PLANNING COUNSULTANT DEVELOPMENT PROPOSAL REPORT

SCHOOL OF HOUSING, BUILDING AND PLANNING

RPS 106: DESIGN STUDIO (PLANNING)
SEMESTER 2 2021/2022

PROPOSED DEVELOPMENT REPORT

PLANNING PERMISSION FOR PROPOSED DEVELOPMENT OF
MIXED-USE DEVELOPMENT
ON LOT 8025, MUKIM 9, NIBONG TEBAL, SEBERANG PERAI SELATAN,
PENANG

PROJECT BY

CCH PLANNING CONSULTANT

PREPARED BY
CHAI CHI HIN (157678)

PREPARED FOR:
MR. IZUANDI YIN (COORDINATOR)
DR. DIANA MOHAMAD

SUBMISSION DATE
5th AUGUST 2022

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TABLE OF CONTENT

NO. CONTENT PAGE

1.0 INTRODUCTION 4
2.0 CONCEPT & JUSTIFICATION OF DEVELOPMENT 4
2.1 Purpose Of Proposed Development 4
2.2 Project Background 5
2.3 Concept & Justification 6
3.0 SITE DESCRIPTION 7
3.1 Key Plan 7
3.2 Location Plan 8
3.3 Site Plan 9
4.0 DETAILS OF LAND TITLE & RESTRICTION 10
4.1 Property information 10
4.2 Property Ownership 10
5.0 SITE ANALYSIS 11
5.1 Analysis of the site 11
5.1.1 Current Landuse & Zoning 11
5.1.2 Climate Analysis 12
[Link] Sun Path 12
[Link] Wind 13
[Link] Shadow 14
[Link] Rainfall 15
[Link] Cloud & Humidity 16
[Link] Temperature 17
5.1.3 Sensory 18
5.1.4 View 20
5.1.5 Flora & Fauna 21
5.1.6 Topography 22
5.1.7 Soil and Erosion 23
5.1.8 Building Description 23
5.2 Analysis of Surrounding Area 24
5.2.1 Road 24
5.2.2 Existing Utility Network 25
5.2.3 Public Facilities 25
5.2.4 Drainage & Water Flow 26
6.0 DEVELOPMENT POTENTIAL & CONSTRAINS 28

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6.1 Potential 28
6.2 Constrains 29
7.0 DEVELOPMENT SUGGESTION AT PROPOSED SITE 30
7.1 Layout Plan 31
7.2 Development Proposal Analysis 33
7.2.1 Land Use Proposal Analysis 33
7.2.2 Development Component 33
[Link] Commercial 33
[Link] Residential 33
[Link] Surau 34
[Link] Community Hall 35
[Link] TNB Substation 35
[Link] Sewerage Treatment Plant 35
[Link] Recycle Centre 36
[Link] Bicycle Centre 37
[Link] Parking Lots and Road 37
[Link] Pedestrian Walkway and Bicycle Lane 38
[Link] Open Space 38
[Link] Water Retention 39
7.3 Design Concept 40
7.4 Landscape Proposal 40
8.0 IMPACT OF DEVELOPMENT PROPOSAL 41
8.1 Physical Impact 41
8.2 Economic Impact 41
8.3 Infrastructure Impact 41
8.3 Social Impact 42
8.5 Environment Impact 42
9.0 COMPLIANCE WITH POLICIES AND GUIDELINES 43
9.1 Compliance with Structure Plan Policies 43
9.2 Compliance with Development Planning Policy 43
9.3 Compliance with Other Technical Matters 43
9.4 Compliance with State Policy Related to Planning & Development 43
10.0 ANSURANCE TO LOCAL AUTORITIES 44
11.0 CONCLUSION 44
12.0 APPENDICES 45
13.0 REFERENCES 47

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1.0 INTRODUCTION
Development Proposal Report is provided by CCH Planning Consultant, Certified Town
Planning Consultant which located at Desasiswa Restu, Universiti Sains Malaysia, 11800
Usm, Pulau Pinang, Malaysia for approval for the Planning Authorization Application for
proposed mixed-use development comprising two types of landuse, with suggested
developments including 224 units residential, 10 units commercial, 1 unit community hall,
1 unit surau, 1 unit bicycle centre, 1 unit recycle centre, 2 unit TNB electric substation, 1
unit sewerage treatment plant, 1 unit retention pond on Lot 8025, Mukim 9, Nibong Tebal,
Seberang Perai Selatan, Pulau Pinang.

2.0 CONCEPT & JUSTIFICATION OF DEVELOPMENT

There are several factors that must be considered while designing and building a property.
This is done to make sure that the development can fulfil the predetermined goals and
objectives. In order to complete the development in a timely way and in accordance with
the public's comfort, each planned development must also adhere to the planning
standards and regulations that have been established. Future populations will enjoy a high
level of living and social interaction thanks to sustainable and balanced development from
all angles.
DEVELOPMENT PROPOSAL REPORT FOR PLANNING PERMISSION
This Development Proposal Report or “Laporan Cadangan Pemajuan” (LCP) is prepared
by Chai Chi Hin (MIP No: 157678), a Town Planner from the Town Planning Consultant:
CCH Planning Consultant as a supporting document to the Layout Plan and related
document intended to obtain approval for the proposal:
“APPLICATION FOR PLANNING PERMISSION FOR PROPOSAL OF MIXED-USE
DEVELOPMENT ON LOT 8025, MUKIM 9, NIBONG TEBAL, SEBERANG PERAI
SELATAN, PULAU PINANG UNDER SUBSECTIOB 21(1) OF THE TOWN AND
COUNTRY PLANNING ACT 1976 (ACT 172)”

