15. Chapter12 - The Coastal Zone

7/30/2019 15. Chapter12 - The Coastal Zone

1/20

The Coastal Zone

Part 3 Physical Planning Initiatives

CHAPTER 12

Section B Planning and Implementation


2/20


3/20


4/20

12 - 2

SECTION B PLANNING AND IMPLEMENTATION

In light of this, SJER advocates protecting natural resources within the

coastal areas to the extent possible. However, it cannot discount the

fact that shipping and port activities are key to the economic growth

of the area. In addition, there is likely to be significant development

pressure for power, housing and commerce. However with proper

planning and controls, a balance between the competing demands

of economic advancement and environmental preservation can be

achieved.

A. Activities and Natural Assets In The Waterfront Zone

Economic activity in the coastal areas has accelerated in recent

years. This includes the expansion of urban areas, industrial activities,

infrastructure development as well as the development of tourism

facilities. As a consequence, about one-third of the coastline comprise

of built up areas with another one-third committed for development.

B. Existing Use and Activities

For the purpose of this report, the coastal zone maps are illustrated in

two sub-zones, the east and west coastal zone. This is due to the length

of the area and the inability to display the maps in a more readable

format.

The total area of the defined coastal area is 43,428.23 hectares.The areawithin the coastal zone has been put to various uses, some of which

are not compatible with each other and may be detrimental to the

natural environment. However, a substantial portion of the coastal zone

remains a green area, including forests, water bodies and agricultural

areas.

Figure 12.2: Indicative Key Plan for Sub-Zone

East Zone

West Zone

Source: SJER CDP 2025

Currently, only 20.74% (9005.27 hectares) of the total coastal zone are

built-up areas used for residential, commercial, industrial, institution,

road/rail and infrastructure purposes, while another 0.6% (262.26

hectares) has been approved for development. In total, 9267.47

hectares (21.34%) of land within the coastal zone comprises of built up

areas and the balance of 78.66% is currently undeveloped.

Table 12.1: Land Use Structure of Coastal Zone

Landuse Area (Ha)

Forest 11,405.44

Water Bodies 2,610.02

Open Space 616.33

Agriculture 13,691.69

Residential 2,475.34

Commercial 272.24Industry 1,442.89

Institution 2,296.01

Infrastructure and Utilities 410.38

Road and rail 2,108.41

Vacant land 5,837.22

Others (Committed development) 262.26

TOTAL AREA 43,428.23


The existence of three major ports, which are the Port of Tanjung

Pelepas, Pasir Gudang Port and Tanjung Langsat Port, has resulted in a

proliferation of industrial activities, as well as activities associated with

shipping including shipyards and boat repairs, and harbour services.

There has been an associated increase in the number of people living

along the coastal zone.

Tanjung Bin, which is the largest coal fired power plant project in

Malaysia, is also located along the coastal zone of Pontian. The

RM7.8 billion project is sprawled over 41 hectares of land, and upon

completion the power plant will generate 2,100MW of electricity.

The Danga Bay and the Kota Air, Tebraus integrated township

developments are among the new, predominantly residential

waterfront developments fronting the Straits of Johor and overlooking

Singapore. Nusajaya will also have a new waterfront once its marina

development is completed.


5/20

THE COASTAL AREA

CHAPTER 12 |PART 3

12 - 3

Waterfront activities in Johor Bahru city also include commercial and

residential activities. Much of the coastline also has a scenic road that

makes the waterfront areas accessible to the public and gives a sense

of openness for the city.

The development is concentrated on the coastal areas and it is mainly

from Johor Bahru city centre towards Pasir Gudang and Tanjung

Langsat. By contrast, the western zone comprises mainly of mangrove,

agriculture and small settlement areas, although it also includes the

Port of Tanjung Pelepas. However, with the emergence of the new

Johor State Administrative Centre in Nusajaya and Danga Bay, there

is increasing development pressure on the western part of the coastal

area and if unabated this will accelerate conversion of natural resource

areas into urban land.

C. Natural Assets In The Coastal Zone

The waterfront of South Johor has diverse natural assets which include

the mangrove swamps and rivers found along the coastal zone.

