. Now the same land is being sold at RM300 psf to RM500 psf depending on location. He can't say how much more the land will appreciate given the total development at Iskandar Malaysia, which comprise of over 221,707ha.
“I can't say how much more it will go up or what is the valuations are now because we have not valued the land but we have commissioned someone to do it recently,” he says.
He adds that “for now we are still selling at early bird prices but eventually we would have to tender the land and sell it to the highest bidder.”
“What we are creating is an international waterfront city. The buildings will all be high rise as just to clean up the rivers and reclaim the land we have to buy sand from Pengerang and that costs us a lot of money, hence our land is expansive.
“There is no way we can do landed property or terrace houses on such a land because the cost will be too expensive and nobody will buy a terrace or semi-D for RM10mil. That is why we are modelling our land on Hongkong-Shenzhen and this development will take years because waterfront cities are not built in a day. They can take decades for full realisation,” he says.
Lim also wants to work with developers from different countries, say China, India, Europe, Australia, Indonesia and Singapore so that when there is a problem in their home country, not every developer is affected and the overall development can go on.
Last edited:
Re: A Case Study of Johor Bahru
Is it that bad? If the opposition party win, we will risk getting chase out of JB?
Is it that bad? If the opposition party win, we will risk getting chase out of JB?
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