2.1 PURPOSE OF DEVELOPMENT PROPOSAL REPORT

The proposed Development Proposal Report must comply with the Town and
Country Planning Act 1976 (Amendment) 1995, Act 172 (Section 21A) criteria and
will discuss the physical state of the sites and the surrounding area as well as the
reasons for the planned development project. It also makes an effort to provide a
comprehensive description of the proposed development so that Local Authorities
and State Governments can assess the development component that has been
submitted. It also aims to provide a full overview and description of the

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development plans that will be executed, as well as to examine the development

idea and appropriateness/feasibility in terms of urban planning, in order to ensure
the effectiveness and reliability of this development.
The Development Proposal Report is being prepared for the following reasons:
• To obtain approval for Planning Permission Application for 224 units
residential, 10 units commercial, 1 unit community hall, 1 unit surau, 1 unit
bicycle centre, 1 unit recycle centre, 2 unit TNB electric substation, 1 unit
sewerage treatment plant, 1 unit retention pond on Lot 8025, Mukim 9,
Nibong Tebal, Seberang Perai Selatan, Pulau Pinang.
• Submit proposal to develop a total of 22.35 acres of mixed-use
development consist of residential, commercial, recreation land use at Lot
8025, Mukim 9, Nibong Tebal, Seberang Perai Selatan, Pulau Pinang to
maximize the use of the current vacant land.
• To assist the Penang State Government and Penang Development
Corpotation (PDC) for the provision of new types mixed-use development
at Lot 8025, Mukim 9, Nibong Tebal, Seberang Perai Selatan, Pulau Pinang
as the site is proposed as residential by PDC for Southern Corridors
Development.
• To provide an explanation to the Local Planning Authority on the
background of the site as well as the surrounding of the proposed
development with detailed justification to assist the Seberang Perai City
Council in order to decide and grant approval to this application.

2.2 PROJECT BACKGROUND

The proposed site is located at Lot 8025, Mukim 9, Nibong Tebal, Seberang Perai
Selatan, Penang with an acre of about 22.35 acres (9.04 hectares) which is next
to a residential area named Taman Ilmu. It is a residential area which developed
in stages, that starts with the cluster houses by 1998 then following by other types
of houses such as semi-detaches houses, terrace houses and more. Ownership of
the proposed site is under Galiancon Development Sdn. Bhd. The zoning of the
proposed site through Penang City Council (MBPP) Planning Policy Plan is
Residential.
To get planning approval from the local planning authority (PBPT) and to
present a thorough justification for the proposed building of gated and guarded
concept dwelling at the site, this Development Proposal Report was prepared.
Additionally, it seeks to examine the idea of development and its applicability or

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viability in terms of town planning, as well as to ensure that planning principles and
development factors are given full consideration in order to create a welcoming,
alluring, and prosperous environment for all parties.

2.3 CONCEPT & JUSTIFICATION

The development proposal aims to create sustainable urban growth with the
highest quality of social living, comfort and environment prospects to its population.
The concept of “Perpetuity City” is designed to address social, environment and
economic impact through urban planning and city management and achieve by
building eco-friendly alternatives into city infrastructure. To achieve the theme of
city that should remain in their sate in perpetuity that able to be maintained at a
certain rate or level, it has to reserve negative impact of urbanization by consuming
fewer resources, fighting climate change, reducing greenhouse gases, creating a
sense of place. By introducing five of the main goals namely which are sustainable
urban transport, nature-based solutions, support urban disaster resilience, improve
urban neighbourhood and 3R (reduce, reuse, recycle), there have a lot of action
have been taken to achieve the goals, such as eco-friendly practices, green spaces
and supporting technology, reduce air pollution and carbon dioxide emissions,
enhance air quality, and protect natural resources.

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3.0 SITE DESCRIPTION

3.1 KEY PLAN

SITE AREA

Figure 1: Key Plan

Penang (Malay: Pulau Pinang) is a Malaysian state on Peninsular Malaysia's

northwest coast, bordered by the Malacca Strait. It is divided into two parts: Penang
Island, which contains the capital city of George Town, and Seberang Perai on the
Malay Peninsula. They are linked by Malaysia's two largest road bridges, the
Penang Bridge and the Sultan Abdul Halim Muadzam Shah Bridge, which is also
Southeast Asia's second longest oversea bridge. Penang is Malaysia's second-
smallest state by land area, surrounded by Kedah to the north and east, and Perak
to the south.

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3.2 LOCATION PLAN

LEGEND

STUDY SITE

Figure 2: Location Plan

Nibong Tebal is a settlement in the city of Seberang Perai, Penang, Malaysia. It is

Penang's southernmost populous location, located on the northern bank of the
Kerian River in South Seberang Perai District. In 2010, the population of Nibong
Tebal was 2,045 people. Nibong Tebal, which began as an agricultural community,
today also contains light industries, including one of Malaysia's major makers of
paper goods. Nibong Tebal Paper Mill, a Malaysian pulp and paper manufacturer,
also has its headquarters here.

