Controlling traffic a joint project

THE traffic study for the proposed redevelopment of the Penang Turf Club has recommended that any upgrading to cater for the future traffic volume of the mammoth mixed development should be a joint project between the authorities and the developers.

Although the development is expected to have some impact on the traffic volume in the area, the study stated that it was the culmination of the growth of the existing traffic as well as the contribution of traffic volume from all the other developments in the area.

The study, conducted by Perunding Trafik Klasik Sdn Bhd, also indicated that there would be a few new access roads for the development of the Penang Global City Centre (PGCC).

There will be two access points from the Penang Outer Ring Road to the proposed development.

The existing Jalan Batu Gantung will be widened and become a dual four-lane carriageway and intersect with Jalan Scotland and Jalan York to form a new interchange.
An elevated flyover, together with an elevated U-turn and an underpass, are among the new access roads which will be constructed.

PGCC is modelled along the lines of the Kuala Lumpur City Centre and is being developed by Abad Naluri Sdn Bhd.

Based on the trip-generation exercise, it is estimated that the development will produce 4,137 vehicular trips and attract 6,469 vehicular trips during the morning peak hour.

During the evening peak hour, it is expected to produce 8,457 vehicular trips and attract 8,055 vehicular trips.

Universiti Sains Malaysia’s School of Civil Engineering dean Associate Professor Dr Ahmad Farhan Mohd Sadullah said a sustainable approach would ensure a better future for the transportation system in Penang.

“We should ensure that this mixed development upholds the sustainable transport aspirations,” he said.

Ahmad Farhan said any development, especially in an already congested area, would need a proper traffic study to forecast the impact on the surrounding areas.

Depending on the forecasted impact, Ahmad Farhan said mitigation measures could include traffic management schemes, the provision of infrastructure or both.

“One obvious change will be that traffic will be generated on a daily basis instead of during the weekends when there are races at the turf club.

“The proposed PGCC will attract and generate trips, so we must estimate the trip-generation and then distribute and assign the traffic volume to the road network surrounding the development.”

Ahmad Farhan said it was necessary for traffic planners to design road and junction systems which would be able to accommodate the increase in traffic volume after the proposed development reached its operational maturity.

“They must ensure free flow into and out of the development.

“The road around this development is already congested, so the traffic study must propose a system which will be able to accommodate the additional traffic.”

He added that a critical consideration was the integration of the public transportation service into the planning.

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Equine’s ambitious plan to bring new shine to Penang

by Marina Emmanuel

The face of Penang island is set to change with the entry of property player Equine Capital Bhd.

The company, via associate Abad Naluri Sdn Bhd, wants to create a world-class and self-contained city in George Town where eco-living, architectural icons and high technology rule.

The “Penang Global City Centre” (PGCC), with an estimated gross development value (GDV) of RM25 billion, will be sited on a 104ha plot where the Penang Turf Club currently stands.

It is billed as the largest commercial development in Penang. Equine Capital holds a 25 per cent stake in Abad Naluri. “We want to offer solutions for tomorrow ’s city and enhance the Penang brand name,” Equine executive chairman Datuk Patrick Lim said.

“This new city centre for Penang will incorporate many technology- and ecologybased components, and will be modelled along the lines of the Kuala Lumpur City Centre.”

The project will be marketed as one of the world ’s first zero-carbon cities where pollution will be kept to a minimum.

It will offer tax breaks to technology firms wishing to set up shop as PGCC will have Multimedia Super Corridor status, Lim added.

While Abu Dhabi in the United Arab Emirates is slated to emerge as the world ’s first zero-carbon city by 2009, other countries around the world which are developing similar cities include China and the US.

The eco-city development on the island is expected to include a 10.4ha public park which will be linked to the Penang Botanical Gardens and the Municipal Youth Park.

There will also be two five-star hotels, a performing arts centre, high-end retail outlets, two iconic towers, residential properties and a world-class meeting and convention centre.

Plans are also in place to promote medical tourism in the state through specialist clinics at the PGCC.

“With an estimated 2,000 tourists visiting Penang annually for elective surgery, we think we can add value to the medical tourism promotional effort by offering state-of-the-art healthcare residences for these visitors,” Lim said.

Also in the pipeline are urban and international schools and a monorail service.

Abad Naluri has appointed international architects for the project.

French architect Nasrine Seraji is the overall master planner. The New Yorkbased Asymptote Architecture will design the iconic Penang Towers, with an estimated GDV of RM8 billion, which will be a focal point of the PGCC.

The PGCC’s public realm will comprise a combined 34.4ha of parkland, including a 10.4ha 1km-long linear park, and about 24ha of a hill site which cannot be developed.

Close to 40 per cent of the PGCC will be dedicated to being “green” in the form of parks and open spaces, Lim added.

