Grouping Housing

2022

SBEW2312 - Community Planning and Housing

Development of
Gated Community &
Guarded Neighbourhood
in Johor Bahru

Prepared for: Prepared by:

Prof. Madya TPr Dr. Siti Hajar Binti Misnan Muhammad Nursyakir Bin Mohd Shah
Dr. Nurul Diyana Binti Md Khairi Mohamad Farhan Shah Bin Jasni
Muhamad Syahir Bin Senu
Mohamad Aqif Bin Asman

TEAM MEMBER:

MUHAMMAD NURSYAKIR BIN MUHAMAD SYAHIR BIN SENU
MOHD SHAH (A20BE0137)
(A20BE0353)

MOHAMAD AQIF BIN ASMAN MOHAMAD FARHAN SHAH
(A20BE0145) BIN JASNI

( A20BE0121 )

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TABLE OF CONTENTS 01

1.0 INTRODUCTION TO GATED COMMUNITY AND GUARDED 1
NEIGHBORHOOD 2
1.1 GATED COMMUNITY (GC) 3
1.2 GUARDED NEIGHBORHOOD (GN) 3
2.0 SITE PROFILE 4
2.1 PERJIRANAN 10, BANDAR DATO ONN 5-6
7-11
2.2 JALAN ENGGANG UTAMA, BANDAR PUTRA KULAI
12
3.0 CHARACTERISTICS OF GUARDED NEIGHBORHOOD 13-14
4.0 CHARACTERISTICS OF GATED COMMUNITY
5.0 COMPLIANCE WITH GUIDELINE FOR GUARDED 15
NEIGHBORHOOD
6.0 COMPLIANCE WITH GUIDELINE FOR GATED COMMUNITY 16-17
7.0 IMPROVEMENT APPROACH REGARDING CURRENT ISSUE OF
GUARDED NEIGHBOURHOOD 17
8.0 IMPROVEMENT APPROACH REGARDING CURRENT ISSUE OF
GATED COMMUNITY
9.0 CONCLUSION

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1.0 INTRODUCTION TO GATED theft, and other crimes. Residents of gated
COMMUNITY AND GUARDED communities enjoy a variety of benefits in addition
NEIGHBOURHOOD to safety. Public spaces, such as parks and sports
1.1 Gated Community facilities such as tennis courts and a community
pool, are only accessible to residents. Residents who
The phrase "gated community" simply refers to would ordinarily live in the suburbs may be enticed
any area with controlled entrance via one or more to move to the city by gated communities, which
gates through which residents and visitors must pass. can aid in urban regeneration. Living in a gated
Some employ an automatic gate that residents must community can be a status symbol because many
activate with a key card or remote control, while gated communities are made up of luxury homes
others use a guard station with a security crew to and high-income people.
ensure that only residents or guests pass through the
gate. The walls and gates that govern entry to the Economic Impact of Gated Community
area give most gated communities a name and a Gated communities can have a variety of effects on
defined geographic identity. Gated communities
can be found in a variety of settings, including the local economy. During market downturns,
cities, towns, and rural settings. They also come in a properties in gated communities tend to hold their
variety of sizes, from a few to a few dozen. value better. This can provide a tax boost to
municipalities that incorporate gated communities,
One of the main goals of a gated community is to as well as the high-income citizens that inhabit
provide residents with a level of security that they many of them. Gated communities, on the other
would not find in surrounding non-gated hand, can exacerbate economic disparity by erecting
neighbourhoods. Through traffic is eliminated in a a physical barrier between high- and low-income
gated community, which promotes safety. Traffic is areas. By comparison, the existence of a nearby
prohibited to residents and guests only if gated community can cause home values outside the
automobiles do not pass through the gated neighbourhood to decrease. Residents should be
neighbourhood. This makes it safer for children to aware that not all gated communities provide the
stroll or play near roads, as well as lowering the level of security that they expect. Anyone who
number of traffic accidents. Access to pedestrians is disables a gate or pretends as a guest can gain
restricted in gated communities with security unauthorised access, and communities with low
personnel, which may lessen the risk of damage, security may be no safer than the neighbouring
neighbourhoods. Criminals may target them
because they believe the homes within contain more
expensive items. A gated community can also instil a
sense of social paranoia, meaning that other sections
of the neighbourhood are dangerous and that the
gated community is necessary to safeguard
inhabitants. Finally, regardless of any true benefits,
gated communities may cost occupants more than
comparable non-gated properties in the area.