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3.3 SITE PLAN

LEGEND

STUDY SITE

Figure 3: Site Plan

The proposed site is located at Lot 8025, Mukim 9, Nibong Tebal, Seberang Perai
Selatan, Penang with an acre of about 22.35 acres (9.04 hectares) which is next
to a residential area named Taman Ilmu. It is a residential area which developed
in stages, that starts with the cluster houses by 1998 then following by other types
of houses such as semi-detaches houses, terrace houses and more. Ownership of
the proposed site is under Galiancon Development Sdn. Bhd. The zoning of the
proposed site through Penang City Council (MBPP) Planning Policy Plan is
Residential.

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4.0 DETAILS OF LAND TITLE & RESTRICTION

4.1 PROPERTY INFORMATION
Details of the land descriptions are as follow:
Matter Statement
Land Ownership Number HSD 40443
Lot Numbers Lot 8025
City/Town/Mukim Mukim 9
Town and Research Area State Nibong Tebal
Land Area 90,384.65 square metre
District South Seberang Perau
Standard Sheet Number 23-A-IV
Certified Plan Number None
Land Status Freehold
Malay Reserved Land None
Registration Date None
Land Tax RM 58.00
Landuse Matters Development Building
Express Condition None
Restrictions in Interest None
Table 1: Property Information

4.2 PROPERTY OWNERSHIP

Details of the ownership and consultant:
OWNER BACKGROUND
Ownership Galiancon Development Sdn. Bhd.
Address No. 218, Taman Simpang Jaya, Simpang Ampat, Alor
Setar, 06650 Kedah.
Tel no./Fax 017-7277710
Email galiancon_08@[Link]
TOWN PLANNING COUNSULTANT
Consultant CCH Planning Consultant
Address Desasiswa Restu, Universiti Sains Malaysia, 11800
Usm, Pulau Pinang, Malaysia.
Tel no. 011-39252566
Email cchplanning@[Link]
Table 2: Property Ownership

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5.0 SITE ANALYSIS

5.1 ANALYSIS OF THE SITE
The proposed site analysis is to gain a better understanding of the site’s
advantages and disadvantages in ensuring the suitability for the purpose of the
proposed development. The condition of the site and its surroundings have been
identified to provide an overview of the aspects related to the proposed site such
as landuse and zoning, climate analysis, sensory, view, natural features,
topography and soil, infrastructure, circulation and accessibility, hydrology and
water bodies, and the surrounding context. The SWOT analysis (strength,
weakness, opportunity, and threat) will be analysed to facilitate planners to do the
proposed development.

5.1.1 CURRENT LANDUSE & ZONING

LEGEND

VACANT LAND

SITE BOUNDARY

Figure 4: Current Landuse

Source: ArcGIS Web Application, 2022

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LEGEND

RESIDENTIAL

Figure 5: Zoning
Source: ArcGIS Web Application, 2022

Figure x and x show the current landuse and the zoning of the proposed
site. According to the figure x, the current landuse for the proposed site
is classify as Vacant Land which is in consisting of 100% of the area,
while the figure x shows the zoning of the proposed site is classification
as residential which is 100% of the area.

5.1.2 CLIMATE ANALYSIS

[Link] SUN PATH
Every development project must take into account the sun's
orientation and the wind's place of origin. The study showed that
the sun was travelling from east to west. Determining where to
place windows or open areas that may get enough of natural
light is therefore crucial for the structure. The direction of the
qibla may be determined by looking at the angle between 291°
and 293°, which reflects to the sun's orientation.

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Figure 6: Sun Path Analysis

[Link] WIND
At 10 a.m., an east to west wind with a 5 km/h wind speed was
observed. Then, around 12 p.m., a wind speed of 13 km/h and
a direction change from Southeast to Northwest were noted.
The wind direction and speed were measured as Northeast to
Southwest at 2 p.m. and 16 km/h, respectively. According to this
study, the evening has the stronger wind, blowing at a speed of
16 km/h, while the morning has the slower wind, blowing at a
speed of 5 km/h. According to secondary data, the wind speed
is 5 KM/H between 12 PM and 2 PM and 9 KM/H at 2 PM. This
demonstrates how the river element causes the secondary data
and main data to be in conflict. Therefore, it is crucial to consider
wind direction when planning a construction with appropriate air
ventilation. It also demonstrates that, despite the heat from the
sun, the land will continue to have quiet air, making it
appropriate for any construction to be built nearby.

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Time Direction Speed

Primary Secondary
Data Data
10 a.m. East to West 5 km/h 5 km/h
12 p.m. Southeast to Northwest 13 km/h 5 km/h
2 p.m. Northeast to Southwest 16 km/h 5 km/h
Table 3: Wind Direction and Speed

Figure 7: Wind Direction Analysis

[Link] SHADOW
Shadow is evidence of the sun's path. The first image depicts
the shadow cast by the location at 10 PM, when the sun was
coming from the northeast and the shadow was pointing
southeast. In addition, the second image depicts the shadow
cast by the location at 12 PM, when the sun was coming from
the North and the shadow was going south. The following image
depicts the shadow cast by the location at 2 PM, when the sun
was coming from the northwest and the shadow was pointing
southeast. Additionally, the location receives protection from the
property next to ours, where there are several tall trees that
might give shade from the sun's direct heat near the black line
in Figure 10.

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Figure 8: Shadow Analysis

[Link] RAINFALL
While January and June are the driest months in Southwest
Moonsoon from April to September, November is the wettest
month with 320 mm of rain. Aside from that, Sungai Kerian,
which has a water level of 3 m and a water catchment area,
serves as the region's water reservoir. Since all of the water
runoff from this location flows to Sungai Kerian and the water
catchment area next to our site, we can see that this site is
preventive for any flood occurrence.

