16._Chapter13_-_Johor_Bahru_City_Centre

Johor Bahru City Centre

Part 3 Physical Planning Initiatives

CHAPTER 13

Section B Planning and Implementation

13 - 1

NUSAJAYA

JB CITY CENTRE PASIRGUDANG

SENAIULU

TIRAM

KULAI

KEMPAS

PEKANNENAS

KUKUP

13.1 Introduction

Johor Bahru, capital city of the State of Johor, has its area defined

within the Inner Ring Road – 1124.97 acres of land extending from

the inner ring road to Jalan Abu Bakar - Jalan Tun Dr Ismail. Its dense

development and clearly by defined streets, made up of a hierarchy

of major and minor roads, that leads to the Johor Bahru waterfront

is accessorised with high commercial and government institutional

activities. The capital city has a strong iconic building, Sultan Ibrahim

Building on Bukit Timbalan that currently houses the State Administration.

Skyscrapers clustered within the city centre houses banks, regional

offices and large corporations; especially those along Jalan Tun Abdul

Razak, Jalan Wong Ah Fook and Jalan Trus. The low scale development,

dominated by traditional shop houses and retail outlets of high

pedestrian activity, are found in the southern part along Jalan Meldrum,

Jalan Segget and Jalan Ibrahim.

The Johor Bahru city is growing northwards and now a high pattern of

linear development can be seen along the northern part of Jalan Tun

Abdul Razak towards Skudai and Senai.

While there has been some recent signs of revival in the retail sector,

there is a need to create a shopping street or ‘golden mile’ of shopping

haven in Johor Bahru. This is necessary in order to revitalise the once

renowned strength of the city in retail and trading.

Figure 13.1: Location Map of Johor Bahru CBD in Context of SEC

Source: SJER CDP 2025

Johor Bahru City Centre

A. Existing Use and Activities

The Johor Bahru city centre has currently a blend of activities. As the

capital city, a large part of the city centre is devoted to the state

administration departments. This is reflected in the 34.9% use of land

in the city as institutional and government reserves, the single largest

category in the city. Land use by other sectors such as residential

and commercial are relatively lower especially when compared to

the amount of infrastructure available in the city centre. Hence, the

composition of infrastructure with respect to the activities carried out

needs to be more balanced in order for Johor Bahru to enhance its

position as the main city centre for SJER.

chapter 13

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SECTION B PLANNING AND IMPLEMENTATION

Abu Bakar Mosque

Grand Palace Bukit Timbalan

Bukit Cagar

No Land Use Activities Acreage (ac) %

1 Housing 144.48 12.842 Commercial and Retail 75.56 6.723 Institutional and

Government Reserves392.80 34.92

4 Mixed Development 102.45 9.115 Promenade 28.00 2.49

6 Roads and Rail 179.03 15.91

7 Free Access Zone 68.42 6.08

8 Open Space and Undeveloped Land 105.20 9.359 Infrastructure and Utilities 29.03 2.58

TOTAL 1124.97 100.00

Table 13.1: Existing Land Use

Figure 13.2: Johor Bahru City Centre and Land Use Activities



JOHOR BAHRU CITY CENTRE

CHAPTER 13 | PART 3

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The development of the city encroaches into the boundaries of

these urban villages especially areas along the inner ring road. Such

encroachment leads to development pressure on these villages, which

were once prime residential areas of Johor Bahru. Significant effort is

therefore required to better the quality of life in these urban villages. In

the long term, these villages should be sensitively redeveloped to create

better planned neighbourhoods with amenities and utilities.

B. Residential Development

Johor Bahru city centre is experiencing an increase in residential

communities where old government housing lands, on Bukit Saujana

and Jalan Yahya Awal, have been transformed to make way for higher

density housing. Concurrently, this has increased the city’s population;

an important factor of the city’s livelihood. As at 2005, it was estimated

that over 18,800 people spread over 139.32 acres of residential land

lived in the city centre. This increases the density of the city centre area

to a gross density of 15 people per acre – but still low compared to

other cities that assume the role of being a capital city.

C. Urban Villages

Johor Bahru city centre has several urban villages, Kg. Mahmoddiah, Kg.

Kubur, Kg. Wadi Hana and traces of Kg. Ngee Heng and Kg. Ah Siang,

within its defined boundary and this makes up the broader population

base of the city. These urban villages, which are mainly Malay villages,

accounts for up to 55.97 hectares of land and is estimated to have a

population of 5,597 people.