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1.2 Guarded Neighborhood

There are no legislative requirements for the

creation of a Guarded Neighborhood (GN) scheme.

There are some necessary conditions and controls

complied with by existing neighbourhood residents'

associations or new neighbourhoods in establishing

and operating Guarded Neighborhood (GN) for

monitoring and regulatory purposes by the

authorities, in particular the Ministry of Home

Affairs, Local Authorities, Offices District Land and

PDRM.

In addition to gated communities, the guarded Guarded Neighborhood In Malaysia.
neighbourhood is one of the housing plans that
incorporates features of safety and security in non- Due to the country's beliefs, habits, and traditions,
gated communities. It is a neighbourhood idea in Malaysia's closed residential area system differs from
which security guards are assigned to keep an eye that of other countries. Because of no legislation has
been adopted particularly for the guarded
on the safety of inhabitants in a residential area.
The physical and social characteristics of guarded neighbourhood, the urban and rural planning has
neighbourhoods can highlight the components. The been giving planning standards as a foundation so
guard house, as well as the barricades and that developers or residents can design criteria for
restrictions in place to keep strangers from entering the guarded neighbourhood. Aspects of planning
the neighbourhood, highlight the physical aspect. control, the basic conditions of establishment,
This is consistent with the concept of crime building guard, fence construction, the appointment
prevention or environmental design, as defined by of a security guard, as well as matters relating to the
the Crime Prevention through Environmental release status in the event of liquidation status
Design (CPTED) concept, which provides a neighbourhood guarded done are among the aspects
physical design that prevents crime while also of the controls provided for the establishment of
increasing living quality. The social part of it places guarded neighbourhood. The essential term for a
a greater focus on the formation of residents' guarded neighbourhood is that it is created by either
associations to oversee management activities and developers or residents first forming a group of
maintain safety. In addition, neighbourhood will individuals. In terms of protection, security officers
contain socio-interactive aspects, such as local will be stationed at the main entrance to prevent
networks such as friends and family, interpersonal outsiders from entering the area and only allow
affiliation, voluntary engagement, and social control visitors with pass to enter the neighborhood as a
and strong community support in order to have a security measure.

chance to provide more services that are targeted at

the people.

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2.0 SITE PROFILE Bandar Dato’ Onn will be completed in stages over
2.1 Perjiranan 10 Bandar Dato Onn the next 10 to 15 years to become the Crown Jewel
of Iskandar Malaysia.
Johor Land Berhad (JLand) is the property
development arm of Johor Corporation (JCorp). Its
principal goal is to focus on constructing well-
planned complexes and high-quality residences. We
have developed to be a dominating participant in
the property business in Johor over the previous 47
years. Our main objective is centred on establishing
communities through the sustainable urban
development of Johor Bahru, as well as township
developments and mixed developments with
affordable housing, and we have a considerable
landbank of about 1,012 hectares primarily in
Iskandar Malaysia, Johor.

AH2

AH2

To Pekan Nanas To Pasir Gudang

AH2

JB
City Centre

Bandar Dato' Onn is interchange in EXIT 255C

To Singapore and can connect with Highway North-South

To Iskandar Puteri SINGAPORE Express. The facilities that have is Police station,
To Singapore (2nd Link) Mosque Sultan Iskandar and health building like as

Bandar Dato’ Onn, located just 12 km from Johor KPJ hospitality.
Development area that develop have mixed
Bahru, consists of 1,474 acres of freehold land easily
accessible via the North-South Expressway. development such as housing development,
Conceptualized as a self-contained township with comercial development and education development.
17,200 residential and commercial properties and It's follow the objective JohorLand to develop the
Gross Development Value (GDV) of RM10 billion. new town Bandar Dato' Onn to be more
sustainbble development.