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Figure 9: Average Rainfall in Nibong Tebal

Source: Nibong Tebal Climate Weather Averages, 2022

[Link] CLOUD & HUMIDITY

Sungai Kerian, which consists of the trees around the location,
is the major source of humidity. As a result of river water
evaporation, there is a lot of water vapour in the air. The average
yearly humidity is 80 percent, with November having the highest
average humidity of 85 percent and February having the lowest
average humidity of 75 percent. The month with the largest
percentage of clouds, 65 percent, was August, while the month
with the lowest amount, 32 percent, was February. As a result,
despite the heat from the sun, we may presume that our
selected location will be in a little breeze. In terms of humidity,
Sungai Kerian, which includes the adjacent trees, is the key
source. Because to the evaporation of river water, there is a lot
of water vapour in the air. The wettest month is November, with
an average annual humidity of 80% and an average humidity
of85%, whereas February has an average yearly humidity of

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75%. The bulk of clouds, 65 percent, appear in August, with the

fewest, 32 percent, appearing in February. So, despite the
intensity of the sun, we may assume that our chosen location
will have some breeze.

Figure 10: Average Cloud and Humidity

Source: Nibong Tebal Climate Weather Averages, 2022

[Link] TEMPERATURE
Temperatures were recorded 3 times at 10 am, 12.00 and 2 pm
using the same application in the smartphone. The reported
temperature at 10 a.m. was 29 degrees Celsius, which was the
same as the secondary data. Furthermore, around 12 p.m., the
temperature at the location was 31 C, while secondary data from
the Weather Underground website indicated the temperature at
the time as 35 C. It recorded a temperature of 32 degrees
Celsius at 2 p.m., however secondary data from the Weather
Underground website indicated a temperature of 35 degrees

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Celsius at the time. Because the research location was a

landscape, the temperatures at 12 p.m. and 2 p.m. differed
because humid areas resulted in varied temperatures from
secondary data. This discovered that the evening temperature
was higher than the morning temperature.
Time Temperature (˚C)
Primary Data Secondary Data
10 a.m. 29 29
12 p.m. 31 35
2 p.m. 32 35
Table 4: Temperature Analysis

5.1.3 SENSORY
The two main orientations of the site's perspective are southwest and
northeast. The area beyond the southwest offers better living conditions
and traffic, but it also makes more noise since there is more pedestrian
and vehicle traffic. Animal waste is a major problem in terms of the site's
sensory qualities as a whole. Woods and rivers make up the exterior of
the northeast. Compared to the southwest, the scenery is more
beautiful, there are more natural resources, and the river is calmer. But
the smell of animal products is still there.

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Figure 11: Sensory Analysis

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5.1.4 VIEW
Choosing the direction of the landscape from an upcoming structure, especially for high-rise projects such as service flats
for mixed-use complexes, requires knowledge of which views are the best and worst.

Figure 12: Site View Analysis

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5.1.5 FLORA AND FAUNA

Flora and fauna are also factors to consider in site area. This is
important to ensure that none of the flora or fauna will be destroyed as
a result of the effects of the development that will be carried out,
especially for endangered species.
There are various types of flora and fauna available at study site.
Among them are as follows:

Figure 13: Flora

Figure 14: Fauna

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5.1.6 TOPOGRAPHY
High-rise or landed developments might be suggested for this location because the type of land is suited for any sort of
construction. According to the Penang Hillside Development Guidelines, construction can only go up to a height of 75
metres. Any sort of development can be proposed because the elevation is under 75 metres. The site is a level region,
hence no sloping areas could be found.

Figure 15: Cross-Section of the Site

Source: Global Mapper, 2022

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5.1.7 SOIL AND EROSION

Based on the analysis of the site area of approximately 22.3 acres, we
determined that clay loam was 10.258 acres (46 percent), followed by
silty clay at around 9.812 acres (44 percent), and finally alluvial soil at
approximately 2.23 acres (10 percent). All of these forms of
combination soil are based on clay, which allows bad soil to grow. It is
because of its proximity to Sungai Kerian that the existing soil is water-
based.

Figure 16: Soil Analysis

5.1.8 BUILDING DESCRIPTION

Based on the site visit and guided by the detailed survey plan, there is
one TNB electric substation located at the proposed site.

Figure 17: TNB Electric Substation

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5.2 ANALYSIS OF SURROUNDING SITE

5.2.1 ROAD
The road at the location is a mix of Federal and State roads. Because
the location is in rural regions, the road hierarchy is divided into three
levels: principal road, secondary road, and minor road. A primary road
is one of the key roads that make up the core network of a state's road
transportation system. Jalan Transkrian, Jalan Transkrian-Bukit
Panchor, and Jalan Nibong tebal are the main roadways in the study
area. Jalan Negeri is a subsidiary route that connects the major roads,
constituting the core network of the road transportation system within a
district or regional development area. Lastly, a minor road is a basic
road network within a land plot or other restricted regions in a rural
location.
Jalan Nibong Tebal is an important road that connects to
another big road, Jalan Transkrian, and Jalan Transkrian connects to
Jalan Transkrian-Bukit Panchor, which is also a major route. Bukit
Panchor is linked to a major road, Jalan Negeri. Jalan Transkrian-Bukit
Panchor is linked to several secondary roads, including Jalan Ilmu,
Jalan Universiti, Jalan Ilmu Indah, and others.

