Ara Damansara

Dear Ara Damansarians,

We submitted this proposal to MBPJ after our 2nd dialogue on the Villamas project by Lembah Penchala Sdn Bhd. We will publish this proposal in two parts.

LOCAL RESIDENTS’ PROPOSAL TO MBPJ in conformance with National Physical Plan, Town & Country Planning Act 1976 and Local Agenda 21

MBPJ as the regulatory authority is responsible to the residents in Petaling Jaya to ensure developments in Petaling Jaya are done in a co-ordinated and controlled manner in accordance to local planning guidelines.

MBPJ needs to ensure feedback from existing residents are heard and acted upon in the best interests of the community.

MBPJ must not approve projects in isolation based on compliance with the minimum requirements, by the developer. Density of the development and parking are two of the key issues that must not be compromised in lieu of the developer’s profit, given the subsequent long term adverse impact this will have on the community, public and MBPJ.

We, residents at Ara Damansara have studied the development plan submitted by Lembah Penchala for the proposed mixed development at Lot PT 1524 Jalan PJU 1A/20 and we request MBPJ not to approve this project in isolation and in its present form. We would like the following changes to be made to the development plan:

1.DECREASE the plot ratio to no more than 2.0

a)Existing developments around this plot of land are double-storey residential houses and two-storey shop lots. Their plot ratios do not exceed 1.5. Therefore, our proposal for 2.0 is not unreasonable. It also blends very well with the existing landscape with this gradual increase in plot ratio.

b)Citta Strip Mall which is fronting Jalan Lapangan Terbang Subang only has a plot ratio of 2.0 despite its easy access to a 6 lanes highway at Jalan Lapangan Terbang Subang.

c)The National Physical Plan provides that the overall gross urban density of 25 person per hectare must be adhered to. Approving high density development at the maximum allowable plot ratio without taking cognizance other existing low density low rise residential and commercial in the surrounding area will adversely impact the quality of life and directly introduce multitude of problems to the community.

2.CREATE a new access via the south side

a)The main access into and out of the proposed development should be from a new bridge across Sg. Kayu Ara from the south side of the development, as shown in Figure 1 below. This access arrangement will significantly reduce traffic load along Jalan PJU 1A/20.

b) It will address any road safety concerns on ingress and egress for this proposed development along Jalan PJU 1A/20 from the intersection at Jalan PJU 1A/3 to Stesyen Petronas.

c) It will also address indiscriminate parking along Jalan PJU 1A/20 as there is a high number of parking bays in the low density light industrial zone in Taman Perindustrian Jaya. The parking bays in this area are hardly used in the evening and at night.

3. REVISE the Traffic Impact Assessment Study

The Traffic Impact Assessment (TIA) study conducted by Runding Trafik MZK does not present a true and accurate picture of the situation.

a) The traffic count survey was conducted for only one day on 30th March 2010 at four traffic junctions along Jalan 1A/20. This very small sampling is inadequate to support the report’s conclusion.

b) The study only looked at local traffic primarily along Jalan PJU 1A/20. A more global study is required to take into considerations the five key ingress and egress access points into Ara Damansara.

c) The future traffic projections did not take into consideration of all the present and future key development projects nearby.

i) Citta Strip Mall (target for completion in 2011) on an 8-acre plot of land with a net lettable area of 424,467 sq. ft.;
ii) Pacific Place (Service apartments have been launched and site hoarded), consisting of 758 units of service apartments and 40 shop office units;
iii) Ara Green Wellness & Healthcare City (next to Villamas and being proposed), consisting of 6 blocks of 15-storey service apartments (780 units), 1 block of 12-storey service apartment (180 units), 1 block of medical centre and 2 levels of commercial podium;
iv) NZX Square (next to D’Aman Ria Condo and being proposed) consisting of 2 blocks of 27-storey mixed development with 1,736 units of office suites, 92 units of service apartment and 3-levels of retail outlet;
v) Platinum Damansara (currently abandoned with talks of being revived), consisting of 4-blocks of service apartments (1,016 units) and 1 block of office units;
vi) Seri Pilmoor (currently under construction), consisting of 108 units of semi-detached and bungalow residential units;
vii) Lembah Subang PPR 2 Low-cost Flats (completed but not occupied), consisting of 5 blocks of residential units (1,580 units)

d) Significant traffic is expected along Jalan PJU 1A/1 via the Ara Damansara – Tropicana Link (currently under court injunction) as commuters from Sungei Buloh/Kota Damansara area and Subang Jaya/Shah Alam are expected to use this short-cut in both directions.

e) The TIA study has only considered 4 junction points along Jalan 1A/20. The study would only be meaningful if it includes a study at the following ingress and egress points and also at these key road junctions:

i) At Taman Megahmas tunnel at Jalan PJU 1A/46 (Pt. 1);
ii) At FAS tunnel at Jalan 1A/4E (Pt. 2);
iii) At intersection of Jalan PJU 1A/4A and Jalan Lembah Subang (Pt. 3);
iv) At intersection of Jalan Lembah Subang and Jalan Lapangan Terbang Subang (Pt. 4);
v) At intersection of Jalan PJU 1A/1 and Jalan Lapangan Terbang Subang (Pt. 5);
vi) At intersection of Jalan PJU 1A/1 and PJU 1A/3 (Pt. 6);

Refer to Figure 2 above for the location of these key road junctions.

Figures 3 below shows the current traffic condition during peak hours from Jalan PJU 1A/4A junction with Jalan Lembah Subang to FAS underpass.