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2.2 Jalan Enggang Utama, Bandar Putra, Kulai Bandar Putra Jalan Enggang

In this case study, the Guarded Based on the map, Jalan Enggang is located inside
Neighborhood has been choose at the Bandar Putra. Jalan Enggang is one of the
Jalan Enggang Utama, Bandar example for Guarded Neighborhood (GN) in
Putra, Kulai. In general, Bandar Johor. The GN at Jalan Enggang is suitable for
Putra Kulai is a thriving modern resident due to characteristics that has been
integrated township developed by followed from guideline which is Garis Panduan
IOI Properties Group Bhd, Malaysia's top property Perancangan 2012.
developer. It is a well-known landmark in the
Senai–Kulai district, with a burgeoning population,
prospering surrounding amenities, a strategic
location, and well-developed transportation
networks. The Skudai highway, Woodlands
checkpoint, North-South highway, and Senai-
Desaru highway are all easily accessible from
Bandar Putra Kulai. It's all quite convenient,
whether you're going to Sedenak in the north,
Johor Bahru in the south, Nusajaya in the west, or
Desaru in the east.

In Bandar Putra, there are several convenients about From GN at Jalan Enggang also, it is easy to study
healthy living, education and shopping: about describe and discuss how far the current
selected GC and GN follow the guideline and
Hutan Bandar Putra, a 150-acre recreational identify why at certain part they not able to achieve
townpark the guideline standard. Other than that, from this
IOI Mall & AEON Kulaijaya close to home case study it can justify if the improvement
Short 29 km drive to Johor Bahru city centre & approaches need to be done to correct the current
34 km to Woodlands & Tuas Checkpoints, issues in the selected neighborhood.
Singapore

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3.0 CHARACTERISTIC OF GUARDED 3.3 Construction of Guard House
NEIGHBORHOOD (GN):
JALAN ENGGANG, BANDAR PUTRA There are few guard houses located at Jalan
Enggang. The size of guard house not exceed
3.1 Development area 1.8m x 2.4m and its built on road shoulder to
ensure it will not obstruct the traffic. There is also
Total size of area in Jalan Enggang, Bandar Putra is temporary physical restrictions such as 'manual
around 23 acre. Total of housing is around 170 units boom gate', cones and safety sign but . However,
in that area. in condition the security guards were on duty to
guard the blockade for 24 hours. Basically,
construction of guard house is based on consent of
the residents area.

2.2m

1.8m

3.2 Site Planning

This site its follow the planning zone for housing
development described by development plan in
Bandar Putra. There is no public facilities component
in this Jalan Enggang neighbourhood.

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3.4 Construction of Fences and Walls 3.5 Security Guard

There is no fences and walls in this guarded There is a security guard at the residential area.
neighbourhood. Normally, appointed security guard companies
need to be registered with Ministry of Home
Affairs.

3.6 Requirement of Establishment

All of the residents in jalan cengal neighbourhood
agreed to have a guarded neighbourhood.
Resident associations already inform to Pejabat
Berkuasa Tempatan to transform their
neighbourhood into a guarded neighbourhood.

The residents' association has submitted the
document
with the consent of the residents and other
necessary information to local authorities and
relevant authorities.

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4.0 CHARACTERISTIC OF GATED 4.3 Location of Development
COMMUNITY:
PERJIRANAN 10, BANDAR DATO ONN Entrance Gateway
Penjiranan 9
4.1 Development area
Jalan Penjiranan 9
Size of area in Penjiranan 10, Bandar Dato onn is
63 acre. Follow the guideline if the size of area more Go to ABaenondaarnDdaMtoosOqnune
10 acre. From the guideline, the skim must divide to
the small scale. Total of housing is 200-300 units in
that area.

4.2 Site Planning Follow from SPKS, the location of housing
encouraged in the city especially the area have
This site its follow the planning zone for housing increase crime case. From the case study, the
development described by development plan in housing development its located in the new town
Bandar Dato Onn. Space and environment housing Bandar Dato onn and located middle of the zone
its arrange to attract community for enjoy the development plan. Follow the plan, road network it
environment like as landscape and green area connectivity with commercial building such as
surrounding housing neighborhood. Aeon Mall and facilities building such as Mosque
Bandar Dato Onn. Entrance gateway have two
way to connect the main road Jalan Penjiranan 9
and Jalan Dato Onn 3.