Name of Urban Villages Acreage (hectares)

Kampung Mahmoddiah 11.35Kampung Ngee Heng 1.17Kampung Gertak Merah 10.77Kampung Kubur 7.41Kampung Masjid 3.85

Kampung Wadi Hana 21.42

TOTAL 55.97

Table 13.2: Urban Villages in Johor Bahru City

Figure 13.3: Existing Malay urban villages in City Centre


Kg. Wadi Hana

Kg. Ngee Heng

Kg. MahmoddiahKg. Kubur

Kg. Gertak Merah


Kg. Mahmoddiah

Kg. Wadi Hana

Kg. Ngee Heng



The shop houses along Jalan Tun Abdul Razak, Jalan Selat Tebrau,

Jalan Ibrahim, Jalan Trus and Jalan Wong Ah Fook are where traders

from Arab, India and China used to come to trade spices and tobacco

and there are more than 246 shophouses with great heritage value that

can be found here – mostly built in the 1920’s.

E. Recent Development

The latest addition of development in the city centre is the Johor

International Convention Centre (JICC), also known as Persada Johor.

It is located on a 2.43 hectare site next to the Puteri Pacific Hotel. The

convention centre has a built-up area of 24,022 sq.m. (258,579 sq.ft.).

It will be the leading multi-purpose facility in Johor where various trade

shows and conventions will be held. The convention centre has a

maximum capacity of up to 3500 delegates.

Other future development in Johor Bahru, of a sizeable scale, will be the

Integrated Southern Gateway (Gerbang Selatan Bersepadu) complex.

It comprises mainly of the Customs Office; immigration and quarantine

complex (almost 230,000 sq.m), and the Immigration checkpoint and

the Johor Bahru Sentral; a transportation hub that will integrate trains

and buses and in the future light rail system for the city.

D. Heritage in Johor Bahru City Centre

The city of Johor Bahru has a rich history that dates as early as the 16th

century. The urbanisation of Johor began in 1855 when its ruler, of the

Temenggong Lineage, marked the beginning of Modern Johor. This was

followed later by the 21st Sultan of Johor – Sultan Abu Bakar (1862-1895)

who laid the foundation for developing Johor into a modern state. This

has transformed Johor Bahru from a fishing village into a thriving city.

Today the city reflects its rich history through buildings like the Sultan

Ibrahim Building, the Sultan Abu Bakar Mosque, and the Grand Palace

or Istana Besar Johor. The Istana Besar boasts a distinct Anglo-Malay

architecture and houses the museum where priceless treasures of

the Royal Collection are showcased. In addition the Johor Bahru

Railway Station and Maktab Sultan Abu Bakar (English College) are

also significant landmarks. These buildings have become an important

part of Johor Bahru’s urban fabric and are heritage landmarks of the

city. These buildings are significant not only from Johor but also from a

national standpoint as many historical events of national importance

has occured here. Thus, it is important that these buildings be retained

and classified as the heritage of the city.

Figure 13.4: Heritage Shophouse Buildings in Johor Bahru City


Bukit Timbalan Shophouses in Johor Bahru

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2006-2025


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F. Government Reserves/Special Use

Most of the land in the city centre cannot be developed especially

those classified under special land uses like the Grand Palace (Istana

Besar), the Abu Bakar Mosque and the Bukit Timbalan. There are also

many lands owned by government institutions that houses established

schools and government quarters. These government reserve lands

possess prime property value and the limitations to develop these lands

have led to other solutions in overcoming the challenge in making the

city alive and vibrant. These special land usages can be integrated with

the new development because non-economic and non-heritage value

land can still be put to better use under the CDP.

G. Land Supply in Johor Bahru City Centre

With exisitng developments and the large portions designated for

special use, Johor Bahru has limited land supply. The following areas

listed below have been identified as potential areas for development or

redevelopment

Table 13.3: Potential Land Supply for Development in Johor Bahru

Activities in Johor Bahru City

Potential Use and Supply for New Land

Land Acreage (hectares)

Special Uses Bukit Serene Palace,Royal Cemetery,Sultan Abu Bakar Mosque.

To be preserved as landmarks and statement of history and culture to the city.

68.16

CIQ – Areas committed for integrated development.

To become a major catalyst for the eastern part of Johor Bahru City.

31.69

Bukit Timbalan – State administration that will be moved to Nusajaya.

It has the potential to be developed as the Centre for Arts and Culture of Johor as well as a Museum. Bukit Timbalan’s extensive area can then be opened up as part of the city’s greenery.

11.20

Activities in Johor Bahru City

Potential Use and Supply for New Land

Land Acreage (hectares)

Traditional Shophouses – In the vicinity of Jalan Trus, Jalan Dhoby, Jalan Meldrum.

To be preserved and conserved; especially the traditional shop houses that are already identified as heritage buildings. In-fill development are encouraged, however design controls need to be enforced.

na

Government Land/UseGovernment quarters, former prison and vacant lands.

