UDM710: URBAN DEVELOPMENT PROJECT URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013

TABLE OF CONTENT

ITEMS PAGES

1.0 PREFACE 2

2.0 SITE BACKGROUND 4

3.0 ISSUE AND PROBLEM 6

4.0 PROPOSAL 7

5.0 STRATERGIES 7

6.0 CONCEPT PLAN - 1 11

7.0 CONCEPT PLAN - 2 13

8.0 CONCEPT PLAN - 3 14

9.0 EVALUATION OF CONCEPT PLAN 15

10.0 DEVELOPMENT PLAN 16

11.0 CALCULATION COST AND DEVELOPMENT VALUE 23

12.0 IMPLEMENTING AGENCIES 27

13.0 BENEFIT 29

14.0 CONCLUSION 30

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UDM710: URBAN DEVELOPMENT PROJECT
1.0 PREFACE 1.3
1.1 INTRODUCTION
Proposal report is provided to inform and suggest to local authority regarding the
proposal of regenerate the Ipoh Old Town. Proposal report is important to give the detail
planning of regeneration project within the site of Ipoh Old Town. This proposal report will
be included with the elements of the regeneration and also the output from analysis
relate with demand of the development in Ipoh Old Town to suit the future planning.
Development proposal report for urban regeneration of Ipoh Old Town is provided to
explain the analytically of building design location based on the selected concept plan. 1.4
Besides that, it help to facilitate someone to understand the justification of the proposed
arrangement element in the study area refers to the site potential and output from the site
analysis that been done before.
Proposal report will set out with clear and the details of the division layout plan that have
been planned. The regeneration project will do according to the aim made .Apart from
that, few ideas has been proposed and the best alternative is selected. The selected of
alternative plan will be the main idea to regenerate Ipoh Old Town.
The suggestions made to enable the local citizen enjoy the good facilities and also give
the opportunity to the citizen to take part in the economic activities. As result the Ipoh Old
Town will generate high income and enhance its economy and at the same time can be
attraction for tourist to invest in further development within Ipoh in the future.
1.2
1.2 AIM
The aim for the regeneration development in Ipoh Old Town is to create an economic
generate of Ipoh Old Town in addition to making Ipoh as one of the art and cultural city
area within sustainable development in order to fulfill the demand and better lifestyle.
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URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013
OBJECTIVES
i. To improve facilities to the public.
ii. To revive the Ipoh Old Town by bringing a new Sentral business district (CBD) to
integrates with the old town heritage value and local activities of Ipoh Old Town as
a place making.
iii. To improve the livability and qualities of an Ipoh Old Town by enhancing the
community needs.
iv. To conserve and preserve the heritage building and historic area
DEVELOPMENT JUSTIFICATION
i. Development on proposed site is do not conflict with surrounding area. These
ensure continuity of existing development and proposed development to be
proposed.
ii. Proposed development is purpose to set up more job to local people much
opportunity and surrounding area.
iii. The development will enhance the economic thus will attract new investor to
invest within Ipoh Old Town
iv. Proposed development will allocate the area that suitable for the purpose of
preservation, conservation, new development to ensure its suit the proposal of
urban generation within Ipoh Old Town
METHODOLOGY
a. First Stage
This is the preliminary stage where the setting of goal has been made. In order to
achieve the goal few objectives is decided to ensure the proposal made in the proper
way and according to guideline .This will ensure next step will carry out properly.
UDM710: URBAN DEVELOPMENT PROJECT URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013

b. Second Stage

This is the stage where all the data is collected on the site. Data is divided into few major Term of Reference
sectors such as building and land use, urban design, transportation, infrastructure,  Formed goal and objectives
 Determined the study area
landscape and demographic within the area .Collecting data also can be define into two  Determined the scope of study
main part that involve primary and secondary data. Most primary were collected through  Formed the work schedule
First Stage
observation, interviews and from questionnaire given. While secondary data derive from
government and private agency that cover the Ipoh Old Town area. Second Stage
Data Collection
c. Third Stage

Primary Data Secondary Data

At this stage the analysis will take place in order to find out the issues and problem  Observation  Structure Plan
 Interview  Local Plan
involves that are related with the scope of research. The previous development will  Public Opinion  RTD Kuantan
become a benchmark in order to provide good proposal for the area. Survey  Other technical
agencies

d. Fourth Stage

Few ideas will be generate and come out with the development plans. Evaluation then
made to find the best alternatives that suit the goal and the objectives. The selection idea
Third Stage
will be chosen as the main concept for the regeneration of the Ipoh Old Town. Data Analysis
 Analysis primary and secondary
data
e. Fifth Stage  Analysis the potential and
constraints
 Determine the approach for the
This is the last stage where the general proposal of the regeneration of area will be issues

made. The proposal has been made based on analysis and the finding of study. Apart
from that, it become the solutions to the issues arise within the area. Fourth Stage
Development Proposal Report
 Preparing Development Proposal
Report
 Propose Urban Development Plan
a) Concept Plan
b) Master Plan

Figure 1: Flow Chart of Methodology

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UDM710: URBAN DEVELOPMENT PROJECT URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013

2.0 BACKGROUND STUDY

Ipoh developed into one of Malaysia's main cities around the turn of the 19th century due to the
booming tin mining industry. During the British colonial era, Ipoh was Malaysia's second city for
administrative purposes. Architecturally, the city centre is characterized by colonial era Chinese
shop houses. There are also several impressive historical buildings from the British Colonial era
such as the Railway Station, the Town Hall and the Court House.

