Issues for Urban Design and Master Planning in Seberang Perai

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1 Issues for Urban Design and Master Planning in Seberang Perai 3 July 2013 Lim Hooi Siang This paper is written to highlight the planning paradigm for what is now popularly known as corridor development. A corridor development is a more fashionable term for linear development. In the case of Seberang Perai in Penang, corridor developments are a fait accompli, as the entire municipal area is traversed by transportation networks. However in order to create a better sense of imageability and visual hierarchy to the emerging metropolitan form, an Urban Design Master Plan for Seberang Perai is now crucial. Focus of development planning according to the Penang State Structure Plan 2020: It is estimated that Seberang Perai will have a population of 1.2 million by the year 2020 (Penang State Structure Plan, 2020). In Seberang Perai, urban development will be concentrated in the Primary Development Corridors (Map 1) : Kepala Batas- Bertam Corridor is an existing development corridor. Main activities allowed here will include housing, commercial and institutional. Bertam is given the status as Penang Cyber City. Butterworth Bagan Ajam Telok Air Tawar (including Sungai Dua) is a coastal corridor from the port city of Butterworth northwards to Teluk Air Tawar. The potential of this corridor is based on the port facilities and transportation hub and network. Butterworth Seberang Jaya Bukit Mertajam Corridor is an existing corridor with the focus of activities on industry, commerce and housing in line with the role of Butterworth as the Regional Growth Centre in Seberang Perai. Juru Bukit Minyak Tasek Mutiara Corridor is an existing corridor focusing on industry and supported by housing developments in the Tasek Mutiara area. Batu Kawan Valdor Corridor is linked to the Second Penang Bridge. Batu Kawan is given the status of Penang Cyber City and will be a Science City specialized in Research and Development, and electronics and electric manufacturing and processing industry. Valdor and Sungai Bakap will focus on small and medium scale industry, housing and commerce. 1

2 Sungai Bakap Jawi Nibong Tebal Sri Ampangan Trans Krian). The Second Penang Bridge will have a major impact on the Southern Seberang Perai District. Reorganisation of land use in this corridor is necessary to optimise development. Jawi will be the administrative centre of the district snf supported by industry in Nibong Tebal and educational institutions in Sri Ampangan which is also given status of Penang Cyber City. 2.0 The development of urban settlements in Seberang Perai will follow a hierarchy as illustrated in the Urban Hierarchy Map (Map2): The George Town Sungai Nibong Butterworth Seberang Jaya Conurbation will maintain its position as the national Regional Growth Centre. The other Sub-Regional Growth Centres in Seberang Perai are Bukit Mertajam, Bertam/Kepala Batas, Batu Kawan and Sri Ampangan. The main urban settlements in Seberang Perai include Penaga, Telok Air Tawar, Tasek Gelugor, Sungai Dua, Penanti (in SP North District), Kubang Semang, Bukit Tengah, Permatang Pauh (in SP Central District), Simpang Ampat, Sungai Bakap, Jawi and Nibong Tebal (in SP South District). 2

3 MAP 1. URBAN DEVELOPMENT CORRIDORS IN PENANG MAP1. URBAN DEVELOPMENT CORRIDORS 3

4 MAP 2. HIERARCHY OF URBAN CENTRES IN SEBERANG PERAI Map 2. HIERARCHY OF URBAN SETTLEMENTS 4

5 3.0 Seberang Perai as the Regional Transportation Hub Seberang Perai is an important transportation hub for the State of Penang and the Northern region of Peninsular Malaysia. It is well served by sea, rail, air and road network. The Penang Government aims to improve the public transport system as the main transport mode in the state. It also aims to develop a rapid transit system linking all the major towns in the state with connections across the state border. (See Map 3). In my view Seberang Perai has greater potential of developing transport oriented development (TOD) than Penang Island, due to availability of cheaper land. Through such TODs, Seberang Perai can become a more liveable and affordable place and attract a higher proportion of residential population as desired by the State Structure Plan. Therefore a higher priority should be given to Seberang Perai to develop a rail-based public transport system such as LRT. The connectivity between Seberang Perai and Penang Island will be greatly improved by the Second Penang Bridge and the proposed tunnel link. The possibility of LRT connection between the island and the mainland should also be given immediate attention. 5

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7 4.0 Developing the Tourism Potential of Seberang Perai: Tourism products in Seberang Perai are not as developed compared to Penang Island as public and private investments in tourism have concentrated in Penang Island. The beach areas in northern Seberang Perai lack facilities and resorts and are being used mainly by local and domestic visitors. There are four golf courses in Seberang Perai but they are not being promoted or well known. (see Map 4) A number of sites with historical interest are identified as potential tourism products such as the Gua Perompak (Pirates Cave) in Pulau Gedung (Gedung Island), Telaga Emas (Golden Well) in Pulau Aman (Aman Island) and a number of other sites including old Butterworth town, Perai River and the Butterworth Railway Station. Seberang Perai also has buildings of heritage value in some of the towns and villages. These have not been recognized as important heritage buildings and promoted by the State. Homestay activities are promoted in a number of traditional villages. In line with the promotion of the country as a shopping destination, there is much potential in Seberang Perai to develop shopping centres and related activities such as hotels, restaurants, conventions and meetings, entertainment and recreation and food hawkers paradise. Other tourism products can be developed from water related activities and eco or agro tourism. These include water taxi services from Batu Musang in Batu Kawan to Pulau Gedung and Pulau Aman. The river banks of Kerian River is an attraction for watching fireflies. 5.0 Conclusion The focus of the Urban Design Master Plan should be in the Butterworth Seberang Jaya Corridor and the Batu Kawan Nibong Tebal Corridor area which are the main catalysts for the growth of Seberang Perai. These two corridors are expected to be under great development pressure due to the completion of the Second Penang Bridge, the privatization of the Penang Port, the upgrading of the North- South dual rail link and the development of the regional transport hub at Butterworth known as Butterworth Central as well as other projects to be implemented under the Northern Corridor Economic Region. The potential of Butterworth as a city mirroring George Town on the island side will greatly enhance the image of Seberang Perai as THE PLACE to live, work and play for the next decades. 7

8 MAP 4. TOURISM ZONES 8