It has the potential to be redevelop as current use is uneconomical in context of city centre status of Johor Bahru

4.48

Coastal WaterfrontRoads and pockets of commercial development

It has potential to be developed for public usage; parks, plazas and low rise commercial can create a new waterfront for Johor Bahru City

149.13

Established housing and commercial developmentResidential, offices, shopping complex and hotels etc.

To be enhanced with streetscape beautification programmes and incorporated into the whole city planning.

na

13.2 Goal

GOAL:JB 1: Regenerate Johor Bahru into a vibrant economic centre while

preserving its cultural and heritage values.

The key development strategy for the SEC is to regenerate Johor Bahru

into a vibrant economic centre while preserving its cultural and heritage

values. Existing cities like Johor Bahru has much to offer as its heritage

and cultural values are important urban elements that give soul and

character to the city.

Thus, the development of SJER and the economic revitalisation of SEC

must not neglect Johor Bahru as an important urban centre that has

existed since the 20th Sultan; Temenggong Tun Daeng Ibrahim officially

declared Johor Bahru as the Johor state capital that we know today.

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Bukit Cagar

BukitTimbalan

Grand Palace

Abu Bakar Mosque

Conservation & Heritage ZoneHeritage Park Zone 1New Emerging CommunitiesAreas Potential for RedevelopmentRoyal Heritage Cemetery ZoneExisting & In-fill Development ZoneIntegrated New DevelopmentNew Coastal DevelopmentBoundary

Figure 13.5: Proposed Land Use Activities for Johor Bahru City Centre

Regenerating Johor Bahru city needs a comprehensive plan that

will include action plans such as urban redevelopment and urban

beautification.

Though Johor Bahru is not as old as some cities and towns in Malaysia,

regeneration is part of the evolution stage of town planning and it can

play a major role in enhancing the urban landscape of Johor Bahru

that has, over the years, been neglected due to urbanisation. Such

programme will also make inner city living more viable as more parks

and amenities can be made available.


Various areas will be identified for enhancement and proposals for

renovation and reinvestment will benefit the city from the economic

and social aspects. An important aspect of urban regeneration is the

need to be sensitive to preserve and even enhance the sense of local

community that has been built over many generations.


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13.3 Objectives

Objective 1- Create a distinct Central Business District (CBD)Johor Bahru lacks the focal point that most world-class cities have. This

undefined core area is one of the key elements that is currently missing

in the city centre. This focal point would help to further reemphasise its

importance as a major business centre. By creating an urban core in the

city centre, it could further enhance real estate values in the vicinity to

create opportunities for new development areas that is lacking in the

city centre.

Objective 2 - Encourage diversity in terms of land use, activities and built formThis requires an enhancement of existing uses complemented by the

introduction of new ones within the city. Diversity should encourage

retail, commercial, office, residential, entertainment, cultural and both

active and passive recreational uses in the city centre.

Objective 3 - Encourage Brownfield DevelopmentDue to limited land supply in the central area, brownfield and in-fill

development are to be encouraged. Uneconomical use of prime lands

must be avoided. Instead, developments that create new land banks

for real estate development should be explored to enhance the city’s

needs for quality living environment and sustainable developments.

Objective 4 - Encourage living in the cityIn order to sustain the city centre, people must be encouraged to

live in the city. This will allow the city to grow and ensure a sustainable

economy for the city. As a city that wants to attract international

businesses, 24-hour activities are important. Currently, the percentage

of people living in the city is low and mostly made up of those staying in

the government quarters and the Malay urban villages. Even so, these

are currently low density and low quality homes.

Objective 5 - Foster physical continuity and connectivityJohor Bahru city centre needs physical continuity spaces to allow the

freedom of movement as this is in line with prioritising the pedestrians.

Furthermore, there is a need to upgrade the public transportation

system.

Objective 6 - Reinforce the unique local character and heritage featuresHeritage references should be incorporated into the designs used

for in-fill developments that are within conservation areas. The new

developments at certain designated zones should complement the

local character of the area.

Objective 7 - Preserve and enhance natural environmentEvery effort to be made to enhance and preserve the natural

environment and access to it in respect of rivers, mangrove areas, forest

reserves in the city.

Objective 8 - Promote a vibrant cultural atmosphereArts, entertainment and other cultural activities are vital elements of

the city centre and these activities should be encouraged since it also

promotes economic development, tourism, international prestige and

improves the quality of life.

Objective 9 - Preserve important view corridorsWithin the city centre, there are significant views and vistas, including

the Straits of Tebrau, Bukit Timbalan, the Grand Palace – Istana Besar

and the Sultan Abu Bakar Mosque. This needs to be preserved.