Figure 18: Circulation Analysis

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5.2.2 EXISTING INFRASTRUCTURE AND UTILITY

There is some existing infrastructure and utilities in the region. Utilities
include public sanitary and storm sewers, natural gas, telephone, public
water facilities, electrical facilities, and all other utility facilities and
services required for public use, whereas infrastructure includes the
basic facilities that allow it to function, such as transportation,
communications, power supplies, and buildings. The public uses
services supplied by many organisations in their everyday life.
There are various types of utilities and infrastructure available
at the study site. Among the infrastructure and utility that have been
identified through site visits that have been held are as follow:

Figure 19: Infrastructure and Utilities

5.2.3 PUBLIC FACILITIES

There are a variety of existing buildings near the proposed site,
including educational, religious, and other facilities. The figure below
depicts the projected community facilities for the region. The planned
location is bordered by a variety of public and private services. This

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adds value and promotes balanced population increase in terms of

economic, social, and relational effect.
There are various types of facilities available at the study site.
Among the facilities that have been identified through site visits that
have been held are as follow:

Figure 20: Public Facilities

5.2.4 DRAINAGE & WATER FLOW

Only two natural drainages can be seen, and these can be seen in
photos 4 and 6. The two natural drainages have the same size and have
the same water flow, which is from the northwest to the southeast. The
natural drainage in photos 4 and 6 is 3 feet deep. The size of every
drainage system will grow, accelerating the water's smooth flow. This
may lessen the retention of water. All of this water will drain into the
neighbouring Sungai Kerian River. The area won't flood because of the
area's pure water flow.

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Figure 21: Drainage and Water Flow System

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6.0 DEVELOPMENT POTENTIAL AND CONSTRAINS

The potential and threat components of the development should be taken into
consideration for permission based on the site analysis that was done, given the direction
and development of the pressures that occur surrounding the site. The analysis's findings
indicate that there are a number of reasons for the development ideas that should be taken
into account to support the acceptance of this application.

6.1 POTENTIAL
The planned site offers various opportunities to become a mixed-use development
area with residential and commercial elements, including:
• Climate Analysis
- The yellow area's low temperatures are ideal for developed recreation
spaces and planting areas since they can keep the soil wet.
• Natural Physical Features
- Common trees like Aspen, Swap, and Palmyra may help keep the
temperature down and can be kept in place.
• Topography
- The site area is suitable for both high-rise and landed construction.
• Soil Analysis
- Using slab-on-grade or driller pier as foundation
• Infrastructure
- Due to the alignment of the Transkrian-Panchor road having no electric
poles, add some more poles. As a result, the construction of the electric
poles will enable the study area to be connected to the electrical supply.
- 12 fire hydrants are available to accommodate the population and aid
fire fighter in case of an emergency.
• Circulation System
- Due to the lack of a pedestrian walkway, residents may eventually have
access to one.
• Accessibility
- Due to its connections to Pekan Nibong Tebal, Parit Buntar Perak, and
the USM Engineering Campus, a large number of individuals may
readily visit the property.
• Hydrology
- Any development is possible since Sungai Kerian, a nearby natural
resource that can hold a lot of rainfall, is close by.

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• Surrounding Context
- Particularly those in the B40 and M40 categories stand to gain from the
availability of inexpensive homes. In the future, it will also help with
population increase.

6.2 CONSTRAINS/THREATS
The proposed site is subject to less restrictive restrictions or dangers. Threats
identified in this study include:
• Natural Physical Features
- If development is done, it will have an impact on wild animals because
of their habitat, and people will have to leave.
• Topography
- The site area may be affected by the rising water level.
• Soil Analysis
- Due of its proximity to a river, the area can experience erosion.
• Infrastructure
- It is difficult to reach utilities that are located in remote areas.
- Because our property lacks a fire hydrant, so it is unable to provide
coverage if an incident occurs.
• Circulation System
- An unsystematic pathway at the research location will result in an
accident.
• Accessibility
- The third entry lacks a proper entrance since just covering the drain with
a wooden bridge endangers the safety of people.
• Hydrology
- During heavy rains, the area close to the natural drainage system gets
smudged.
• Surrounding Context
- Particularly those in the B40 and M40 categories stand to gain from the
availability of inexpensive homes. In the future, it will also help with
population increase.

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7.0 DEVELOPMENT SUGGESTION AT PRPOSED SITE

7.1 LAYOUT PLAN
There are several development proposals that have been formulated for further
development. The following includes the proposed development component
together with the number of lots, area and percentage as per the layout plan.

Development composition Unit Unit (%) Acre Acre (%)

Housing 224 92.56 12.50 55.90
Commercial 10 4.13 0.38 2.24
Community hall 1 0.41 0.50 2.24
Surau 1 0.41 0.50 2.24
Bicycle centre 1 0.41 0.03 0.13
Recycle centre 1 0.41 0.01 0.04
TNB Electric Substation 2 0.82 0.21 0.94
Sewerage treatment plant 1 0.41 0.46 2.06
Retention pond 1 0.41 0.90 4.03
Open space / green space / n/a n/a 3.41 15.25
buffer zone
Road / parking n/a n/a 3.45 15.44
Total 242 100 22.35 100
Table 5: Proposed Development Suggestions

Figure 22: Proposal of Concept Plan (Bubble Diagram)

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Figure 24: Bird Eye View of Proposed Development

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7.2 DEVELOPMENT PROPOSAL ANALYSIS

7.2.1 LAND USE PROPOSAL ANALYSIS
In order to produce a planned development, the proposed development
in this region is appropriate to be developed as a new residential and
commercial district. It can boost the local economy in this region and so
contribute to development that will be advantageous to all spheres of
society. The proposed site’s development will bring in international
investors, advance the infrastructure and public amenities network, and
attract new people to the region. The state’s economy, the
socioeconomic standing of the locals, and the spread of development
will all be indirectly benefited by this condition.