Other proposed measures include devising ways to collect and reuse rainwater, the construction of a central cooling plant and a waste-management system.

Lim is also mindful of concern that the project is likely to add to the island’s longstanding and worsening traffic problems.

“We are working with the Malaysian Highway Authority on how our road infrastructure will complement three chain roads and the Penang Outer Ring Road (PORR) which will cut through the PGCC,” he said.

Abad Naluri will invest RM140 million to build two flyovers to mitigate traffic congestion from George Town’s Jalan Scotland to the project site.

“We have also conducted traffic impact studies with a consultant, not only for this project but also for the whole island, and have alternative solutions for traffic in the event that the ring road project is delayed.”

Prime Minister Datuk Seri Abdullah Ahmad Badawi is expected to launch the PGCC project on September 12, at which event he will announce special investment incentives.

The project will be carried out in phases over 15 years and will break ground in a year.

UOB Kay Hian, in an investors’ repor t, said that plans were in place for a new integrated transport hub to be set up at the PGCC.

“The hub will host a major interchange for the Penang monorail’s two lines.

“In addition, the 17km PORR will run through the new city centre, with its proposed route from the Penang International Airport to Tanjung Bungah and Batu Ferringhi,” it said.

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Equine associate to build RM140m flyovers at PGCC

By DAVID TAN PENANG: Abad Naluri Sdn Bhd, an associate of Equine Capital Bhd, is spending about RM140mil to build two flyovers to connect the RM25bil Penang Global City Centre (PGCC) project with the Penang Outer Ring Road (PORR).

Equine holds a 25% stake in Abad Naluri, which is developing PGCC on the 260-site where the Penang Turf Club is now located.

Equine executive chairman Datuk Patrick Lim said the flyovers would come with underpasses.

“We are working with MHA (Malaysian Highway Authority) to determine how the flyovers, which are part of our traffic infrastructure project, could complement PORR and three other chain roads in smoothening traffic flow,” he told a media briefing.

Lim said construction work on the traffic infrastructure, which forms the first phase of PGCC, would start next year.

Datuk Patrick Lim with an artist impression of the Penang Global City Centre

“The phase will take about three years to complete,” he said, adding that its cost would be disclosed later.

Lim also said Abad Naluri would commit a substantial portion of the gross development value of PGCC for the creation of a green environment.

“About 40% of the project would be green and open spaces,” he said.

Abad Naluri would build facilities in PGCC to reduce carbon monoxide, recycle heat and treat waste, he said, adding: “These facilities will be put in place as we want to make PGCC a carbon-free city.”

Lim added that PGCC would be a “city of tomorrow”.

“We will not have the biggest or tallest tower in PGCC. We want PGCC to have good values and iconic buildings that will give it a unique identity.”

Scheduled for completion in 15 years, PGCC will have two five-star hotels, commercial and residential properties, and a state-of-the-art cultural centre.

Lim said the PGCC project would be officially launched on Sept 12.

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RM18b Penang Global City Centre to be completed in 15 years

BUTTERWORTH: The RM18bil Penang Global City Centre (PGCC) project will take 15 years to complete.

The PGCC project is by Abad Naluri Sdn Bhd, an associate company of Equine Capital Bhd.

Equine holds a 25% stake in Abad Naluri, which is developing PGCC on the 260-acre site where the Penang Turf Club is presently located.

The PGCC is one of the projects highlighted in the Northern Corridor Economic Region (NCER) blueprint.

Equine executive chairman Datuk Patrick Lim said two award-winning architects, one each from New York and Paris, would design the PGCC project.

“Hani Rashid from Asymptote Architecture in New York will design the architecture, which includes two iconic towers, while Nasrine Seraji from Atelier Seraji in Paris will design the master plan,” he told reporters after the launch of the NCER Penang portion blueprint by Prime Minister Datuk Seri Abdullah Ahmad Badawi on Tuesday.

Lim said the PGCC master plan would be unveiled in September while the project would be launched in eight to 12 months.

The first phase would involve the development of a 26-acre park, and road infrastructure to smoothen the traffic flow for the project, he said.

“The park will be connected to the Botanical Garden. We will use the necessary technologies, such as thermal treatment, to develop PGCC into a carbon-free city,” he said.

Lim said the PGCC project would have two five-star hotels, commercial and residential properties, and a state-of-the-art cultural centre.

Lim said there were many options to fund the project, including joint ventures and issuing capital bonds.

“We are also applying to obtain MSC-status to attract information and communications technology companies to set up regional offices at the park,” he said.

On the Penang International Equestrian Centre in Batu Kawan, Lim said Abad Naluri would start work on the centre once construction work commenced on the second Penang bridge.

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