Objective 10 - Promote public artPublic art reflects the identity of a city and it is the voice of the local

communities and helps to strengthen relationships between diverse

groups. As the southern gateway of the country, Johor Bahru will be

able to showcase the country’s arts heritage to visitors. Public art will be

displayed in allotted areas around the city.

Objective 11 - Promote approriate street activityCreate public activities along the streets, including sidewalks, seating

areas and dedicated areas for vendors. New development that

accommodates intense street level activity should be encouraged.

Efforts made in Jalan Meldrum and Jalan Wong Ah Fook should be

continued throughout the inner part of Johor Bahru city that is still within

a 300 – 400m radius; accessible to pedestrians.

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380m

Objective 12 – Enhance the Waterfront areas of Johor Bahru City

A special feature of Johor Bahru City is the waterfront area that faces

Singapore. Opportunities should be taken to enhance the waterfront

area with priorities are focused on having public parks and plazas.

13.4 New Business District for Johor Bahru City

KEY DIRECTION:JB 2: Create a New Business District for Johor Bahru that will enhance

the physical, economic and social environment of the city centre.

Johor Bahru needs a strong sense of place that is attractive, appealing

and marketable. People interpret places in relation to their existing

surroundings. If new buildings and spaces are to inspire confidence in

investors and local communities, they should be designed to reinforce

local identity, both cultural and physical, conserve the best features

and respond to local patterns of circulation and use. This is particularly

important for brownfield sites where such development represents an

opportunity to reclaim an area often perceived as degraded and not

cost-effective.

Figure 13.6: Walking radius within the City Centre


Jalan Tun Abdul Razak, Jalan Wong Ah Fook and Jalan Bukit Timbalan

area is currently the focal point of the city; it is where the hive of activity

is. The area is the site of important buildings such as the office of the

Johor Bahru City Council, Kota Raya shopping mall, the Ansar building,

the Puteri Pacific Hotel (an urban development project built over what

used to be Kampung Pahang) and Sultan Ibrahim Building at Bukit

Timbalan, itself an iconic symbol of Johor Bahru. A new convention

centre, Persada Johor will add value to the city centre. This area is

almost fully built-up though there are small pockets of land, which will

need quality in-fill development.

Therefore, there is a need to look at areas beyond this current focal

point area; where quality urban spaces can be created and new

opportunities for inner city developments can take place. The area

outlined by Jalan Abdul Rahman Andak – Jalan Ayer Molek, where the

former prison and the government quarters are, have great potential

to become part of the urban core for Johor Bahru city centre. When

combined with the existing core area, Jalan Bukit Timbalan, a new CBD

for Johor Bahru city centre can be created.

Figure 13.7: The City Centre and Proposed New Business District


Johor Bahru City Centre1124.97 ac

Johor Bahru New CBD392.40 ac


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The Development Approach

In creating a new business district for Johor Bahru, the approach is to

create a new and bigger core area for the city. The new business district

will create a new business address for the city that must be of a sizeable

size of land development.

Thus, the proposed new CBD for Johor Bahru will encompass a total

area of 392.40 acres of land or 35.2% of Johor Bahru city centre.

Planning Precincts

The proposed CBD covers an area of 436.58 acres of land and three

main precincts have been defined for the proposed CBD that will

require comprehensive planning and development. The planning

precincts identified are:

• The Johor Bahru City Waterfront Precinct;

• The Heritage Precinct; and

• The Business and Central Park Precinct.

Figure 13.8: Development approach of the proposed CBD

Functions of the Three Precincts

The three identified precincts have three distinct functions that will

enhance the role of the CBD.

Table 13.4: Functions of Three Main Precincts in CBD

Precinct Function of Area

The Johor Bahru City Waterfront Precinct- A Land Reclamation and Urban Beautification Programme

• Public Space and

Recreation

• Retail and Tourist Shopping

• Dining and Entertainment

• Festival Market – Local

Crafts

The Heritage Precinct- A Conservation Programme

• Arts & Culture

• Administration

• Small Professional Offices

• Tourism – Hotels and Tourist

Operators

• Retail

The Business and Central Park Precinct- A Redevelopment Programme

• Financial and Business

Centres

• Central Park and Open

Spaces

• Mixed and Integrated

Development

• Residential – Apartments

and Service Apartments

• Corporate Offices

• Big Box Retail Centres

(Malls)

• Tourism – 5 star Hotels

• Convention



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13.5 The Master Plan of Johor Bahru the Proposed CBD

The master plan for the CBD is intended to regenerate the older and

uneconomical land into prime properties; but most importantly, it will

create the much needed public spaces and public amenities in the city

to meet the needs of its increasing young population.