7.2.2 DEVELOPMENT COMPONENT

[Link] COMMERCIAL
To support local company economics, job possibilities, and local
economic growth, it is suggested to create a row of 10 units
double-story shop lots at the proposed site’s entrance. These
stores are open for the purpose of providing residents with the
goods and services they require.

Figure 25: Shop Lot

[Link] RESIDENTIAL
Residential property is land that has been designated
exclusively for living or habitation for people or households; it
can range from isolated single-family homes to substantial multi-
unit apartment complexes. There are 128 double-story terrace
homes, 44 double-story semi-detached homes, and 52 single-
story bungalow homes included in this construction proposal.

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Figure 26: Residential

[Link] SURAU
The Muslim personnel will be welcomed by Surau. An Islamic
surau is a gathering place for prayer and religious learning. Their
ceremonial practises are similar to those of a mosque, the surau
is open to both men and women, and they are more frequently
used for religious instruction and celebratory prayers. Surau are
typically smaller architectural constructions. Instead of going
outside to the local mosque, it is simpler for the personnel to go
surau by walking a little distance.

Figure 27: Surau

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[Link] COMMUNITY HALL

A community hall is a structure and set of amenities that the
general public may use and enjoy for gatherings, cultural events,
and recreational activities. Community activities, public
organisations, and recreation clubs convene in community halls.
On occasion, they could be accessible to both the general public
and a certain niche of the larger community. The community hall
is often utilised for gatherings, civic engagements, meetings,
volunteer work, weddings, and other events.

Figure 28: Community Hall

[Link] TNB SUBSTATION

This utility is to supply electricity for operation of proposed
developments.

Figure 29: TNB Substation

[Link] SEWERAGE TREATMENT PLANT

The primary goal of wastewater treatment is to remove as much
suspended particles as possible before returning the leftover
water, known as effluent, to the environment. As solid matter

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decays, it consumes oxygen, which is required for the plants and

animals that live in the water.

Figure 30: Sewerage Treatment Plant

[Link] RECYCLE CENTRE

Recycling facilities make sure that everything is recycled. The
impact on the environment is lessened when you send your
garbage to a centre since fewer goods are dumped in landfills.
In addition to lowering your carbon footprint, it may also
conserve energy, lower greenhouse gas emissions, avoid
pollution, and lessen the need to gather raw materials. We can
contribute to maintaining a clean environment and protecting
our natural resources by increasing our recycling practises.

Figure 31: Recycle Centre

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[Link] BICYCLE CENTRE

A neighbourhood with more bicyclists may have fewer vehicles,
which will make the roads safer. Children can also ride bicycles
in slower-moving, less dangerous traffic. People are more
inclined to buy at local establishments when they utilise walking
or bicycling as their mode of transportation. The advantages of
bicycles have also been extensively discussed; they enhance
health, reduce traffic, save money, take up less space, and offer
effective transportation with no fuel usage and no carbon
emissions.

Figure 32: Bicycle Centre

[Link] PARKING LOTS AND ROAD

The proposed site’s roads were built with smooth circulation in
consideration, preventing traffic congestion and accidents. The
parking spaces offered are intended to entice customers to visit
the storefronts, community centre, or surau. In order to
accommodate this, 87 parking spaces for cars, 48 spaces for
motorcycles, and 4 spaces for OKUs are available.
TABLE OF PARKING MEASURER Total
Development Car Motorcycle OKU (Units)
Composition Parking Parking Parking
(Units) (Units) (Units)
Shop Lot 52 28 1 81
Surau 17 11 1 29
Community 18 9 1 28
Hall
Total (Units) 87 48 3 138
Table 6: Parking Measurer

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Figure 33: Parking Lots and Road

[Link] PEDESTRIAN WALKWAY AND BICYCLE LANE

The pedestrian path in this development proposal is critical to
improving communication between the structures, areas, and
residents. It promotes walking among locals and visitors by
encouraging individuals to move about the area on foot. While
being a low-pollution mode of transportation that uses little fossil
fuels, the bicycle lane is significant. Bikes reduce the demand
for automotive construction, upkeep, and disposal. Bicycling
frees up space on the road and inside the house, allowing cities
to have more vegetation and fewer concrete buildings.

Figure 34: Pedestrian Walkway and Bicycle Lane

[Link] OPEN SPACE

Residents have access to recreational spaces attributable to
open space, which also contributes to the neighbourhood’s
aesthetic value and environmental quality. As individuals get to

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know others in their neighbourhood, it fosters a feeling of

community that is advantageous to both adults and kids. Urban
green areas benefit the environment, encourage physical
activity among city dwellers, improve their mental health, and
provide a sense of neighbourhood.