There are many rivers that flow into the Straits of Johor and these rivers

and their tributaries play a major environmental role as well as a role

in enhancing the aesthetics of the urbanscape of SJER. Due to rapid

urban development, most of the rivers are affected by pollution. It is

important to ensure that these rivers are clean. An integrated river basin

management plan has to be put in place in order to ensure good water

quality, which is important for preserving the environment within the

coastal zone.

230.79 sq.km. of mangrove is found along the coastal zone and these

mangrove areas protect the shoreline from erosion. As the Straits of

Johor is a short stretch of water, tidal effects from the two open waters

of the South China Sea and the Straits of Malacca have substantial

effect on the shoreline. Much of the mangrove area is being degraded

and encroached upon by committed development, especially in

the Nusajaya, Danga Bay and Tebrau areas. However, it is important

to preserve some of these mangrove areas especially those of the

RAMSAR, Pendas and Kim-Kim.


6/20

12 - 4


Figure 12.3: Existing Land Use of the West Coastal Zone

Gelang Patah

Sungai Pulai

Tanjung

PelepasPort

Second Link

Tanjung BinKukup

Tanjung Piai

Vilages

Planned House

Commercial

Industry

Community Hall

Government Use

Religious Reserve

Education Reserve

Security & Emergency Facilities

Legend

Health Facilities

Cemeteries

Airport

Army Camp

Palace

Port

Infrastructure & Utility

Highway/ Road/ Rail Reserved

Parking

Sea

Port


Mangrove Forest

RAMSAR Zone

River/ Pond

Agriculture



7/20

THE COASTAL AREA

CHAPTER 12 |PART 3

12 - 5

Figure 12.4: Existing Land Use of the East Coastal Zone

Johor Bahru City

Stulang

Legend

Tebrau

Selat Johor

Pasir Gudang

TanjungLangsat

Vilages

Planned House

Commercial

Industry

Community Hall

Government Use

Religious Reserve

Education Reserve

Security & Emergency Facilities

Health Facilities

Cemeteries

Airport

Army Camp

Palace

Port


Highway/ Road/ Rail Reserved

Parking

Sea

Port


Mangrove Forest

RAMSAR Zone

River/ Pond

Agriculture



8/20

12 - 6


12.4 Protection and Development Zones

The coastal areas have historically played a significant role in SJERs

early history due to their importance to trade and transportation. They

remain important until today, supporting fisheries, port activities as well

as settlements. Development is expected to be focused in the coastal

zone and this is reflected in the CDP since much of the infrastructure

development is focused there. Thus, the challenge lies in ensuring that

the pace of development is balanced with the needs for environmental

protection, to ensure that SJER can meet its aspirations of becoming a

world-class sustainable conurbation.

KEY DIRECTION:

CZ 1: Balanced development with environmental protection within

the Coastal Zone to achieve a world-class sustainable conurbation

Two main zones has been identified, the coastal protection zone and

the coastal development zone. Any development in this zone should

take great care to ensure that the environmental standards are met.

A. The Coastal Protection Areas

The protection zones along the coastal area are those areas that have

been designated as preserved mangrove areas. They also include

the four main rivers in SJER which are water intake points and whose

catchment areas need to be protected. The designated protection

areas identified are considered to be the coastal land core areas; the

areas closest to the waterfront and it comprise of:

Table 12.2: Protection Areas

Designated Mangrove Areas Designated Rivers

RAMSAR SitesPendas Mangrove ParkKim-Kim Mangrove Park

Sungai Johor

Sungai PulaiSungai SkudaiSungai Tebrau


Figure 12.5: Protection Areas

Johor Bahru

City

GelangPatah

PasirGudang

SungaiPulai

Port of TanjungPelepas


B. Planning Controls

The SJER CDP Proposal Map, where the coastal zone has been defined,

provides planning controls within these protection areas.

Three other overlay planning zones will also help to control development

of the coastal areas and these are the Environmental Protection

Zone (which most of the mangrove and rivers are defined under),

Aquaculture Zone (particularly the Sungai Pulai and Sungai Johor areas

which falls within the coastal zone) and Water Catchment Zone (the

catchment areas for the rivers fall within coastal areas and beyond).

Table 12.3: Three Other Overlay Planning Zones

Coastal Zone

The coastal zone for SJER comprises of the Johor

Straits, within Malaysian boundary, and a 3km inland

zone along the coastline of Johor Straits that also lieswithin the SEC.