A. Creating Parks and Public Realms

More than 35.51 acres of land will be dedicated to parks and public

realms. These spaces do not only enhance the built environment of the

area but also provides the ‘breathing’ space a city needs. A Central

Park of 18.5 acres of land will be created in the Business and Central

Park Precinct as a main feature of the urban redevelopment program.

The Central Park takes the design of a linear park so as to enhance

properties surrounding it and to allow easy public access from various

points of the CBD.

B. Network of Greens and Pedestrian

The Central Park will be part of a network of parks in the city centre. A

network of pedestrian linkage provides connectivity to the overall CBD

area that links residential areas to offices and shopping areas. The park

system will include the Bukit Timbalan Park, which will be opened to the

public once the state administration moves to Nusajaya, and eventually

terminates at the park in the Johor Bahru Waterfront precinct.

Figure 13.10: Illustrative Master Plan for Johor Bahru CBD

Figure 13.9: Green and Pedestrian Network

Pedestrian NetworkGreen Network

Source: SJER CDP 2025Source: SJER CDP 2025


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C. A New Business Address and Economic Opportunities

The redevelopment of Johor Bahru CBD is to provide a new premium

address in Johor Bahru. New land banks are created around the Central

Park and this will be offered as prime business offices and retail spaces.

These new space provides opportunities for new economic initiatives to

be sited here. Creative industry initiatives can be one of the major uses

of activities here. This will also lead to demand for inner city living and

retail spaces that the Johor Bahru Business and Central Park precinct

needs.

Seventeen parcels of land can be partitioned over the 93.22 acres of

space. These potential sites ranges from 1.5 to 10 acres plot of land and

its prospective use and its guiding plot ratios are indicated below. This

illustrates the potential of development available within the new CBD area.

Table 13.5: Potential Land made available in New CBD

AMPHITHEATRE

GARDEN

CENTRAL PLAZA

RIVER

Figure 13.11: Illustrative Master Plan for Johor Bahru Central Park


Plot Acreage (ac) Potential and Prefered

Use

1 5.39 MIXED USE

2 11.14 MIXED USE

3 7.71 MIXED USE

4 3.39 COMMERCIAL

5 10.54 MIXED USE

6 3.32 COMMERCIAL

7 3.07 COMMERCIAL

8 8.06 RESIDENTIAL

9 6.60 COMMERCIAL

10 3.42 RESIDENTIAL

11 1.67 COMMERCIAL

12 4.56 COMMERCIAL

13 5.27 RESIDENTIAL

14 5.30 MIXED USE

15 5.88 RESIDENTIAL

16 2.29 COMMERCIAL

17 2.13 COMMERCIAL

18 3.48 COMMERCIAL

TOTAL 93.22 Source: SJER CDP 2025Note : Based on Table 13.5, it is estimated that the total built up area of 18 million sq. ft of commercial floor space can be made available to new business opportunities and investors.

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Figure 13.12: Plan Indicating New Plots Potentially Developed in the CBD Figure 13.13: City Structure


D. Enhancing the City Structure

The existing landmark, Bukit Timbalan, will remain as the main landmark

that can be perceived from the 3 precincts and a secondary landmark

will be introduced to enhance its orientation within the CBD.

Gateways are also introduced to welcome visitors and prospective

investors to the CBD. Several of these gateway points have been

identified and are mainly built along all major entrances into the area.

These gateways are just elements of the landscape or buildings that

reflect the element of entering an important area.

The axis line that runs through the new proposed CBD area helps to

organise the public spaces and it terminates at the Johor Bahru City

Waterfront Precinct.


To enhance the urban fabric, existing roads within the city will be

connected to the surrounding area via existing main roads of Jalan

Tun Abdul Razak - Jalan Wong Ah Fook, and Jalan Trus - Jalan Ayer

Molek. Jalan Trus and Jalan Ayer Molek will be enhanced with new

streetscapes. Connectivity to the surrounding areas will be emphasised

to ensure permeability into the city centre.


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E. New Land Use Structure

The three main zones will feature different functions and features

to create a vibrant CBD for Johor Bahru. It will ensure that new

developments will blend well with the existing heritage fabric of the city

– landmarks and icons that relate to the history of the city. The following

table indicates the new land use structure and what the plan provides:

Land Use Structure of CBD Land Area (acres)

New Land Parcels 42.37

Government Buildings 44.39

Central Park 5.10

Pocket Parks, Open Space and Plazas 17.86

Public Amenities

• Schools

• Places of Worship

26.94

6.52

Other Existing Development Preserved 146.62

Others – roads etc 102.60

Total land Acreage 392.40


F. Development Control

The controlling factors for the new CBD will be the floor area

requirement. In general, the ratio of the Central Planning Area gross plot

is 1: 5.0. However, when translated into detailed plots, the result is a plot

ratio ranging from a minimum 2.0 to a maximum 6.0.