Nowadays, Ipoh Old Town getting less attractiveness because of the New Town development to
the east of Kinta River. Many people leave from Ipoh Old Town and move to the New Town.
This report will focus into urban regeneration in Ipoh Old Town that currently has existing
development. This chapter will cover more about the meaning of Urban Regeneration and also
about the background of the city, especially around the old town of Ipoh. Map 1: Key Plan (Not to Scale)

Map 2: Location Plan (Not to Scale)

Photo 1: Ipoh Old Town commercial district Photo 2: Kinta Riverfront

Photo3: Heritage building Photo 4: Historical Landscape

Map 3: Site Plan of Ipoh Old Town Centre

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UDM710: URBAN DEVELOPMENT PROJECT
2.1 URBAN REGENERATION
Urban regeneration means physical, economic, social and environmental change in a
city/ town/ area. The initial definition of urban regeneration is based mainly on following
themes:
a. The relationship between the physical condition evident in urban areas and the
nature of the social and political response;
b. The need to attend to matters of housing and health in urban areas;
c. The desirability of linking social improvement with economic progress;
d. The containment of urban growth;
e. The changing role and nature of urban policy.
These themes define urban regeneration as: “Comprehensive and integrated vision and
action which leads to the resolution of urban problems and which seeks to bring about a
lasting improvement in the economic, physical, social and environmental condition of an
area that has been subject to change.” (Roberts, P. and Sykes, H., 2000).
This definition has been widely used by scholars and politicians among nations, yet, only
very few places could put the idea into practice. Therefore, Turok (2005) has identified
three characteristics of contemporary urban regeneration, including the intention to
change the nature of the place by involving the whole community and other stakeholders
with the stake in its future, the multiple objectives and activities that focus on the area‟s
particular problems and potential which can cut across the responsibilities of Sentral
government, and the partnership working among different stakeholders.
From the above definition, urban regeneration is a new generation of urban renewal that
seeking a balance between „people‟, „businesses and „place‟. For people, regeneration
provides opportunities for people to participate in and gain benefits by enhancing their
skills, capacities and aspirations. Meanwhile, according to Pavan Mehta in his journal
“Titled the Impact of Urban Regeneration on Local Housing Markets – a case study of
Liverpool”, urban regeneration is a process to improve economical, physical, social and
environmental condition of an area.
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URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013
2.2 Ipoh Old Town
The name Ipoh derives from a local tree, “pohon epu” or now more commonly known as
“pokok ipoh”. The sap of this plant is poisonous and was used by Orang Asli (indigenous
people) to coat the tips of the darts of their blowpipes. Ipoh was formerly known as
"Paloh" among local Chinese, referring to the gigantic mining pump used for early tin ore
extraction. It was also called "the Town built on Tin" and "City of Millionaires", referring to
the vast fortunes made during the boom of the tin mining industries. Other nicknames
include "The Bougainvillea City" and "Shan Cheng" which means "The Hill City" in the
Cantonese dialect.
Ipoh city came into existence in the 1820s as a village on the banks of the Kinta River. It
was less prominent at that time as compared to the early mining town of Gopeng, 20 km
south of Ipoh. In 1946 -1954, Kinta Town Board was established under the coordination
of Major J.S. Drake, followed by G.S. Walker who became the chairman in the years
1954 – 1956. Ipoh Menglembu Town Council was set up in 1957, and Encik Abdullah Bin
Uni headed the council until 1962. On 31 May 1962, Ipoh was upgraded into a
municipality and was known as Ipoh Municipal Council, chaired by E.G. Walker. which
led to systematic planning of Ipoh, which was still seen today.
Fire in 1916, has resulted in Ipoh is divided into two new and old Ipoh. However, the
process of urbanization and development has combined both these areas and make it
the capital of Perak. Ipoh old town is full with hundred years old buildings. Many of them
are remained functional until today. Ipoh old town is mainly referred to the town area in
between S.P. Seenivasagam Road and Leong Boon Swee Road, on the west bank of
Kinta River. Ipoh starts thriving in early 1900, when mining companies were set up at the
old town, covering an area around 1000 m x 250 m. Instead of monumental buildings
such as the town hall, railway station, the war memorial, St. Micheal Institution, and Birch
Memorial which all of them located at the northern part of the old town, the rest of the
town is just old two storeys and three storeys shop lots. Most of the shops which are now
located in the old town are operated by new owners.
UDM710: URBAN DEVELOPMENT PROJECT URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013

3.0 ISSUES AND PROBLEMS g. Transportation

There are many problems that can be seen around the old town of Ipoh. This problem if not The main problems found in Ipoh Old Town are a traffic flow and the accessibility of
addressed and will give a bad impression of the old town Ipoh especially from the view of transportation mode especially linking in some tourism spots in the District of Ipoh Old
tourists and outsiders. If it is left to persist, tourist attraction and people from outside to Ipoh in Town. Traffic congestion is caused by poor traffic system of the internal road. The
the future will be affected. roads are been linked and blocked by the other roads that were made the system
being congested. The direction of the main road that connected to the road collector in
3.1 PHYSICAL ASPECT the town centre should need to be more systematic. Other than traffic congestion, the
other problem is lack of maintenance of the public facilities in the town centre. This
a. Landuse Distributor problem will make the traffic flows being congested because the vehicles will park
anywhere, not in parking area
More than 30% of the land is not develop with any development. Conflict on new
development and old development where new development gave impact.
3.2 ECONOMIC ASPECT
c. Public Facilities
a. The Impact of New Commercial Development
Public facilities and infrastructure such as pedestrian walkway, telecommunication,
electricity and others should be upgrade to ease the visitor in the town centre When the Ipoh new town area built such as, new shop offices and shopping complex
around there, we can see that old shop offices less attraction because people will go
d. Infrastructure to new commercial area that have more suitable and convenient.

The drainage systems in Ipoh Old Town have some lacking in it structure and the
presentation of the structure as the tourism view.
e. Urban Design
b. No Business Attraction for Investor
Ipoh Old Town does not have a clear image and identity of the city due to lack of
distinctive elements and characters that symbolizes the city. There is no continuity of
pedestrian walkways make it difficult for people to access to other public spaces.
f. Landscape
Urban landscape design at Ipoh Old Town town center has no local distinctiveness
character that can enhance the image of Ipoh Old Town as a tourism center
At the same time, commercial activities at existing old shop offices start vacant and
business activities moving to new commercial area. Business activities start moving to
the best spots and better place.
Ipoh Old Town area especially at town center has no attraction to investor to come for
business activities. Existing business activities cannot attract external and internal
visitor.
Study area should have core business related to the Ipoh Old Town like tourist
product, fish product and any local products to attract many people come. When the
study area can create many products will produce variety business opportunities to
people.