4.4 Road System and Exit Route

The road system in housing area have connectivity
with main road like as federal road. From the map,
it show the route entrance have two way. It's
control by guarded and system security in the
housing neighborhood. From the guideline SPKS,
the route for entrance must have 2 way, so this case
study following the guideline. From picture,
entrance way have two lane to lot area. Its because
launch access to enter and out. Besides, security can
identify identity people enter the housing area. Its
also provide for visitor lane for enter the housing
area.

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Entrance Gateway Jalan Penjiranan 9 The design of guard house in Penjiranan 10 have
Penjiranan 10 chraracteristic safety because have cross bar for entry
and out way. For warning element, it's have a cone
Go to ABaenondaarnDdaMtoosOqnune for give warning for be careful when in the area
security guard.

4.5 Housing Design and Building Shift
Follow the guideline, development in Penjiranan

10 have housing development only. Housing
identity have unique because its follow the concept
housing like as modern design. Development
landed strata have a lot for housing. Based on the
survey, this area that focused for terrace
neighborhood concept. Surround this area have a
lot for green area for become environmental nature.

6 meter

20 meter

Size of main path width it following guideline is
20meter. For path width for inner road it size is 12
meter caused smooth the flow of traffic.

For equitment security in the guard it have road For Building Shift its following with Peruntukan
hump and CCTV security. Follow by the guideline, Bahagian III, Undang-undang Kecil Bangunan
it's give the safety environment for community in Seragam (UKBS).
housing area.

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Type of housing is terrace house. The line of identified to be not blocking nor obstruct traffic i.e.
building shift infornt the road is 12 meter and not either placed on the shoulder of the road or in a
less 6.096 meter. Its must follow the guideline that suitable area. The strategic location of the guard
set for type of housing. posts mainly at the entrance will ensure an efficient
security environment.

less than 6 meter to main road

4.6 Construction of Fences and Walls The location and design of the guard posts as
indicated in the masterplan/layout plan when the
From the housing area, it have construction fences planning permission application is submitted to the
surrounding housing area. It's fences height is 2.75 local authority was observed and the result is that
meter following the guideline SPKS. The height if the guard posts met the standard requirement upon
set by Section 98, Undang-undang Kecil Bangunan receiving the planning permission from the local
Seragam (UKBS) 1984. The Fences is avoid to authority. The size of the posts allowed is not more
happened crime case. Besides, if the fences or wall than 1.8 meters X 2.4 meters, therefore the guard
too height, it become divide with community posts in Perjiranan 10, Bandar Dato Onn met the
around the housing neighborhood and become not standard requirement.
compatitle.

2.75 meter

4.7 Construction of Guard Postals

Guard posts in Perjiranan 10, Bandar Dato Onn are
built in the SPKS area. The locations were

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4.8 Landscape and tree plantation Permissible
building heights
The Perjiranan 10, Bandar Dato Onn housing
environment has been landscaped to create an
attractive and comfortable atmosphere. Landscaping
elements at Perjiranan 10 does not interfere with
`permeability' so as to not obstruct the view from
inside or outside the SPKS area. To add on, trees
need are constantly maintained and well cared for.

4.10 Parking lots allocation

Appropriate Parking / motorcycle parking for visitors in
landscaping Perjiranan 10 are marked in the planning
permission application plan and building plan. The
Planting shrubs in Perjiranan 10 do not exceed the purchase and ownership of housing units include
height of the fence and not be too lush. Developers parking facilities in accordance with those
of the housing area, Johor Land Bhd has clearly contained in the planning permission approval and
inform home buyers about the landscaping building plan:
maintenance costs that will have to be borne by A. Detached / semi -detached / cluster house
them. 1 house: 3TLK + 10% for visitors
B. Terrace house
1 house: 2TLK + 10% for visitors.