Table 13.6: Land Use Structure of CBD

Plot Acreage (Hec) Plot Ratio Max Height

1 5.39 6 26

2 11.14 4 26

3 7.71 5 26


>20 Storey20-16 Storey<16 Storey

Side Parking / Surface ParkingBasement Parking

Figure 13.14: Building Height Control

Figure 13.15: Side Parking/Park ing Areas

Table 13.7: The Control Factors

Plot Acreage (Hec) Plot Ratio Max Height

4 3.39 6 20

5 10.54 3 20

6 3.32 6 20

7 3.07 6 20

8 8.06 4 20

9 6.60 4 20

10 3.42 6 20

11 1.67 2 4

12 4.56 4 16

13 5.27 4 16

14 5.30 4 16

15 5.88 4 16

16 2.29 6 14

17 2.13 6 14

18 3.48 5 14

Source: SJER CDP 2025 Source: SJER CDP 2025

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MIXED DEVELOPMENT MIXED DEVELOPMENT

CENTRAL PARK

EXISTING TNB BUILDING

RESIDENTIAL (CONDOMINIUM)

EXISTING SCHOOL


MIXED DEVELOPMENT

COMMERCIAL

PARK

COMMERCIAL

MIXED DEVELOPMENT

COMMERCIAL

EXISTING SHOP


EXISTING CHURCH

Figure 13.16: The Business and Central Park District Illustrative Master Plan



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13.6 The Johor Bahru Waterfront Precinct

The Johor Bahru Waterfront Precinct is important to Johor Bahru. It

creates a new image that would connect the current development

of the Conservation and Heritage Precinct to the waterfront areas.

However, the new Selat Tebrau road to a certain extent has separated

the city’s activities from the waterfront.

The approach now is to bring the whole CBD into one contiguous level

of activity by integrating Conservation and Heritage Precinct with the

Johor Bahru Waterfront Precinct. In doing so, connectivity between

these two precincts is transform into a seamless development flow.

Figure 13.17: Extend the streets and commercial activity of the City Centre to the Waterfront

Figure 13.18: Extend the Waterfront into the City’s Activities

Figure 13.19: Overcome the barrier of Selat Tebrau main thoroughfare and highway




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The opportunity to create a waterfront land bank is now possible. This

will lead to a new sizeable public waterfront space. Reclamation works

has to be undertaken and it will involve 38.23 acres of land to create this

new Johor Bahru Waterfront.

Figure 13.22: The Waterfront Development Land Use Zoning


Land Use and Activities Land Acreage

Waterfront commercial 17.48 acres

Johor Bahru Waterfront Park 19.40 acres

Roads and Infrastructure 1.35 acres

Total 38.23 acres

2.16 ac 10.82 ac

4.50 ac

16.77 ac

1.67 ac

1.33 ac

Commercial Waterfront Development Parks

Table 13.8: The Propose Use and Activities


Figure 13.20: Extend the Pedestrian Connectivity to New Developments


Connectivity will be addressed in order to have Heritage Precinct

connected to the new Waterfront Precinct. Link ways in the form

of pedestrian overhead bridges will connect the buildings on the

waterfront. Underpass link ways should also be created at two points of

the land to have as many connections as possible thus making the area

more accessible to pedestrians.

The new waterfront development must have a sense of space so as

not to create an obstruction to the waterfront. Building blocks must not

be too long in order to ensure enough visual impact including through

corridors.

Measuring 750m X 50m, the new waterfront will be a new focal point

for a public space in front of Selat Tebrau. It will have acres of public

open space where passive and active recreational facilities will be

provided. The commercial activities proposed here will be of low-rise

development – buildings can only be up to three storeys high or not

more than 12 meters. This is to ensure that certain icons of the city are

not visually affected by the new development.

Another important contributing factor of this development onto the city

is the restoration of abandoned shopping malls that have been badly

affected by poor accessibility to the main commercial centre of the city.

Figure 13.21: Visual Analysis towards Waterfront Development



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13.7 The Conservation and Heritage Precinct

The main objective of this development is to establish a high quality

urban design and built form within the area. In doing so, it is hoped

that the rejuvenation and beautification of this area will contribute

significantly to the already unique and dynamic atmosphere.

The approach is to reinforce the unique character established here. Past

developments within the area have acknowledged the historical and

cultural significance of this precinct. As future developments must also

provide for long-term enhancement of the area, it is important that its

unique character is reinstated.

Preservation and conservation are an integral part of a city’s growth

as it is a vital link to past development. Colonisation has influenced the

building design and introduced a new architectural language and

building technology to Johor Bahru in that era. The architecture can still

be seen in some parts of the city and it is historically and architecturally

unique. Badan Warisan Malaysia has identified several buildings for

conservation and preservation. However, the development control over

buildings and its built environment of areas within the vicinity of these

zones is very much lacking. Developments within the vicinity need to

be controlled to ensure new buildings are complementary in scale and

character and do not deteriorate the overall character of the area.