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UDM710: URBAN DEVELOPMENT PROJECT
3.3 SOCIAL ASPECT
The social problems in town centre are criminal problems. The criminal cases such as
snatch, drugs and others can make the resident felt unsecured to go to anywhere in the
town centre. The town centre should be secure by the policeman to guard and supervise
the area so that the visitors will feel safe. The other issues are so many illegal foreigners
are doing business in the town centre. Some of them are involved in crimes and did not
respect the visitor and local by showing bad habits such as drunk in public area.
3.4 ENVIRONMENT
Environmental sector study will include the study of the level of biodiversity; identify
sensitive environment area, threats and conservation measures in the study. Issues and
problems for the environmental sector will be emphasized are:
a. Polluted river or waterway full with solid waste and chemicals from development
activities such as industrial and commercial area especially along Sungai Galing
affect on site area.
b. Air pollution and noise levels in certain areas arising from the increasing traffic,
commercial area, the small and medium industry, and other development
activities that might affect human comfortable in future.
c. Irregular rubbish causing bad smell for certain area and affect to other one and
another area.
3.5 IMPORTANT ISSUES
Issues that have been highlight as more important are:
a. Economy: no business
b. River: Water Pollution
c. Landuse distribution
d. Transportation
e. Lack of Social Activities
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URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013
From here development proposal will be more focus on the main issues as
comprehensive as possible.
4.0 PROPOSAL
The purpose of this project is to regenerate the Ipoh Old Town and give a new perspective in
future planning. This project consists to expose the new principles, techniques and method in
developing new concept for a small town. This project also will provide the opportunity to apply
theoretical knowledge into actual practice and to enhance creativity, innovative and ideas in the
analysis and preparation of a proposal plan.
4.1 GOAL
“Enhancing Ipoh Old Town via distinctive and signature of urban character with
universally multi-modal accessibility for community, element of art, visitors, and service
providers consistently towards livable quality of life and sustainable city”.
4.2 OBJECTIVES
a. To promote functional elements of art that can enhance the physical Image of
Ipoh Old Town as a vibrant city
b. To integrate elements of art in urban landscape as it could provide a transparent
image of a city‟s soul (spirit of the place) and also improve the quality living
environment for the community
c. To preserve the cultural and heritage value of Ipoh Old Town through restoration
of old shop houses and heritage site by the element of art
5.0 STRATEGIES
A strategy is a plan of action designed to achieve a particular goal. Therefore to achieve
specified goal several strategies are listed below:
UDM710: URBAN DEVELOPMENT PROJECT
5.1 PHYSICAL
a. Landuse
Landuse development should be balanced with nature and emphasizes sustainable
characteristics to avoid environmental damage as happened now. Landuse class
order should also be considered according to the needs and capabilities to boost the
economy in line with the idea to regenerate Ipoh Old Town.
b. Transportation
a. The needs of reviewing the flow of the Ipoh Old Town to ensure the traffic are
able to accommodate the load capacity in the future and improvement the
public transportation in Ipoh Old Town. The public transportation such as
buses or light train is link to the tourism spots with accurate service and
sufficient operation time. Increase the number of existing bus and taxi with
reasonable price. Efficient services are need to be provided
b. Need of focus on the water transportation mode as one of the important
access route to the Ipoh Old Town
 Provide an attractive jetty and boat
 Affordable and reasonable price
 Efficient services are needed to be provided
c. Infrastructure
Ipoh Old Town infrastructure needs to be preserved and rehabilitation to ensure that it
become a strong foundation of sustainable development for Ipoh Old Town, especially
the drainage system in the focus area are need to be held under the ground to ensure
the uniqueness and aesthetical value of Ipoh Old Town City.
 Made underground drainage with easy access for maintaining
 Cover all the drainage system for safety purposes and environment
 Material that will be used in construction is high quality and according to the
specification
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c. Urban Design
a. Create a new landmark that highlights the image and identity Ipoh Old Town
so that it will become an attraction for people to come to Ipoh Old Town.
b. Refurbish the buildings and give a new image to it with the use of a uniformity
of color and lighting of the buildings in order to accentuate the local image of
the city
c. Create a more user-friendly road as an alternative to the problem of pedestrian
walkways by creating elements of traffic calming such as zebra crossing.
d. Landscape
a. Integrating hard and soft landscape as parts of the design of external spaces
around buildings, to create comprehensive urban landscape plan.
b. Designing with unique characteristics of street furniture by using appropriate
materials to give visual continuity and context and enhance town image.
d. Economy
a. Convert old buildings: Re-used the old/vacant building to new activity such as
a resort or motel.
b. Attracted private sector investment through offering companies reduced taxes.
Public – private Partnership
c. Delivering a range of new public spaces such as plazas, laneways and street
upgrades as well as funding critical infrastructure to support new inner city
communities
d. Streamlined - Renewal Strategies and Code Assessment facilitate timely
redevelopment, allowing a rapid response to the market. Placemaking –
Delivery of high-quality public realm projects to catalyze renewal
UDM710: URBAN DEVELOPMENT PROJECT URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013

e. Ensure dynamic urban activities: Focused–on key centres in Ipoh Old Town perimeter drain. Conserve natural resources by carrying out a strategic green
Town inner 5km that offer redevelopment potential purchasing policy.

f. Realize diverse and active interaction and economic activities: Partnering –

with all levels of government and the industry to deliver good outcomes. c. Social

d. Environment Strategy Steps

i. Natural resources for instance beach and sea water need to be monitored S1. Implement security To implement the strategy, which contributed to the
consistently especially at the sources of pollutant to make sure the pollution guidelines for enhancing high crime rate will be enhanced security system
will be prevented. the security level of City. according to city guidelines safe. The steps that we
can take are:
ii. Observe and monitor the degree of cleanness frequently of the drainage
system and monsoon drain in urban area to ensure zero impact to the
 Separation of pedestrian and motor route. This step
environmental quality and visual quality. Underground drainage system will be
can be carried out by:
focus at the public area.
- Preparation of specific pedestrian
- Preparation Bollard
iii. Improving the drainage networking and system through environmental
- Preparation of guardrail
approaches. Determine the critical areas to improve the drainage system and
- Provision of landscaping
apply the high technology in the market to reduce the conflict of interest
- Preparation of special motorcycle route.
between the drainage system, road and pedestrian walkway.