4.9 Building heights Houses with
parking lots
The maximum height control of 18.5 meters for
bungalows, semi-detached, cluster or terrace houses
is in accordance with the provisions of section 254
and section 256 of the Undang-Undang Kecil
Bangunan Seragam 1984 which categorizes the
house as a private dwelling house or landed
dwelling where even more than one storey (has
floors), it is not categorized as a multi -storey house.
If it exceeds 18.5 meters, it will be in the category of
multi-storey houses that require strict compliance
with the requirements in the UKBS, 1984.

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4.11 Utility lines
Utility lines such as electricity, telephone, water
supply, and sewerage systems that are provided to
facilitate the service can be provided properly.
Utility lines in Perjiranan 10 are in great conditions
and met all the requirements from GPP SPKS. A
special utility route 2.5 meters (8.2 feet) wide are
provided within the Perjiranan 10 area.

Utility lines as per standards For the provision of health, education, safety, fire
and rescue facilities, community centers, solidarity
4.12 Facilities availability and welfare, it should refer to the Community
Provision of facilities are provided according to the Facilities Planning Guidelines. Perjiranan 10
population. Facilities that can be placed in the SPKS provide 10% open space as per requirement. The
area are low hierarchical facilities in the form of planned open space are functional (functional open
common property. Perjiranan 10, Bandar Dato Onn space). For SPKS development that exceeds one (1)
provides an open space or recreation area as a scheme, the provision of 10% open space can be
meeting center for residents. This step will revive calculated based on the total area of ​development
the ‘sense of place’ in the SPKS area and can create with the provision of hierarchical open space within
interaction between residents. Only certain facilities the housing scheme in Bandar Dato Onn and high
are placed in Perjiranan 10 such as children's hierarchical open space outside the SPKS.
playgrounds, community halls, club houses and
swimming pools. High level public facilities such as
mosques, schools and football fields in Bandar Dato
Onn are placed outside the SPKS so that they can be
used jointly by the community. Facilities in the
Perjiranan 10 are maintained by the SPKS
management corporation.

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5.0 COMPLIANCE WITH GUIDELINE i. General Planning Controls
The general planning controls only allowed in urban
FOR GUARDED NEIGHBOURHOOD areas (within the area PBT operations), especially in less
secure areas which has a high crime rate based on police
From the explaination about the characteristics of records. Eventhough the area does not have a security
gated neighborhood, the residential area at Jalan guard, but it does not means the area are not safe. This
enggang have follow the guideline from Garis is because, the rate of crime is still low and untill now,
Panduan Perancangan Gated Community and there is no resident complaining about the crime.
Guarded Neighborhood. Based on the guideline,
it is suitable for residential area to lived because ii. Guards duty
with the guideline, it can help to ensure the
residential area live safely. However, it is still have Guards duty in this neighbourhood only start at
a several characteristics that not be able to achieve 6.00pm until 8.00am. This thing is not follow the
the guideline standard: guideline because according to the guideline the
guard should in charge of controlling the blockade for
24 hours.

Based on the picture there is no guards in charge
during day hour.

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6.0 COMPLIANCE WITH GUIDELINE
FOR GATED COMMUNITY

From the explaination about the characteristics of From the current guideline, it's become more
gated community, the housing development have impact the local economy because the homes inside
follow the guideline that were set from SPKS. The gated communities tend to rentain their value. the
characteristics that highlight from the guideline is high-income resident who populated many gated
adapt with environmental surrounding the housing communities can oiffer a tax boost to municipalities
area. It's become more sustainable for housing area that include gated communities.
because the it's complete with landscpae element,
safety element and connectivity element for this Follow the guideline that set for housing area, it's
housing area. have some chararacteristics that not able to archieve
the guideline standard that set from SPKS:
The type and element that have in this
neighborhood that controlled access using one or i. Site Planning
more gates that resident or visitor. From the ii. Entrance Gateway
guideline is offer it's resident safety that they would iii. Construction of Fences and wall
not experienced in nearby non gated communities.
Besides, safety. gated communities offer other i. Site Planning
advantage to reisdents. The public area which may From the guideline SPKS, the site do not allow to
include parks, sports facilities like as tennis courts located that area have river or water sources. It's
and community pool. It's become private element because for make sure the development SPKS that
and just only for resident community in the river area can obstruction the water flow. Through
housing area. this issue, it can become sewage housing area do not
flow into the river and not allow to happen
pollution.

