(as appeared in SJ Echo March 2012)

On the 13th of February, with much fanfare, MPSJ launch the drafts for the MPSJ local plan amendments. For those who are not familiar, the local plan is the ultimate town planning document, detailing out what can and cannot be built on each and every parcel of land in Subang Jaya. The plan was first mooted in 2007, and had come into force in March 2010.

We often hear complaints of overdevelopment, and the lack of consultation between the government and residents with regards to new development permission being granted. Some of feel that Subang Jaya is already overdeveloped. Others may feel that it can do with more development, or maybe requires more of a specific kind of development.

Whatever your views are, I think it’ll be good for all of us to take a look at the amendments and share our feedback, especially if they are any objections. For the first time, the document is available online, downloadable from MPSJ’s website. Previously, you would have to go and buy a copy of the book.

Some key points, that I think all of us should be aware off, is

1. The proposal to increase the plot ratio (building density) from 4 to 6, for PJS9, PJS11, SS15, SS16, USJ1 and USJ21. While condition for plot ratio 6 is that they achieve “Gold Green Building” status, I must note that no amount of green building will ease the possible 50% increase in traffic volume that will arise from these developments. In order to propose an increase of plot ratio, MPSJ should conduct comprehensive traffic studies and produce an infrastructure upgrading plan on how it will cope. In fact, if at all MPSJ will allow increase of plot ratio, it should be within the 250m to 500m radius from each LRT station, not in areas like Sunway, that is already super congested and far from any LRT station.

2. The conversion of selected industrial lots in SS13 and USJ1 into commercial lots. I personally believe in time, we will phase out the industrial areas in Subang Jaya, due to rising land prices and changes in the economy position. However, random conversions, without putting in place the right supporting infrastructure are just going to breed congestion. Both USJ1 and SS13 are old areas, which should be redesigned properly before allowing commercial redevelopment. Note, once you redevelop, putting in place the infrastructure after that is not easy, and not cheap.

3. Currently day care operations are not permitted in commercial premises. I personally feel that it should be allowed. Having day care centers near offices, shopping areas, or commercial districts will ease the chance or parents dropping and picking the kids before and after work, as well, as possibility visiting the kids during lunch or other breaks. This will also reduce the problem of objection from neighboring houses which day care centers currently all operate from.

These are just among the few items, I’m sure each of us will have different opinions. But regardless of what your opinion is, this is your chance, as a resident of Subang Jaya, to official record your views. Your objections/support for any of the proposed changes can make a difference. Let us not waste this opportunity to engage MPSJ.