iv. Raising the environment partnerships for growing forward to get better public  Installation of closed circuit television cameras
health and environment. (CCTV) at the business and public places.
 Clean and tidy bush areas covered.
v. Encourage the Ipoh Old Town stakeholders to spend budget for environment  Provision of security mirror.
to up the Eco-tourism in Ipoh Old Town. Assist the local authorities and other  Provision of warning signs of crime.
government‟s agency in carrying out and quantifying green initiatives by
providing support through, research, education, examples, etc. S3. Provide diversifying If social activities can be diversify, interaction
social activities to create between visitors and the people of the area can be
vi. Protecting the natural resources for environment and economy activities. interaction between improved. Among the measures to diversify the
people and outsiders. social activities are:
vii. Educate businessmen, food hawkers and other business related to avoid the
bad waste management and cannot simply discharge the wastes into the
 Exhibition of traditional craft.

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UDM710: URBAN DEVELOPMENT PROJECT
S4. Increase community
involvement in the
development process
S5. Provide a conducive
environment and
comprehensive and
ensure the welfare of
resident
5.2 APPROACHES
a. Redevelopment
Redevelopment can be defined as any new construction on a site that has pre-existing
uses. Redevelopment also refers to state and federal statutes which give cities and
counties the authority to establish redevelopment agencies and give the agencies the
authority to solve problems of urban decay. Other terms that sometimes used to describe
 Increase international sports activities such as water
sports and beach soccer (sport-tourism).
 Providing military exhibition in Ipoh Old Town
massively each year.
 Promote programs that require all residents involved
in the development process
 Having meetings every month to discuss the needs
and opinions, people's ideas for the development
process.
 Provide rewards in the form of incentives to those
involved in the development process. For example,
give tax cuts; give consolation in money and so on.
 Activate rukun tetangga in local and regional areas
of mutual cooperation activities; cooperate in holding
feasts and security patrols.
 Unite the Malaysians who have a variety of people
through daily activities.
 Establish a friendly understanding and harmony,
thus helping to attract tourists to come.
 Improving quality of life and well-being of a balanced
community through cultural and socio-economic
development
Table 1: Social Strategy
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URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013
redevelopment is urban renewal or revitalization. Although, redevelopment always
involves urban revitalization, they do not always involve the demolition of existing
buildings. Instead, they rehabilitate all of the existing buildings or other neighborhood
improvement initiatives.
There are many variations in redevelopment. The examples of variations of
redevelopment are urban infill on vacant parcels that have no existing activity but
previously developed, constructing with a denser land usage and adaptive reuse where
older structures which have outlive their uses are converted into the new ones. The goal
of redevelopment is to rebuild and improve neighborhoods that already exist, rather than
build the new ones further away from the urban core. Increase in financial, job
availability, affordable housing and encouragement of private investment can be occur
through redevelopment.
b. Renewal
Urban renewal is a program of land redevelopment in areas of moderate to high density
urban land use. The urban renewal of centre is about building on the strengths of each
place, transforming under-used or dilapidated areas, boosting local economies and
providing a mix of uses and activities which meet the needs of the community. According
to the book of “An Introduction to Urban Renewal” by Micheal S. Gibson and Micheal J.
Lang staff, urban renewal often meant the displacement of an existing low-income
population, creating space for more profitable office, commercial and luxury residential
development or the provision of transport facilities.
There are five main phases in the development of national urban renewal policy. These
phases are slum clearance and redevelopment, the shift of emphasis to housing and
environmental improvement, the emergence of gradual renewal, urban deprivation and
concerns in economic renewal.
Urban renewal may involve relocation of businesses, the demolition of structures, the
relocation of people, and the use of eminent domain as a legal instrument to take private
property for city-initiated development projects. This process is also carried out in rural
areas, referred to as village renewal, though may not be exactly the same in practice. In
some cases, renewal may result in urban sprawl and less congestion when areas of
cities receive freeways and expressways.
UDM710: URBAN DEVELOPMENT PROJECT URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013

c. Conservation 6.0 CONCEPT PLAN METAPHOR 1: MURAL CITY

The definition of urban conservation is the act of protecting the existing structures and
buildings that have any heritage values from being demolished or replaced. The This idea of this concept is Ipoh Old Town as a “Wide Wall” being painted with expression of
examples of urban conservation can be seen at Georgetown (Penang) and Malacca artistic value reflecting the local community, celebrating various cultures and traditions and at
where their places locate all the old and classic buildings and structures is being kept the same time restoring the memory of a thriving city thus forming a dynamic “Mural of Life”.
„untouched‟ and conserved as a national heritage with full of unique cultures. It is also
became a tourist attraction and holiday destinations.

There are four principles of conservation that should be adopted in order to apply the
conservation in land use planning. The principles are to retain significant landscape,
ecological and geological attributes and heritage features as conservation zones, restrict
uses with conservation zones to those which sustain particular landscapes, ecological
and geological attributes and heritage features, control adjoining use to minimize adverse
impacts on conservation zones and optimize their conservation value also to create,
where possible, new conservation zones in compensation for areas of conservation value
which are lost to development.