Besides, the green space area is not strategic area
because the location is in middle way between
Penjiranan 10 and Penjiranan 11. So the green space
must share with other communities.

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ii. Entrance Gateway Jalan Dato Onn 3
Entrance Gateway for this housing area have two
way located in Jalan Penjiranan 9 and Jalan Dato iii. Construction of Fences and wall
onn 3. But it have some element is do not allow Construction of fences and wall have do not follow
with the guideline because in Entrance Gateway with the guideline SPKS because the wall do not
in Jalan Penjirnan 9, lane for exit way only have follow the spec from the guideline SPKS.
one lane.
From the guideline, the spec of fences must have
closed space in the bottom.

From the case, it's become traffic for exit can not From the current fence, it not follow the guideline
become smootly between enter way. Besides, the and give a negative impact such crime and become
another gateway in Jalan Dato Onn 3, it's have some not private for communities in that area.
weakness for enter and exit the gateway. It's because
the road it located in local road. The lane also have
one way for enter and exit and become traffic jams
for community to enter. The local road also become
traffic do not become smooth because it's obstructed
caused car communities want enter and exit.

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7.0 IMPROVEMENT APPROACH ii. The guards only in charge during night hour
REGARDING CURRENT ISSUES FOR
GUARDED NEIGHBORHOOD The guards in Jalan Enggang neighbourhood is in
charge during night hour. The improvement need
From describe about the part that not able to to have guard to fully in charge in 24 hours.
archieve the guideline standard, it's have some

approaches need to be done to correct the current

issues in the Jalan Enggang neighbourhood. It's have

some current issue that need improvement

approaches:

i. The size of guard house is not follow the
guideline.
ii. The guards only in charge during night hour.

The issue is the size of guard house is not follow to
the guideline and will blocking the road.

The improvement need to change the guard house
according to the guideline.

The example of guard house that following the
guideline.

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8.0 IMPROVEMENT APPROACH
REGARDING CURRENT ISSUES FOR
GATED COMMUNITY

From describe about the part that not able to
archieve the guideline standard, it's have some
approaches need to be done to correct the current
issues in the Penjiranan 10. It's have some current
issue that need improvement approaches:

i. Connectivity for the entrance gateway. ii. Become more private facilities for
ii. Become more private facilities for communities. communities

i. Connectivity for entrance gateway From the issue that happened in the green space
From the issue, the entrance gateway is not follow that have element pedestrian and open space is
with guideline, so the improvement way must sharing for public communities.
change the lane of exit way in entrance Jalan
Penjiranan 9.

The improvement must add more lane for exit way For improvement, the developer must divided the
for become more smoothly flow traffic car for green space for one area housing area such as the
communities. green area or facilities special for communities
Penjiranan 10 only.
Besides, the entrance gateway at Jalan Dato Onn
3 also change the location because do not strategic Green space for this area can located behind or
entrance for communities entrance and exit. So the surrounding the terrace house. It's also can become
flow of traffic in local road Jalan Dato Onn 3 is do more nature element and follow the guideline for
not bother. The location must change or add more put the green space.
side lane for enter the communities housing.

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9.0 CONCLUSION

The improvement must add more lane for exit way The parties must first form a residents'
for become more smoothly flow traffic car for organisation as the governing body for the guarded
communities. neighbourhood. There is currently no legislation in
existence that allows for the creation of a guarded
Besides, the entrance gateway at Jalan Dato Onn neighbourhood. However, only recommendations
3 also change the location because do not strategic are supplied to prevent the parties involved from
entrance for communities entrance and exit. So the engaging in criminal behaviour. The focus here is
flow of traffic in local road Jalan Dato Onn 3 is do on how residents' groups play a role in governance
not bother. The location must change or add more by using their knowledge to ensure that the
side lane for enter the communities housing. neighborhood's environment is well-managed.

Planning guideline it refer to the fundamental thing
such as principle planning, guideline general, and
guideline special for been for planning SPKS.

The gated community is the group that live in one
area that gated which is high rise property and town
house or landed property. This princple is must have
sustainable environment for communities and
interaction social for communities.

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