Lack of access mars trade
Posted by LeeYK
Source: Star Feb 2
CHANGING the Lembah Subang tunnel into one-way traffic flow recently was another blow to business at NiuZeXui (NZX) commercial centre. The new flow that now prevents motorists from entering Ara Damansara via Taman Megah Mas has further compounded the commercial centre’s accessibility problem.
To make matters worse, the commercial centre’s shopowners and the developer are in a standoff that has been dragging on for months. All these led to the deterioration of the once popular commercial area, touted to be the largest covered boulevard in the country and one of the most exciting property investments in 2007. It is hardly 10% occupied now even though all the units have been sold, and some of them were once occupied by international brands.
The Petaling Jaya City Council’s (MBPJ) Building Control Department spokesman said the permit for temporary structures on the boulevard had expired in November 2008 and its renewal was not approved, thus the structures had to go.
“The council did not renew the permit for the following year because the site where the kiosks were located on was supposed to be a common area. Shopowners brought the issue to our attention in April 2009. They also highlighted their plight that the kiosks had affected their business,” he said.
“Also, the permit only allowed temporary structures to be built on the site but the ‘kiosks’ were actually permanent shops complete with renovations, air-conditioning and in some cases, another level perched atop,” he added.
He said notices for demolition and evacuation were issued in the same month, adding that the developer had complied promptly and started removing the structures. He also pointed out that the developer had at the same time applied for an individual title for the boulevard. He said the application was submitted in 2007 and approved in April 2009. Shopowners, on the other hand, had protested against it.
Nevertheless, he said even if the developer had succeeded in obtaining a title for the boulevard, it would need to submit fresh applications to the council for the placement of structures on the site. Joint Management Body chairman C.K.Chim said the owners who paid up to RM1.8mil for a three-storey unit felt frustrated that the commercial centre had been reduced to such a state.
“The units were sold in three months as investors liked the concept but the happiness was short-lived as the developer started building kiosks in between the shops.
“We estimate that with 331 kiosks, they were making between RM250,000 and RM300,000 per month,” Chim said.
He added that the kiosks, some of which were three-storey high, blocked the front portion of the shops and affected business.
“In fact, it was shown in NZX’s brochure that the boulevard will be adorned with a row of fountains but all we had on the site were structures preventing customers from noticing our shops,” he said.
He said when owners raised the problem during meetings, the developer’s representative was never cooperative and eventually stopped attending the meetings. He said the joint management body found out that the boulevard was a common property, adding that this was later confirmed by MBPJ.
“The owners are also strongly objecting to the developer’s trick of trying to claim ownership of the common area by applying for strata title for the boulevard,” he added.
Asked why the carpark has also been out-of-bounds, Chim said the developer had refused to pay the joint management body the required maintenance fees and thus decided to close it.
Chim said the owners were pooling their resources to turn the commercial centre into a vibrant boulevard resembling The Street at The Curve shopping centre, but faced numerous problems.
“We are facing obstacles left, right and centre. Business dropped as much as by 70% when the tunnel was first closed. Now it is turned into one-way traffic and the Ara Damansara access is not open,” he lamented.
The developer could not be reached for comment.
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My personal view only. This developer is a real Chinaman developer with short-term solutions to a long-term problem.
NZX was destined to fail from the word “go”.
I think access road is the main problem. But the LRT extension will have a station opposite NZX right? WOuldn’t that revive the project?
Even if there is a new LRT station it will not solve the overall problem. It is a combination of management, MBPJ, current tenants, road access, etc. From what I understand and what I have gathered from the ex-tenants, the management (JMB) is being very unfair in many areas. Which areas I cannot confirm but it has lead to the current situation. What they are going to do next I have no idea. Except that everyday when I pass that place, more and more things are being removed………….
Just to clarify robinkkk comment. The management of the Boulevard is the developer and the JMB represent owners of the shoplots which have no control over the kiosk and activities on the Boulevard. The JMB and the management in your context is therefore 2 different groups of people. The JMB at the moment only has the rights to manage the 5′ way in front of their shops, the staicase to 1st and 2nd floor, and the backlane of the strata title properties. The JMB is fighting for their rights to the Boulevard. The JMB was being blamed for everthing because the management of the boulevard, after screwing up everything and everyone, pushed all the accuses to the JMB. Things are being removed because those things are illegal in the first place. The JMB is trying very hard to attract tenants to the shop but with negative comments from the previous kiosk tenants and patrons are not helping. To add salt to wound, the developer chose to close the basement car park.
Another point to note is that shops along the perimeter (blue colour & 5 storey) come under individual title and they are not part of the JMB.
Thanks for your clarification WCTAN! In anycase it is very sad to see it come to this. Prior to this, the place was a hive of activities, with tourist buses coming in, ferrying locals from other areas, etc.
Maybe the developer or JMB should engage a Feng Shui master like Joey or Lilian.
Hopefully they can revive the place again. I think the same boulevard concept in Kota Damansara is doing very well
The way the developer handled the previous tenants of the Boulevard, and later on attempting to do it by themselves, there’s very little hope that it can be revived. And ya, like what LeeYK wrote – they may need loads of Feng Shui help………….
I’ll say this again…it’s an issue with the developer and their apathetic mentality.
Previously, the developer bulldozed their way into building all those “now illegal” structures in front of the shops. Yes, it is a lot of money but it is an action that is done improperly. Things did not work out and the whole party stopped.
The only way out as I can see it is to have another developer step in with a proposal that will work. Buy the whole development from all willing owners and current developer (but their offer must only be contingent upon a certain percentage of owners agreeing to sell).
Road access is not a big issue because I feel Ara Damansara has enough residents to support the entire project. The idea just needs to be good.
Yup – you are right! Ara Damansara residents/Crimson/D’aman Ria DO have alot of ppl to support such a place. In fact, I do know of ppl from surrounding areas STILL coming by as well, esp. to eat at Fullhouse (yes it is still operating…), Station 1, Daore (hope the spelling is right!), Long Grill or come by Pets Icon (BTW at times they’ve got nice doggies of various kinds – Huskies, maltese, Shih Tzu, toy poodles, etc.
Will Citta Mall be the next big thing for AD?
It very well could be. The usual suspects have all confirmed their lots.
wow confirmed their lots oredy..mind to share whom the “suspects” are…? What is the official launching date?
I won’t give any names but usual suspects are those you see in each and every mall
Targeted to open end 2010.
I heard Tesco is going to be here soon. Can anyone confirm this? I heard frm the developer at Saujana…
will tenant make-up be sumthing like tropicana mall? if tesco come it..they got me as a customer…!
Tesco will not be part of Citta Damansara. Tesco will closer to Oasis.
Tesco is right behind Oasis. Apparently anchor for Sime Darby’s so call “Damansara Mall” You can see all that at The Gallery. But with this 2 malls can NZX still survive?