d. Rehabilitation
Urban rehabilitation today goes beyond simply carrying out restoration work and Figure 2: Flow chart of development idea for Mural City Metaphor concept
encompasses ways of reviving and modernizing areas to the best advantage. There are
elements considered in rehabilitation which is heritage elements and cultural heritage
According to flow chart above, the concept of Mural City was purpose at Ipoh Old Town centre
elements. The examples of heritage elements are historical, paleontological,
because of Ipoh Old Town Centre is dominated by commercial area. Then, the visual sequential
architectural, artistic, ethnographic, scientific, social, industrial and technical. While in
and quality of the town are poor. On the other hand, there has a lot of void space for
cultural heritage element can be classified with monuments, groups of monuments or
developments. The Combination cultural and traditional value is main factor that contributing to
places, rustic, urban, other constructions, gardens and squares or paths.
be a mural city. After that, the location of Ipoh Old Town itself at Sungai Kinta was being spirit of
the place because it is one of the significant elements which are natural element.
d. Regeneration
Urban regeneration is at the core of city planning. Urban regeneration can be defined as
This concept metaphor will use variety of colors and to be use to form a mural that reflect to all
the integrated local redevelopment of deprived areas such as in neighborhood, city or
criteria. Various criteria need to be considering in an Ipoh Old Town and it can be „wide wall‟ that
metropolitan area. It covers many aspects of city life which is physical, social and
need to be painted to enhance the image. The concept based on color of Natural Living
environmental. Regeneration can be useful in solving problems in aspects of economy
elements to form an Urban Art which are Blue, Red, Yellow, Purple and Green.
and social. For example, a town that has less economy activity that cause increase in
financial problems can boost some other effective economic activity or urban activity. As
the economic status of the place is increasing, the social status will be also upgraded.

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UDM710: URBAN DEVELOPMENT PROJECT URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013

A
B E

Figure 3: The figure of A, B, C, D, E shows the natural

elements of color that contributing the mural city
concepts which are blue Water, Purple Air, Red Fire,
Green Earth and Golden Memory.

BLUEWATER PURPLEAIR GOLDENMEMORY

The metaphor of „Blue Water‟ is use to enhancing Kinta River as spirit of the place, then the
„Purple Air‟ is use to appreciative of air quality through floating and mobile elements. Besides,
the „Red Fire‟ is use to rejuvenating landmark, nodes and district by community artwork. The
Green Earth is metaphor of green technology and sustainable approach and lastly the Golden
C D
Memory is restoration of historical value.

Elements of the art are being implemented in order to improve the living quality and lifestyle for
the Urban Community. It bring sense of artistic vitality, fantasy and surprise into daily life and
commemorate a specific figure or significant event. Besides, it enlivens the quality of public
realm and encourages collaboration from the community.

Component of the Mural City Concept

Figure 4: Three main Component of the Mural City

concept
REDFIRE GREENEARTH

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UDM710: URBAN DEVELOPMENT PROJECT URBAN REGENERATION STUDY IN IPOH OLD TOWN - 25th JUN 2013

a. Environment and Art 7.0 CONCEPT PLAN METAPHOR 2: VERDANT CITY

Blending the natural environment and heritage building of old shop houses by painted
mural storyline – creates heritage trail linkages within the Ipoh old town
b. Economy
A major mechanism to regenerate activities within old town through art & nature-
friendly environment as the selling product – attract nature and art lovers
Verdant is a lush, green and luxury. Ipoh Old Town can be transform into greenery city in other
to repairing urban environment as a excellent sustainable setting whilst generate more fresh
atmosphere, serenity and wellness that bring sense of belonging to local community, user and
tourist. It will rebranding Ipoh Old Town Centre as a sustainable urban environment through
green technologies and urban landscape planning, while preserving its heritage values.

c. Transit and Transport

The need of integrated transportation hub for Ipoh as a whole and specifically support
to tourism and economic activities

6.1 BUBBLE DIAGRAM – MURAL CITY

Figure 5: Flow chart of development idea for Metaphor Verdant City concept

According to flow chart above, the concept of Verdant City was purpose at Ipoh Old Town centre
because of Ipoh Old Town Centre is dominated by commercial area and to be as focus point. On
the other hand, there has Kinta River as Spirit of that place because Kinta River is the precursor
revolution of Ipoh history. The air quality, water and noise at Ipoh Old Town are worst and
should be to restore it. Verdant is use to generate the City to be more fresh and harmonies. The
balance ecosystem is keys of verdant city concept.

Verdant city can minimize negative impacts of the Ipoh Old Town Centre environment and
minimizing the use of resources by green technology. It also raises public awareness of Ipoh Old
Town unique heritage and natural resources while promoting and linking them for economic
development and tourism. Besides, it also endorses the community relationship with nature.

Map 4: Bubble diagram of Mural City concept

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7.1 NATIONAL URBANIZATION POLICIES PLAN METAPHOR 3: SPARKLING MANEUVER

NUP 5 : Optimal and balanced land use planning. Ipoh Old Town will be “polish” and regenerate as a night life city and eternity “breath” from a day
NUP 6 : urban renewal (regeneration). until night in order to formulate the more enjoyable urban environment to local community, user
NUP 9 : Open space and recreational areas. and tourist whilst to boost the Ipoh current economic situation. The night activities will be
NUP 15: Integrated, efficient and user-friendly public Transportation system. proposed to recover the living quality and lifestyle for the urban community. It will bring the
NUP 17: Improve accessibility and mobility. sense of excitement, happiness, delight and full of energy into daily life.
NUP 19: sustainable solid waste and toxic management systems.
NUP 21: Sufficient housing.
NUP 22: User friendly public amenities.
NUP 26: A sustainable and environmental friendly development.
NUP 30: innovative technology

7.2 BUBBLE DIAGRAM – VERDANT CITY

Figure 6: Flow chart of development idea for Metaphor Verdant City concept

According to flow chart above, the concept of Sparkling Maneuver was purpose at Ipoh Old
Town centre because of Ipoh Old Town Centre is dominated by commercial area and to be as
focus point. The business activity in Ipoh Old Town is poor and most of the people were moved
to the new town. Sparkling Maneuver concept prepared to reanimate Ipoh Old Town into a lively,
energetic and functional through robust space with astonishing activities support for local
community, user and tourist.

Sparkling Maneuver concept use to enliven the night of Ipoh Old Town centre as a vibrant,
8.0 rejuvenate and energetic city that accompanied with local community and tourist and also create
robust activities based on the design that will connect every space of the proposed area. It can
boost up the current economy situation and job opportunities of Ipoh Old Town centre
community. Finally it able promotes various cultures and tradition of Ipoh itself through the night
CONCEPT life activities.