Figure 35: Open Space

[Link] WATER RETENTION

A retention pond resembles a typical pond but serves a
significant function in stormwater runoff control. The basins play
a vital role in holding and delaying stormwater runoff from
adjacent regions, particularly those with asphalt or concrete
construction. Retention ponds are ponds or pools with extra
storage capacity designed to reduce surface runoff during rainy
events. They are made out of a permanent pond area with
manicured banks and surrounds to give extra storage capacity
during heavy rains.

Figure 36: Water Retention

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7.3 DESIGN CONCEPT

A mixed-use development has been suggested in this Development Proposal
Report which included residential, commercial, recreational and other landuse in
Lot 8025, Mukim 9, Nibong Tebal, Seberang Perai Selatan, Pulau Pinang with the
total development area of 22.35 acres. The proposal values and concepts are
relevant with the theme of “Perpetuity City” with aims to reserve negative impact of
urbanization by consuming fewer resources, fighting climate change, reducing
greenhouse gases, creating a sense of place.
The design concept is designed to address social, environment and economic
impact through urban planning and city management that achieved by building eco-
friendly alternatives into city infrastructure. To achieve the goals, some aspects
have been emphasized, which are short distance, social interaction, well-organized
urban infrastructure, green building, walkable and bikeable neighbourhood.
In general, the “Perpetuity City” is related to integration between nature and
built environment, which can bring the benefits to economic, social, and ecological
aspects with will design and management during and after development. The
proposed development probably will enhance the development of local economic,
job opportunities, social interaction and sustainable environment.

7.4 LANDSCAPE PROPOSAL

In order to provide activity places that people can use, the suggested landscape
plan for this development would mix planning for soft and projected landscapes.
Due to the eco-friendly nature of the housing design, it is also devoted to
inhabitants who will dwell in future housing estates. It is also offered with the
intention of fostering a range of activities that are not only advantageous but also
capable of producing a harmonious community. Soft landscaping, or trees that may
give shade and collect dust from road operations, is another aspect of the business
plot area's landscaping. The use of planned and soft landscape features in this
planning is also based on recommendations from the local authorities. Additionally,
a number of landscapes can be taken into account as they are thought to improve
quality of life, including the suggested creation of spacious and comfortable
pathways.

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8.0 IMPACT OF DEVELOPMENT PROPOSAL

Each development project will have an influence on physical, economic, infrastructural,
social, and environmental aspects. Each of these consequences is described depending
on the influence of the development project, whether favourable or bad. It is dependent on
the sort of development and how it is implemented.

8.1 PHYSICAL IMPACT

The impact of climate change can be lessened by having lots of green space. This
is possible because the plant can absorb UV rays and carbon dioxide. One of the
components of greenhouse gases is carbon dioxide. The temperature of the earth
will rise as a result. The plant may also generate oxygen and offer shade for
outdoor leisure activities. To make the environment colder, the photosynthetic
process can create water. The plant's roots may become entangled in the earth's
structure, preventing soil erosion from occurring.

8.2 ECONOMIC IMPACT

Local residents will profit from this development since they will be able to participate
in the management and operation of the nursing home, such as working as clerks,
managers, officers, cleaners, nurses, medical assistants, and security guards in
the office and nursing home. As a result, it will stimulate local economic growth and
improve inhabitants' quality of life. The projected development might boost
household income and aid in the reduction of unemployment. The nearby citizens'
quality of life can also be improved. The intended development fosters and
stimulates the expansion of adjacent commercial activities such as selling tools
and medical equipment as well as everyday necessities such as diapers and milk
powder for the elderly.

8.3 INFRSTRUCTURE AND UTILITY IMPACT

The proposed development would need the dredging of existing roads for the utility
route connection works, which will interrupt the route and the lives of the inhabitants
due to road closures and other issues. However, it can assist in improving the
neighbourhood’s current infrastructure and utility amenities, such as building new
roads and drainage systems, installing telecom lines, installing power, and
installing a fresh water supply. This circumstance also guarantees that the facility
is planned properly and in accordance with the requirements of the pertinent
technical departments.

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8.4 SOCIAL IMPACT

The proposed mixed-use development will affect social in that it will offer
employment opportunities to the neighbourhood’s population and aid in the socio-
demographic development of the area based on the employment needs offered. It
will also have an impact on social in that it will affect the economy. In addition to
being able to boost tourism activities, particularly those connected to educational
tourism in the Pulau Pinang, this development project would positively benefit the
economics and quality of life of the locals.

8.5 ENVIRONMENT IMPACT

Construction is likely to cause environmental contamination issues, which will have
an impact on the local community and general public. In order to protect the welfare
and peace of the general public and people in the area surrounding the proposed
site, the developer must and shall provide proactive measures in resolving the
problem of environmental pollution during development.

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9.0 COMPLIANCE WITH POLICIES AND GUIDELINES

To accomplish planning criteria and the methods of development control, policies and
guidelines should be considered while developing and proposing a development. The
Town and Country Planning Act of 1972, Part IV, establishes a monitoring and
administrative structure for town and country planning to aid in the regulation of the
planning process.

9.1 COMPLIANCE WITH STRUCTURE PLAN POLICIES

A number of policies and directions for sustainable development are included in
the Seberang Perai Local Plan 2030 in order to attain development objectives. To
guarantee that the development suggestions are in conformity with the policies
established by the government, certain Policies and Strategic Directions have been
taken into consideration.

9.2 COMPLIANCE WITH DEVELOPMENT PLANNING POLICY PLAN

The Development Planning Policy Plan defining and documenting the proposed
site in the zone for vacant land use. A residential area has been designated for the
proposed development.