EnvironmentalProtection Zone

Overlay of areas are identified to require furtherenvironmental control by virtue of their identificationas Environmental Sensitive Areas (see Chapter on

Natural Environment)

Aquaculture

Zone

Areas within the Sungai Pulai and Sungai Johor riverwhich have been identified for aquaculture and

cage-culture activities. Such activities should notdisturb the mangrove forest within these two rivers.



9/20

THE COASTAL AREA

CHAPTER 12 |PART 3

12 - 7

Environmental Protection Zone (EPZ)

KEY DIRECTION:

CZ 2: To define and manage the Environmental Protection Zone as

a coastal land buffer area.

For the designated mangrove areas, a 500m Environmental Protection

Zone (EPZ) is imposed around the mangrove forest. This will act as a

buffer to prevent encroachment into the mangrove forest reserves.

Village settlements and small agriculture activities are permitted in these

areas, subject to control so as not to damage and encroach upon the

designated mangrove areas.

Table 12.4: Designated Mangrove Areas and EPZ

Designated Mangrove Areas EPZ Requirements

RAMSAR World Heritage Park (Sungai PulaiMangrove Forest, Tanjung Piai and Pulau

Kukup)Pendas Mangrove ParkKim-Kim Mangrove Park

Sungai Johor Mangrove ForestSungai Lebam Mangrove Forest

500 m all around

500 m all around500 m all around



For other mangrove areas, which are non-designated mangrove

reserves, a minimum buffer of 100m is required.

Table 12.5: Non-Designated Mangrove Areas and EPZ

Designated Mangrove Areas EPZ Requirements

Sungai MelayuSungai Perepat

Sungai Busong


100 m all around


Figure 12.6: The RAMSAR and 500m EPZ

500 mEnvironmental

Protection Zone


Aquaculture Zone (AZ)

KEY DIRECTION:

CZ 3: To allow and promote sustainable aquaculture activities in

Sungai Johor and Sungai Pulai

Two rivers have been identified as the Aquaculture Zone (AZ) which are

Sungai Pulai and Sungai Johor. Aquaculture activities are only allowed

within the waterways of the rivers and are confined to

cage-cultures. Lightweight structures such as boardwalks and jetties

may be built on stilts to link the mainland to the waterways of the rivers.

Aquaculture activities in Sungai Pulai are expected to be less intensive

than in Sungai Johor where the riverine area is larger and there are

less mangrove forests. The Sungai Johor AZ will support the production

of marine aquaculture fish for which Johor accounts for 40% (2003) of

national production.

A marine park has been identified in Sungai Johor and will include

facilities such as laboratories, lightweight structured jetties, floating

homes, small operations offices and cold rooms. The Economic and

Social Aspect Report 2006 indicates that a total of 46,300 metric tonnes

of production is targeted on these two sites which would make these

major aquaculture industry areas.

Thus, care must be taken to ensure that these aquaculture activities do

not affect the surrounding mangrove forest which are breeding grounds

for the fishing industry. The catchment area of these two rivers, which

are currently of Class II standard (DOE, 2004), need to be preserved.

Figure 12.7: Location plan of AZ

Port ofTanjungPelepas

GelangPatah

PasrGudangSungai

Pulai

Aquaculture Zone

SungaiJohor

Johor Bahru City



10/20

12 - 8


C. Use and Activities within Coastal Protection Area (CPA)

Careful planning and controls on development have to be imposed on

the coastal protection areas. Generally, no development is allowed

within the coastal protection areas which comprise of the designated

mangrove areas and the five main rivers.

Table 12.6: Activities allowed in the CPAs

Planning Zone Activities Allowed Conditions

Designated

MangroveAreas andOther

Mangroveareas withinCoastal area

No development or

agriculture allowed.Sustainable loggingand low impact

nature tourism may bepermitted; subject tolocal constraints.

However, facilitiesfor visitors such asboardwalks, lookout

towers, visitors centrescan be built.

Nil

River Areas Passive RecreationalactivitiesAqua-culture activities

Jetty and Boardwalks

Does not have impact onthe river eco-system.Cage-culture activities

only. Comply withenvironmental standardsand planning guidelines

for eco-zone.Preferably on pontoon orfloating structures.