Preservation and conservation of a building, however, is insufficient

to create a unique city. Therefore there is a need to retain history,

architectural style and ambiance of the entire area to bring back the

city’s livelihood.

This area needs to encourage intense street level activity for the public

at locations such as sidewalks, seating areas, vendors, public arts etc.

The area should be able to instil a vibrant cultural atmosphere where

arts, entertainment, and other cultural activities add richness and

vitality to daily lives. Such activities are encouraged because they

promote economic development, tourism, international prestige and an

improved quality of life for Johor Bahru.

Creating spaces for public art as part of public areas can also enhance

the urban environment of the area. Public art reflects the identity of a

city and gives voice to community and builds relationships between

diverse groups. Public art within the plan area can create a civic

splendour that expresses its history, identity and culture.

It is important that meaningful heritage references are incorporated into

in-fill developments. Equally important is to avoid elements of historical

imagery, ‘Fake Old’ or kitsch within projects; where a proposed building

mimics a heritage building.

KEY DIRECTIONS:H1: Designate the Heritage Precinct of Johor Bahru CBD as a

Preservation and Conservation area.H2: Preservation and conservation of existing buildings and sites

need to be continuously enforced.H3: Effort should be made to protect the feature of the heritage

zone and the enhancement of the streetscape and new buildings within the vicinity of the conservation buildings and areas.

Figure 13.23: The Concept Master Plan


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Early Shop House

Neo-Classical

Eclectic Style

Colonial

Style

A. Preserve and Conserve Heritage Buildings

The aim of preservation is to safeguard monuments or landmarks of the

past. However, conservation is applied to buildings within conservation

zone or a series of buildings within a block. Based on the inventory by

Badan Warisan Malaysia, there are several pre-war buildings in the city

centre. Most of the heritage buildings were designed with different

architectural styles found such as the Early Shop Houses, the Neo-

Classical, Eclectic styles and Colonial styles. Attention should also be

given to protect the surviving buildings and efforts must be made to

create suitable setting for the buildings. New inventories of buildings

and sites of heritage values should continuously be done to ensure its

protection and conservation.

Figure 13.25: Early Shophouse Designs

Source: Pemeliharaan Warisan Rupa Bandar, Badan Warisan

B. Protecting the Setting of Heritage Area

Several ways can be implemented to protect the heritage setting such

as reviving activities, compatibility of in-fill buildings, and recreation of

heritage.

The new buildings shall respond to the heritage buildings by means

of scale and form where its height, properties and rhythm must be

synchronised with its surroundings. New buildings adjacent to the

heritage zones should generally be similar and if necessary lowered to

blend well with the heritage features.

Negative impacts of new developments within or on the neighbouring

heritage zones shall be minimised, for example larger massing of the

new development should be located furthest from the heritage feature

with smaller elements located closest.

If possible, scale, proportions, colour, materials and architectural

design of the new development, especially at lower levels, should be

compatible with the neighbouring heritage zone.

Figure 13.24: Approach to Development

Conservation & Preservation

Segget Revitalization

Street Improvement

Connectivity

Pocket Park

Refurbishment / Maintain Buildings



CHAPTER 13 | PART 3

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New developments can also consider creating a sense of history

through new architectural forms and materials with respect to the

heritage buildings to provide interest and contrast with the general

urban area.

Figure 13.26: The massing for new building shall follow the proportions and the scale of the existing heritage building



13.8 Revitalisation of Sungai Segget

A. Significance of Sungai Segget

In the 1800s when Singapore was part of the Malay States, the Johor

ruler then, Temenggong Ibrahim, adopted the Kangchu System

introduced by Sir Stamford Raffles in Singapore. Thus, cultivation of

pepper and gambir became widespread as Chinese immigrants settled

in Johor Bahru. Boats or sampans were the main mode of transport for

traders who plied the rivers to trading posts in Johor. Running parallel

to Jalan Wong Ah Fook, Sungai Segget was a major waterway that

leads to Johor Bahru’s main thoroughfare. For decades the river was

infamous for the pungent stink of rotting refuse as it was also a dumping

ground for waste matter from the people living along its banks. The

repulsive smell, most acute at low tide, would permeate the whole

neighbourhood. When the tide was high, water flooded the upper

reaches of Sungai Segget as its river mouth opened into the Straits of

Johor. To regulate water levels at high tide and to control traffic, a sea-

gate was thus constructed at the river mouth. Interestingly thereafter,

the river was referred to as “sea-gate” but through the years, the locals

probably mispronounced the word, turning it into what we now know as

Segget. In recent years, the Government has undertaken cleaning and

beautifying projects in several stages, which include massive dredging,

widening and reinforcement of this waterway.