Map 5: Bubble diagram of Mural City concept

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8.1 BUBBLE DIAGRAM – SPARKLING MANOUEVURE 9.0 EVALUATION OF CONCEPTUAL PLAN

Table 2: Evaluation of Conceptual Plans

Map 6: Bubble diagram of Mural City concept

Figure 7: Conceptual Matrix Result

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10.0 DEVELOPMENT PLAN

Map 7: Layout Plan

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10.1 MASTER PLAN

Map 8: Master Plan

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10.3 DEVELOPMENT PROPOSAL

The study area is located in Mukim Hulu Kinta within the city centre of Ipoh, specifically at Ipoh
Old Town spans over 305.52 acres or 123.64 hectare, hence constituted the population density
of 15 persons per acre. The population source of the study area contributed by people living in
KTM Quarters, major source of population at Kinta Height Flat, and residents live in
shophouses.

According to the layout plan on Map 7, residential has increase by plotting another three
medium density residential areas on the previously KTM land reserved where the major part of
the land is meant to be Ipoh Sentral – a Centralized transportation hub for Ipoh. The Ipoh
Sentral on the other hand consist of bus terminal, KTM terminal, and taxi station facilitated by
commercial lots in the building such as bank, food kiosk, money changer, spa, boutique and the Map 9: Ipoh Central Development
most prominent sub lot is a hotel – proposed as a world class hotel where the orientation of the
building is erected to the sparkling lights of the old town at night. Ipoh Sentral is supported by a
centralized multi-level parking lots (which is previously was Ipoh Police Station) link the major
access to the town and Ipoh Sentral main building, through covered pedestrian walkway
linkages (refer to Map 9).

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Photo 5: Ipoh Central and Centre of Arts and Culture (CAC) previously known as Ipoh Railway Station

Map 10: Centre of Art and Culture (CAC) Location

The previously called Ipoh Railway Station will become a Centre of Arts and Culture as the
theme and metaphor concept of the development is based on Mural and Arts. This building is
Photo 6: Ipoh Central Train Terminal
links to the adjacent old town commercial area by the existing upgrading landscape area in front
of (refer to Map 10).

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Photo 7: The concept of Mural and Arts Street

The mosque besides will becomes a node of muslim and people in the town so as to bring back
the muslim concentrated centre in the town. Pusat Penjaja Dato‟ Sagor however will be
upgraded as Kompleks Dato‟ Sagor (refer to Photo 8) equipped with a new trend building style
at the same time remaining the sellers. This commercial building will remained as Malay
ownership centre of food court and boutiques outlets in the old town. The Ibu Pejabat Polis
Trafik Ipoh area will be developed and re-plotted (where some parts of the land will be green) to
optimise the use of land within the area so as to inject new institutional government agencies
with more positive energy. It consists of the new medium density multi-level of PKNP building,
Balai Polis Trafik Ipoh and Ibu Pejabat Polis Ipoh. This area may looks much attractive with
concentrated government buildings development supported by good view of the linear green
facilitated by commercial outlets owned by Dewan Perniagaan Melayu (previously was situated
at old bus station (refer to Photo 8 and Map 11).

Map 11: Mural City art Street and Masjid Negeri

This open space is a part of the continuous green linear park of the town span over 15023sq.m
within the Ipoh old town (some parts of the previously was Ibu Pejabat Polis Ipoh land). This
green development is adjacent to the State mosque along Jalan Sultan Iskandar Shah. This
road will be a shared-street where pedestrian and vehicular traffic can run through contingent to Photo 8: Kompleks Dato’ Sagor Photo 9: Dewan Perniagaan Melayu and Commercial Lots

very minimum speed limit. This road will become a concentration development of „Mural on the
surface‟ concept (refer to Photo 7) which later attract street artists and art lovers to participate in
throughout the year arts programmed

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Photo 10: Redevelopment at Flat Bijih Timah

Map 12: Redevelopment of Flat Bijih Timah and its surrounding

This area is link to the nearby Little India Street and the unique-old shop houses where it ends to
Taman Rekreasi Persisiran Sungai. This open space will become a major centre of leisure and
healthy activities so as to create a positive people lifestyle within the centre of Ipoh Old Town.
This green area hopefully benefits people live at the new redevelopment of Flat Bijih Timah. The
new development is remained residential with low density four storey‟s building limit. Although
high rise residential is desirable in the future however since the area is so close to the old
preserved shop houses adjacent to the land therefore low rise is much appropriate (refer to
Photo 10).

Photo 11: Riverside Promenade at Night

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The existing Rumah Pangsa Kinta Height will be re-painted with beautiful artistic Mural, since
the building is so high as compared to the neighboring areas; it has potential to emphasis on the
concept of Mural and Arts in Ipoh town. The Kinta Height community park will be upgraded a par
with the national standard of neighborhood park so as to increase the quality of livelihood and
children safety. The riverfront development corridor in which along the Kinta River within the
study area will be a continuous riverfront development where it connects to the adjacent pocket
parks acquired and existed such as Taman Rekreasi Persisiran Sungai changes the physical
environment to much attractive and useful space of social activities (refer to Map 13).

It later bring people from other parts of Ipoh to appreciate the sentimental value of arts
decorated within the riverfront and natural elements of purified river water quality and various
types of trees and flowers. The riverfront is not remain as node in day time but also at night,
where people all around the state come can enjoy the beautiful scenery of sparkling lights
riverfront development of Ipoh. The land uses adjacent to the riverfront are predicted to increase
in value as it becoming people concentration as it rejuvenate the old town in terms of
commercial activities led to social and economic wellbeing. The overall development of the study
area is shown in Overall Master plan.