MangroveEnvironmentalProtection Zone

(500m and150m bufferareas)

Passive Recreationalactivities

Does not have impacton the mangrove eco-system.

Only in areas identifiedfor passive development.Comply with theenvironmental standards

and planning guidelinesfor eco-zone.

River EPZs Eco-Agriculture activitiesonly.

Eco-Resort Low Density/Low

Impact Resort Homes

Eco-friendly chalets Resort Facilities

Use of herbicide isnot allowed for theseagriculture activities.

Comply withenvironmental standardsand planning guidelines

for eco-zone.


Figure 12.8: Examples of activities allowed in Mangrove Areas



11/20

THE COASTAL AREA

CHAPTER 12 |PART 3

12 - 9

D. The Coastal Development Zone (CDZ)

The Coastal Development Zones comprise of areas other than the

environmental protection zone and aquaculture zone. These are areas

which can be developed or areas that are already built-up.

The main objective is to ensure major development along waterfront

areas are planned to protect both the urban qualities (urban profile)

and the natural landscape of the area.

Key Direction:

CZ 4: New Development along the waterfront development shall

adapt to the coastal landscape of the area.

This implies that development projects within the coastal area need to

take into consideration the natural elements within the area.

New development along the coastal area should be confined to the

uses allowed in the CDP. Tourism or leisure based activities are the most

appropriate uses along the coastal areas. However, other uses that can

capitalise on the location, while adhering to environmental standards,

should not be denied.

Economic Opportunities

The coastal area of SJER is an important area of economic activity; it

is expected to generate many opportunities to support the growing

population base as this has been emphasised in the Economic Report

of SJER. Three project initiatives that have direct impact to the coastal

areas are:-

Table 12.7: Economic Project Initiatives

Initiative L 1 Enhance Role of PTP as the Maritime Hub

Initiative F 8 Development of Marine Aquaculture Park

Initiative T 5 Development of Waterways Into A Maritime Corridor

Source: Economics Report SJER, 2006, RMA

The Port of Tanjung Pelepas or PTP is not only an important transhipment

port but a focal point for logistics activities. It is further enhancing its

role as a maritime hub and is expanding its services to support all forms

of marine activities. The existence of the port has encouraged manyenterprises to be sited there and hence, creates opportunities for a Free

Zone to be established.

As mentioned in the above section, aquaculture activities in Sungai

Pulai and Sungai Johor are encouraged to support the marine

aquaculture industry. Under the Ninth Malaysia Plan, the Fisheries

Department has targeted to reach the production output of 46,300

metric tones of fish by 2010 which will lead to a demand for fish fry and

fish feed.

Tourism is a major economic sector for the country and SJER has many

opportunities to expand its tourism industry. The coastal areas provide

significant potential for tourism as a result of the attractions of scenic

coastal views while natural resource areas can encourage eco-tourism

activities. The waters of SJER create opportunities for marine sports such

as yachting.

All three of these major initiatives will spur urban development. However,

they are also dependent on a healthy eco-system, hence, the need to

protect the future of the coastal environment.

Planning Control

Careful planning control needs to be exercised over the coastal

areas to guide the development of the waterfront areas. To ensure a

balanced development, the coastal area has been divided into several

sections and the planning guidelines in the table below will be used to

guide developments in this area.

Table 12.8: Planning Controls for Development along Coastal Area

Section Use and Activities Allowed

A Pulau Kukup-Sungai PulaiNo Development Zone except for Tanjung Bin and PTP.Sungai Pulai Waterways Aquaculture activities only

All guidelines as mentioned in Coastal Protection Zone appliesi.e. for Mangrove and River areas.

B Sungai Pulai-2nd CrossingFree Access Zone with 100m buffer from coastal waterfront

C 2nd Crossing- Sungai Pendas Forest Reserve

Medium density residential with 100m buffer from coastalwaterfront

Regional Park at Pendas

No development or agriculture allowed. Sustainablelogging and low impact nature tourism may be permittedsubject to local constraints.