B. Reviving Sungai Segget

In reviving Sungai Segget, some key objectives identified are:

KEY DIRECTION:

CLEAN AND ENHANCE SUNGAI SEGGET AS A RIVER PARK

SYSTEM By:

• Opening up Segget River and execute beautification

programme.

• Execute river catchment management in terms of planning

and development controls for the various land use and

activities.

• Better environmental management of stormwater/runoff to

prevent and manage pollutants from entering the river system.

Figure 13.27: Example of Conservation of Old Shophouses

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C. Managing Sungai Segget

Healthy river catchment will create healthy water environment. Poor

catchment will have direct impact on the water quality. Sungai Segget

water quality is directly related to land use and activities taking place

within its catchment area. Based on this, the proposed approach is to

focus on the land uses and activities taking place within its catchments.

It is crucial that polluting activities and land use be identified and

prioritised so that specific management and control measures can be

formulated and implemented according to the magnitude of pollution;

risks to the receiving rivers and beneficial use of the rivers.

River Catchment Description

Sungai Segget Catchment area is about 3.6 sq.km.(360

hectares)only.

Smallest river draining into Selat Johor.

Total length – 4km.

Originates from Kebun Teh and Taman Century

areas.

Discharge into Selat Johor i.e. 200m from

Causeway.

Tidal gate at river outlet regulates the flow of river.

Table 13.9: Sungai Segget Catchment Description

Source: Regional Environmental Assessment Study, SJER, UKM, 2006

D. Planning Controls

• Phase out incompatible development such as industries and

sewerage plants along the river corridor and impose stringent

requirements for development along river corridor.

• Formulate specific guidelines for development along the river

corridor and catchment area.

• Relocating of street hawkers into food centres with water supply

and sewered wash areas.

• Upgrade and enhance the facilities for hawkers and gradually

reduce the number of hawkers that occupy the road shoulders,

side or back lanes; by establishing proper hawker centres.

• Provide incentives for developments that utilise river as its main

feature. In doing so, people or businesses along the rivers can

take ownership of the rivers within their frontage and help in

monitoring the quality of the river.

E. Beautify Sungai Segget

A beautification program should be undertaken for Sungai Segget and

turn it into the new ‘life line’ for the city. Not only will the beautification

effort overcome various environmental issues but it will also be a gift

that can be given back to Johor Bahru.

As the river is already lined, beautifying Sungai Segget can be done at

two levels, at the water level as well as at the upper level. Shop houses

facing the river can take advantage by adopting the frontages of the

river and help maintain the cleanliness of the river.

SungaiSegget

Figure 13.28: Location of Sungai Segget


River Catchment Description

Water Quality

Class IV, DOE (2003)

Contributing Factors to pollution

Partially treated sewage from domestic and

commercial premises.


CHAPTER 13 | PART 3

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LANDUSE ACREAGE MIXED USE 46.32

OPEN SPACE 20.60 INFRASTRUCTURE 5.65

TOTAL 72.57

BUKIT TIMBALAN

CITY SQUARE

ABU BAKAR MOSQUE

PROPOSED FREE ACCESS ZONE

Figure 13.29: Illustrative Master Plan of Beautification of Sg. Segget


Shop houses

Sungai Segget

Jalan Wong Ah Fook 4.5m

3m

3m

13.9 Proposed Free Access Zone in Johor Bahru City

As described in Chapter 9, proposed Free Access Zone (FAZ) will be

planned on the eastern part of the Causeway. The 72.57 acres of land

will allow free access for visitors from Singapore where a direct linkage

to the FAZ will be constructed.

Subject to approval by the SJA and the other authorities, the proposed

FAZ will attract international visitation and will promote and enhance

SJER as an international zone. Here, mixed use activities are allowed

where offices, retail spaces, hotels and entertainment outlets will be

developed as its core activities.

The FAZ area will also be enhanced with a 20 acre promenade and

open space which links the area to the whole water front of the western

part of the Causeway of Johor Bahru city via pedestrian access.

Figure 13.30: Location of FAZ in Johor Bahru City Centre


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MIXED USE 13.07 ac

MIXED USE 9.68 ac

MIXED USE 11.17 ac

MIXED USE 12.40 ac

OPEN SPACE 20.60 ac

Figure 13.31: Proposed Land Use Zoning of FAZ in Johor Bahru City Centre


Figure 13.32: Illustration Master Plan of FAZ in Johor Bahru City Centre


Documents

16._Chapter13_-_Johor_Bahru_City_Centre