Map 13: Ipoh Central Enlargement

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11.0 PROJECT CALCULATION COST AND DEVELOPMENT VALUE
The cost of development is shown in the attached appendices of the report. The calculation for
development value and development costs is based primarily using the residual method.
Residual method is a calculation that shows a developments value and development cost in
details and shows what percentages of profit can the developer get from the project.
From the calculation, it can be seen that development value from residential properties alone
brings about RM961, 600,000. The development value consists of newly proposed projects of
high rise apartments. The apartments are luxury apartments, medium cost apartments and
medium lower cost apartments.
The development cost is highlighted in detail as it will portray the real need and items today‟s
property development condition. Item such as cost of approval layout, authority contribution, site
preliminaries, site preparation, infrastructure, construction cost, landscaping, professional fees
and other are included.
Sentral Hotel. The area is part of a mixed development project and will be joint ventured with
KTMB as the land owners and other feasible developers.
Other parts of Ipoh and Ipoh Old Town specifically will be refurbished and reconstructed where it
is necessary. For example is the Police District Headquarters that will be moved to a nearby
area and built with more modern design. Other buildings such as Dewan Perniagaan Melayu
that will be relocated and replaced with buildings are in line with the proposed theme of Mural
City.
In overall, the project of refurbishment and redevelopment of Ipoh Oldtown according to the
express proposal of Mural City will take approximately RM1.35billion to be constructed and will
generate value of development at approximately RM1.8billion. The profit can be shared
according to the shared ventures and definitely the newly developed and refurbished area can
contribute to the well being of residents, workers, and investors coming into the city.

The total development cost of the residential units will then be measured against the
development value and the remaining will become the developer‟s profit. For the purpose of this
proposal, such profit may be shared through privatization of public projects by the local and state
government.

As for the other proposed urban renewal projects, these are ready made projects and do not
require extensive and detailed development cost calculations. Most of them were calculated
from the total construction and refurbishment cost only. From the appendices, it can be seen
that properties such as Police District Headquarters, Perbadanan Kemajuan Negeri Perak and
others were calculated its value through construction cost.

It can also be seen that the major contributor for the development value is Ipoh Sentral. Ipoh
Sentral gross value is around RM454, 358,289 roughly. This high cost and high value project is
meant to revitalized the surrounding area of Ipoh and bring development into the underutilized
KTMB land reserves. As the land reserves have the most potential aspect, most of new
developments were Centralized there such as the residential apartments, Ipoh Sentral, and Ipoh

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11.1 PROJECT PHASING

Figure 8: Project phasing from 2013 - 2018

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Figure 9: Gross Development Value

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Figure 10: Total Project Development Value

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12.0 IMPLEMENTING AGENCIES v. Public Works Department (JKR Negeri Perak)

vi. Islamic Religious Department, Perak
There are many agencies will involve directly or indirectly in urban regeneration process for Ipoh
Old Town. These agencies are responsible for monitoring the development process in terms of 12.3 DISTRICT AGENCIES
plan approval, funding, and planning activities that can contribute to the success of the
development process of this Ipoh city. These agencies can be divided into 3 categories, namely, Lastly, agencies at the district level are the most important implementations agencies to
federal, state and district level. At the same time, support from the private sector plays the most determine the success of the planned pipeline stage federal government and state
important role because they also contributed to the funding for the success of Urban governments. A few agencies have been identified in district level that involve directly in
Regeneration in Ipoh city apart from aid allocation by the government. this urban regeneration process such as:

12.1 FEDERAL AGENCIES i. Ipoh City Council (Local Authority)

ii. Pejabat Daerah dan Tanah, Ipoh
Federal agencies involved in the approval of development policies and also the approval of the iii. Pejabat Tanah dan Galian, Ipoh
financial provisions could be used by all agencies involved for the successful development of the iv. Bus Operators
old town of Ipoh. There are a number of Federal agencies involved in the urban regeneration for v. Taxi Operators
Ipoh's old town identified is: vi. PDRM

i. Economic Planning Unit (EPU) / Ministry of Finance (MOF), Prime Minister‟s Department
(PMD)
ii. Ministry of Transport, Keretapi Tanah Melayu Berhad (KTMB)
iii. Ministry of Works, Public Works Department
iv. Ministry of Urban Wellbeing, Housing & Local Government
v. National Landscape Department
vi. Ministry of Communications & Multimedia Malaysia, Department of National Heritage
12.4 PRIVATE SECTOR
Private sectors are responsible for the construction and planning costs with some
subsidy by the government who wants to simulate the project, private sectors will then
gain part of the redeveloped land or building once they completed the project. Local
government as the public sector will only act as a supervisor to protect the interest of all
parties that involved in the redevelopment project.

12.2 STATE AGENCIES 12.5 PUBLIC PARTICIPANT

While, at the state level, the efforts for the development of the old town of Ipoh will involve Public participation also plays an important role in urban redevelopment. It emphases on
several agencies, such as: citizen‟s continuing interests in the planning of a place. Some attractive locations may
draw more interest from a wide variety of people, and these places are usually lively for
i. Pejabat Setiausaha Kerajaan Negeri Perak, Local Government Division. both residents and visitors. Interests in these places take many forms including
ii. Department of Environment (DOE, Negeri Perak) shopping, sightseeing, visiting art galleries and museums, and other kinds of
iii. Federal Department of Town & Country Planning Peninsular Malaysia (JPBD Negeri entertainment. One of the greatest interests both the residents and the visitors are
Perak) concentrated on the history of the place.
iv. Department of Irrigation and Drainage (JPS Negeri Perak)

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Residents can participate in the development process through Local Agenda 21 platform where c. Medium Residential Area
it provides an opportunity for residents to speak out about their needs and interest for
Stage Agencies involved
development activities. This will ensure that development is done to meet the needs of local
Federal Level • Ministry of Urban Wellbeing, Housing & Local Government
residents. • National Housing Department

State Level • Federal Department of Town & Country Planning Peninsular Malaysia (JPBD Negeri Perak)
• Pejabat Setiausaha Kerajaan Negeri Perak, Local Government Division
12.6 SITE PROGRAMMING
• Public Works Department (JKR Negeri Perak)

District Level • Ipoh City Council (Local Authority)