12/20

12 - 10



D Nusajaya CPAWaterfront development

E Nusajaya CPA Kg Sungai Melayu Facing Selat Johor Waterfront Development Along Sungai Melayu Urban development with 100m

buffer from waterfront

F Sungai Melayu Sungai DangaMedium density Medium high density residential with 100m

buffer from coastal waterfront

G Danga Bay Sg Skudai

Waterfront Development

H Sungai Skudai Johor Bahru City CentreWaterfront development

I Permas Jaya Kota PuteriMedium density Medium high density residential with 100m

buffer from coastal waterfront


J Pasir GudangPort Activities

K Kim-Kim Regional ParkNo development or agriculture allowed. Sustainable loggingand low impact nature tourism may be permitted subject to

local constraints.

L Sungai Johor Mangrove Reserves

Environmental Protection Area Aquaculture activities only All guidelines as mentioned in Coastal Protection Zone

apply i.e. for Mangrove and River areas.


Figure 12.9: Coastal Zone

Kukup

SungaiPulai

SecondLink

Nusajaya

SungaiKim Kim

Pasir Gudang

Johor BahruCity Centre

Johor BahruCity Centre

SungaiMelayu Danga

Bay

SungaiJohor

Pendas MangroveRegional Park



13/20

THE COASTAL AREA CHAPTER 12 |PART 3

12 - 11

Figure 12.10: Major Developments along Coastal Zone

1. RAMSAR Site

2. Tanjung Pelepas Port

3. Free Trade Zone

4. Second Link Free Access Zone

5. Pendas Mangrove Regional Park

6. Nusajaya Waterfront

7. Cyber Park

8. Danga Bay River Development

9. Pantai Lido - Public Zone

10. Johor Bahru Waterfront

11. Johor Bahru Access Free Zone

12. Stulang Park

13. Tebrau Bay River Development

14. Permas Jaya Waterfront

15. Bandar Kota Puteri Waterfront

16. Pasir Gudang Port

17. Pasir Putih Waterfront

18. Sungai Kim - Kim Regional Park

19. Tanjung Langsat Technology Park & Port

20. Aqua Culture Service Centre

21. Sungai Johor Mangrove Park



14/20

12 - 12


OPEN SPACE51.71 ac

MIXED USE15.42 ac

OPEN SPACE

MIXED USE9.51 ac

MIXED USE9.70 ac

MIXED USE10.64 ac MIXED USE

10.97 ac

MIXED USE4.95 ac

MIXED USE5.79 ac

MIXED USE8.12 ac

MIXED USE8.60 ac

MIXED USE4.99 ac

MIXED USE2.45 ac

MIXED USE3.98 acMIXED USE

2.46 ac

MIXED USE11.17 ac

MIXED USE9.68 ac

MIXED USE12.40 acMIXED USE

13.07 ac

OPEN SPACE4.86 acOPEN SPACE4.70 ac

Mixed Use

Parks

Existing Building (Lot 1)

Promenade

LANDUSE ACREAGE

MIXED USE 161.11

OPEN SPACE 118.78

INFRASTRUCTURE 88.63

TOTAL 368.52

12.5 Johor Bahru Coastal Development

The Johor Bahru coastal area presents an excellent prime waterfront

development opportunity. The development would not only create

an attractive new feature for the city but would also provide the

opportunity to create new public spaces for the benefit of the growing

population. 100 acres of parks and open spaces would be created, in

addition to another 180 acres of land for mixed use development and

infrastructure which have already been created. The opportunity to

reshape the coastal area will result in a new and vibrant waterfront that

will link Johor Bahru City Centre to Danga Bay development. The Johor

Bahru Coastal development will reclaim 250 metres of land to create a

new shoreline.


Figure 12.11: Johor Bahru Waterfront Development


15/20


12 - 13

12.6 Proposed Nusajaya Free Access Zone (FAZ)

Another area which has great potential is the proposed Nusajaya Free

Access Zone (FAZ). The land is located just off the western part of the

second crossing and it is 1029 acres in size, which allows for it to be

developed as an integrated FAZ.

The objectives of the FAZ are as follows:

FAZ will help enhance the linkages between SJER and Singapore;

FAZ, if extended to PTP could further enhance the position of the

Port of Tanjung Pelepas;

Subject to approval by SJA and other authorities, the FAZ will create a

seamless work and living environment between Johor and Singapore. A

golf course has also been proposed as part of the recreational facilities

for its population. This will be enhanced further by shopping, food and

entertainment facilities.