9.3 COMPLIANCE WITH OTHER TECHNICAL MATTERS

The Seberang Perai Planning Guidelines and Standards as well as those
connected to the present laws and ordinances of the Local Authority served as the
foundation for the creation of the Layout Plan.

9.4 COMPLIANCE WITH STATE POLICY RELATED TO PLANNING &

DEVELOPMENT
A list of official documents that will be used for this project to conduct analysis on
the current market, demand, and supply for residential area as well as the current
policies and regulations of the proposed development site is shown in order to
obtain information on the local economic and social viewpoint in the proposed
development project. In particular, these documents cover:
• Seberang Perai Local Plan 2030
• Planning Dvelopment Policy Plan (Seberang Perai City Council)
• Planning Guidelines for “Perancangan Pembangunan Sejagat”
• Standards & Guidelines (PLANMalaysia)

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10.0 ASSURANCE TO LOCAL AUTHORITIES

The proposed development on Lot 8025, Mukim 9, Nibong Tebal, Seberang Perai Selatan,
Pulau Pianang is expected to receive positive consideration from Majlis Bandaraya
Seberang Perai (MBSP). This application should be considered based on the following:
i. The proposed site area has considerable potential for development as a complete
mixed-use development, and growth in the surrounding region is projected.
ii. Consider the proposals and policies described in the Penang State Structure Plan
2030 and the Development Planning Policy Plan in the context of global
development, which is particularly articulated in the development proposals'
determination.

11.0 CONCLUSION
According to the justification and the site analysis, the proposed site has the potential to
build mixed-use development because to its strategic location, which is bordered by
residential areas, institutions, and is easily accessible, as well as its existing land use.
These variables contribute to a high level of appropriateness for planning and carrying out
the proposed development.
The proposed development is also designed in line with the planning standards in order
to maintain compatibility and harmony with the surrounding environment and to avoid
future social and environmental problems. This plan can deliver advantages to
neighbourhood residents and the local people in the social, economic, and ecological
aspects, which are the major aims to achieve sustainable development, by establishing
the sustainable city with the "perpetuity city" concept. The proposed development attempts
to accomplish Sustainable Development Goals 11 by creating a dense urban landscape
to reduce noise and offer shade for leisure activities. The plants may also absorb carbon
dioxide and create oxygen.
Furthermore, it promotes local business and job possibilities for local residents in order
to boost the local economy's growth. The shops require a large number of employees,
including a cashier, chef, cleaner, seller, accountant, manager, supervisor, and so on.
Residents in the surrounding area can apply for jobs at the business by walking there. The
proposed development's green space and plantation help to conserve the environment
and accomplish the Sustainable Development Goals 13, Climate Action. Planting can
assist to minimise climate change and global warming by absorbing carbon dioxide and
lowering the temperature of the surrounding environment.
Overall, the proposed development has the potential to have a beneficial impact and
return on investment.

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12.0 APPENDICES

Figure 37: Pelan Akui

Source: Department of Surveying and Mapping of Penang

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Figure 38: Carian Persendirian

Source: Department of Surveying and Mapping of Penang

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13.0 REFERENCE

ArcGIS Web Application. [Link]. (2022). Retrieved 22 May 2022, from

[Link]

DRAF RANCANGAN STRUKTUR NEGERI PULAU PINANG 2030.

[Link]. (2022). Retrieved 25 May 2022, from
[Link]

DRAF RANCANGAN TEMPATAN SEBERANG PERAI 2030. [Link]. (2022). Retrieved

25 May 2022, from [Link]

GP001-A GARIS PANDUAN PERANCANGAN PERUMAHAN. [Link]. (2022).

Retrieved 25 May 2022, from [Link]
panduan-perancangan/2093-15-gpp001-a-gpp-perumahan/file.

GP003-A GARIS PANDUAN PERANCANGAN KAWASAN PERDAGANGAN.

[Link]. (2022). Retrieved 25 May 2022, from
[Link]
gp003-a-gpp-kawasan-perdagangan-addendum-2017/file

GP004-A GARIS PANDUAN PERANCANGAN KEMUDAHAN MASYARAKAT.

[Link]. (2022). Retrieved 25 May 2022, from
[Link]
gp004-a-gpp-kemudahan-masyarakat/file

GP011-A GARIS PANDUAN PERANCANGAN TEMPAT LETAK KENDERAAN.

[Link]. (2022). Retrieved 25 May 2022, from
[Link]
planmalaysia/penerbitan-garis-panduan-perancangan/2097-19-gp011-a-gpp-tempat-
letak-kenderaan/file

Infrastruktur, G. (2022). GP TAPAK UTILITI INFRASTRUKTUR. Issuu. Retrieved 25 May

2022, from [Link]

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NIBONG TEBAL CLIMATE WEATHER AVERAGES. [Link]. (2022).

Retrieved 22 May 2022, from [Link]
weather-averages/pulau-pinang/[Link].

NIBONG TEBAL WEATHER. [Link]. (2022). Retrieved 25 May 2022, from

[Link]
pinang/[Link]?day=20&tp=3.

SEBERANG PERAI PLAN STRATEGIC 2018-2022. (n.d.) Seberang Perai City Council
Official. Website. Retrieved 25 May 2022, from
[Link]
2022/seberang-perai-plan-strategic-2018-2022-book

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