Tag Archives: natural hazards

Hillslope Development in Penang: Sustainability or Unviability?

In this post, I write about my ongoing research on urban redevelopment in Penang, Malaysia, and in particular, about recent severe flooding and landslide events that are increasing in frequency and intensity.

November 4th 2017 flood in Penang

Historic cities within Asia’s rapidly developing and urbanising regions tend to sit at an ‘uneasy crossroads’ between heritage conservation and newer (re)development projects. In these places, understandings of landscape and how it should be used become increasingly tangible and contested. The mid-sized city of Penang, Malaysia is one key site where this is playing out at the moment, given recent flooding and landslide events that have been increasing in both severity and intensity. In October 2016 there were severe floods (the largest since the 1990s) during the Deepavali holiday season which caused significant damage and disruption. There have already been two major floods this year, one on September 15th and another on November 4th, the latter of which claimed the lives of seven, primarily elderly and other at-risk people. Moreover, there was a landslide at a hillside construction site in the Tanjung Bungah area on October 21 this year which killed 11 workers. This has been attributed to high density residential developments on hill land in Penang, which has intensified due to the lack of developable land around the city center and housing shortages. Local civil society groups have thus become increasingly vocal in protesting this ongoing development, and stressing the dangers of building high-density residential units on the islands forested hillsides.

Hillside development in Tanjung Bungah, Penang.

In his (2016) book The Sustainability Shift Malaysian scholar Adnan Hezri has noted that civil society movements in Malaysia often emerge over controversial land use decisions, or, in other words, because the environmental imaginaries of their members are at odds with official conceptions of what sort of development is best for a particular place. Indeed, there seems to be an impasse between the government and civil society in Penang at the moment, which continue to have differing views on the causes of and recommended solutions to these events. For example, Penang Chief Minister Lim Guan Eng has recently reiterated that Penang’s floods are “natural disasters” and not caused by development. On the other hand, civil society groups, backed by local academics, argue that the floods are a result of both climate change and unscrupulous development projects on Penang island. Though, Malaysian Prime Minister Najib Razak recently commented that the Penang State Government should: “avoid developments that could negatively impact the environment”, indicating tensions within the Malaysian Government.

There are also differences between the level of environmental protection within both Federal and State Government policies. For example, Penang island has clearly demarcated forest reserves (6% of the island’s total land area), and the Penang Structure Plan (PSP) disallows development on slopes steeper than a 25% gradient and/or on land higher than 75 meters (an additional 1.5% of total land area). This is stricter than national guidelines for hill land development, demonstrating that Penang does actually have strong environmental protection measures in place. However, this restriction excludes ‘special projects’ which may be permitted by the State Government if they are low density developments and have strong mitigation measures in place to protect the integrity of the slopes. This exemption has been frequently invoked, resulting in an increase in both the extensive and intensive nature of hillside development in Penang. Penang civil society members have thus argued that this exemption should be revoked, apart from necessary public works, given that it has been over-used.

Many observers have thus stressed the fragility (and ecological importance) of Penang’s natural ecosystems, and the increasing encroachment of human activity. For example, between 2008 and 2015, the municipal council (MBPP) granted 56 approvals on land above 250 ft, many of which are high-rise, high-density projects. There was also a geometric rise in illegal hill clearing cases from 2012-2015. This is despite a declaration from the State Government in 2009, reported in the New Straits Times (February 17) that they would not approve any more hill-land development projects in the Tanjung Bungah area of Penang.

However, much of this land is not gazetted and hence no local plan to regulate its use. This creates considerable ambiguity over what type of development is permissible on Penang’s hillsides and allows for developers to exploit loopholes in existing policies. Land is also privately owned, which is problematic because it is more difficult for the government to monitor and protect hill land on a continuous basis, and there is strong incentive for land owners to develop land in their possession. As Gwynn Jenkins (2008:23) has observed, there seems to be “little comprehension of the possible implications of mismanagement or the consequences of ‘redefining’ the planning laws” amongst officials in Penang. There also seems to be little understanding of the amplifying effect of deforestation and urban development on the impact of flooding events.

Residents living near the hillsides – and environmentally conscious citizens of Penang – thus feel that development is getting ‘uncomfortably close’ (Kam, 2016). Indeed, a recent study by Masum et al (2017) found that the current rate of deforestation Penang is 1.4% per annum, which is the highest in Southeast Asia. The paper also identifies the direction of development on the island based on recent trends, which is extending further into Penang’s protected forest reserve area from all sides (see below image). Masum et al thus call for an immediate ban on hill land development in Penang to ensure overall environmental safety, which has been echoed by local civil society members. Given that Penang was originally entirely forested in early 19th century, NGOs such as the Consumer’s Association of Penang (CAP) have thus expressed concern over the rate that trees are being sacrificed for development.

As Hezri has also argued, the focus on socio-economic development in Malaysia’s Vision 2020 initiative (to reach status of a ‘fully developed’ nation by 2020) has resulted in many Malaysian’s becoming detached from the natural environment. This tension between conservation and development plays out in all rapidly developing cities, with the financial incentive to develop usually winning over conservation needs, given that they are perceived to have less tangible value. Moreover, tangible cultural heritage in George Town has taken priority over other forms of heritage elsewhere on the island, which is partly to do with the city’s designation as a UNESCO Cultural Heritage Site and the conservation of its associated heritage buildings. Indeed, Penang’s natural heritage is now rapidly disappearing, while its historic town center has been (at least on the surface) preserved.

The increasing recognition amongst Penangites of their dependencies upon the wider biophysical environment has thus been central to the process of cultivating a collective response to the harms of Penang’s intensifying development. However, this recognition is one that will need to spread throughout the Penang society more broadly in order for change to occur, and may even need to take the form of ousting the current state government, as has resulted following previous environmental movements in the state. Without such resistance, Penang will continue to be impacted in compounding ways by the unregulated interventions into nature that are currently increasing in both frequency and severity.

Creighton Connolly, Asia Research Institute, National University of Singapore