Among the proposals of the proposed FAZ is that it will be a 24-hour

city, the FAZ will have no limitations on duration of stay and access

will be permitted at all hours. A smart card system will be developed

to facilitate movement in and out of the area, and to entice

Singaporeans to live in the FAZ and travel to work in Singapore.

Most of the properties here will be on lease. Global businesses will be

encouraged, although business licenses shall be limited to Malaysians.

Direct access to the proposed FAZ from neighbouring areas is

envisaged to be strictly controlled. For example, a 30m bund would be

created, and a canal of 30m in length will be built all along this bund forretention as well as security purposes.

Table 12.9: Development Components in FAZ

LAND USE ACREAGE %

CommercialCommercial CentreOffice Parks

243.63206.35

23.6620.04

Sub Total 449.98 43.71

Open Space

ParksGolf CoursePromenade

Canal

135.79239.74

20.35

62.87

13.1923.281.98

6.11

Sub Total 458.75 44.56

InfrastructureRoad 120.78 11.73

Sub Total 120.78 11.73

GRAND TOTAL 1029.51 100.00




16/20

12 - 14


Figure 12.12: Proposed Nusajaya FAZ Development Components


Figure 12.13: FAZ Development Concepts

COMMERCIAL

46.31 ac

COMMERCIAL

42.59 ac

COMMERCIAL

52.48 ac

PARK

57.85 ac

GOLF COURSE

239.74 ac

OFFICE PARK

160.48 ac

PARK

53.91 ac

OFFICE PARK

45.87 ac

COMMERCIAL

44.48 ac

COMMERCIAL

17.04 ac

COMMERCIAL

9.54 ac

PARK

24.03 ac

COMMERCIAL

15.67 ac


THE COASTAL AREA

CHAPTER 12 | PART 3


17/20


12 - 15

Public Access

In the coastal zone, public access to the coast shall be secured and

designated to ensure free access for the general public. Thus, for all

new developments, a public right of way in a form of a pedestrian

promenade is proposed.

Figure 12.14: Integration of Promenade along the Coastline


Visualisation

The visual projection of the coastal zone development is important as

the area is the gateway of Malaysia. Iconic buildings can be located

along the coastline to enhance the skyline of Southern Johor.

Figure 12.15: Iconic Buildings along the Coastline


Edges

Development works on the edges of the coastal areas are important.

Two types of edges will be proposed along the coastal zone; soft edges

and hard edges.

Figure 12.16: Edges: Green represents soft edges; Orange represents hard edge


Soft edges are green and blend in with the natural landscape. The

natural protection and eco-zone areas are of natural soft edges

with existing vegetation, while some urban areas with low impact

development will also be of soft edges though it is subject to t reatment

to prevent erosion.

Figure 12.17: Examples of soft edges with existing vegetation

SUPPLEMENTARY ROCKPROTECTION WITH EARTH

INFILL & REPLANTING

EXISTINGAQUATICGROWTH

ORIGINALBEACH

EXISTING EDGEGRADIENT

300mm THICKNESSROCK PROTECTION(NORMINAL 130MMdia.) WITH EARTH

INFILL FOR PLANTGROWTH




18/20

12 - 16


Figure 12.18: Examples of soft edges with treatments alongdevelopment

REDUCE WATER LEVEL OR

CONSTRUCT TEMPORARY BUND,

EXCAVATE SLOPE

TO REDUCE LEVEL AND INSTALL

PROTECTION

EXTENDS 500BEYON BREAK

POINT

MAKE GOOD

LOCALLY

EXCAVATED

MATERIAL

TOPSOIL SITE BOULDERS

STONE FACING

ROCK PROTECTION

GEOTEXTILE

ANGLED AND

STAGGERED GABION

SUBSOIL BACKFILL

MORTAR BEDDING


Hard edges are suitable for coastlines with commercial or higher impact

development though protection of the seawall should not be harsh.

Instead, it must integrate well with durable materials such as river stones

and good quality timber work.

Figure 12.19: Examples of hard edges with treatments along

developments

CONCRETE PILING

BOLLARD(20MWIDE)

PROMENADE

FEATURE CAPPING

CONCRETERETANINGWALL

EXISTINGEDGEGRADIENT

300mmTHICKNESSROCK PROTECTION(NORMINAL 130MM

dia.)

PROMENADE

(20MWIDE)



19/20


20/20

Documents

15. Chapter12 - The Coastal Zone