In this part, it wills focusing on main project that have been proposed to implement in urban
Private Sector • Real Estate & Housing Developers' Association (REHDA) Negeri Perak
regeneration for Ipoh Old town.
• SP Setia Sdn Bhd
• Syarikat Perumahan Negara Berhad (SPNB)
• Sunway City (Ipoh) Sdn Bhd
• Pinji Botanics Sdn Bhd
a. Ipoh Sentral

Stage Agencies involved

Federal Level • Economic Planning Unit (EPU) / Ministry of Finance (MOF), Prime Minister‟s Department d. Sentralised Parking Area
(PMD)
• Ministry of Transport, Keretapi Tanah Melayu Berhad (KTMB)
Stage Agencies involved
State Level • Pejabat Setiausaha Kerajaan Negeri Perak, Local Government Division. Federal Level • Ministry of Urban Wellbeing, Housing & Local Government
• Federal Department of Town & Country Planning Peninsular Malaysia (JPBD Negeri Perak)
• Economic Planning Unit (EPU), Perak State Level • Federal Department of Town & Country Planning Peninsular Malaysia (JPBD Negeri Perak)
District Level • Ipoh City Council (Local Authority) • Public Works Department (JKR Negeri Perak)
• Suruhanjaya Perkhidmatan Awam & Darat (SPAD)
Private • Bus Operators
• Taxi Operators District Level • Ipoh City Council (Local Authority)
Sector
• Sunway City (Ipoh) Sdn Bhd • Public Works Department (JKR Daerah Ipoh)
• Kinta EcoCity Sdn Bhd • PDRM
• SP Setia Sdn Bhd Private Sector • SP Setia Sdn Bhd
• Metro Parking Malaysia (Parking Operator)

b. Ipoh Sentral Hotel

e. Centre of Arts & Culture
Stage Agencies involved
Stage Agencies involved
Federal Level • Ministry of Tourism and Culture Malaysia
Federal Level • Ministry of Communications & Multimedia Malaysia, Department of National Heritage
State Level • Pejabat Setiausaha Kerajaan Negeri Perak, Tourism Division.
• Federal Department of Town & Country Planning Peninsular Malaysia (JPBD Negeri Perak) State Level • Federal Department of Town & Country Planning Peninsular Malaysia (JPBD Negeri Perak)
• Majlis Tindakan Pelancongan Negeri Perak
District Level • Ipoh City Council (Local Authority)

Private Sector • SP Setia Sdn Bhd District Level • Ipoh City Council (Local Authority)
• Hilton Hotel & Resort
Private Sector • Persatuan Pelukis Perak
• Persatuan Pelancongan Negeri Perak

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f. Perbadanan Kemajuan Negeri Project 13.0 BENEFIT

Stage Agencies involved

13.1 CREATE NEW TOWN IDENTITY
Federal Level • Economic Planning Unit (EPU) / Ministry of Finance (MOF), Prime Minister‟s Department
(PMD
This concept will create a new self-identity for Ipoh old town. The mural interest in community will
State Level • Federal Department of Town & Country Planning Peninsular Malaysia (JPBD Negeri Perak)
• Perbadanan Kemajuan Negeri Perak raise and having local participants decide on a theme, and involving them in the painting of the
mural. One of the most successful aspects of this approach was the engagement of local youths

District Level • Ipoh City Council (Local Authority) as apprentice artists to help with the planning and painting of murals.

Private • Syarikat Perumahan Negara Berhad

• Taiko-Straits Developments Sdn Bhd
Sector
• Kinta EcoCity Sdn Bhd 13.2 BENEFIT TO COMMUNITY

A community mural can only achieve its intended goals through an emphasis on the art of mural
g. Green Park Development
creation. Everything from the design of the images to be placed on the wall to the activity of

Stage Agencies involved painting the mural is done with heavy community involvement, consultation, and participation. By

Federal Level • Economic Planning Unit (EPU) / Ministry of Finance (MOF), Prime Minister‟s Department engaging area residents in the process of mural development, it is believed that they will be able
(PMD) to gain social and artistic skills that can transcend the act of mural painting (Rice 1999). In a
• National Landscape Department
• Ministry of Urban Wellbeing, Housing & Local Government collaborative community effort, participants work with amateur and/or professional artists to
develop themes, acquire supplies, negotiate wall space, and paint a mural.
State Level • Federal Department of Town & Country Planning Peninsular Malaysia (JPBD Negeri Perak)
• National Landscape Department
• Department of Environment (DOE), Negeri Perak

District Level • Ipoh City Council (Local Authority) 13.3 ENHANCE TOWN ENVIRONMENT

Private • SP Setia Sdn Bhd

• Taiko-Straits Developments Sdn Bhd The town environment will change and more attractive with the creation of mural. The wall will be
Sector
• Kinta EcoCity Sdn Bhd
filled with mural and this will show the aesthetics value of town with the mural that depicting the
history of Ipoh old town.

h. Redevelopment of Flat Bijih Timah

Stage Agencies involved 13.4 BOOST OF TOURISM AND ECONOMY

Federal Level • Ministry of Urban Wellbeing, Housing & Local Government
• National Housing Department The mural concept will help the economy and tourism sector with the new identity. The mural
State Level • Federal Department of Town & Country Planning Peninsular Malaysia (JPBD Negeri Perak) concept will attract more visitors from local and over the world to come visit Ipoh and help to
District Level • Ipoh City Council (Local Authority) increase the economy in Ipoh itself.

Private Sector • Real Estate & Housing Developers' Association (REHDA) Negeri Perak
• Syarikat Perumahan Negara Berhad (SPNB)
• Sunway City (Ipoh) Sdn Bhd
• Pinji Botanics Sdn Bhd

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14.0 CONCLUSION

Urban Regeneration in Ipoh Old Town having a set of aims concept, objective concept,
strategies and concept proposal gives Ipoh Old Town a set of tools to work with when preparing
development at the strategic as well as the more detailed levels of planning.

The findings of survey report should always act as the basis for identifying issues and making
planning development concept for the future. While issues may be relatively easy to identify, at
the same time the choice of policies and strategies could be many and urban regeneration
needs to be implement.

Enhancing the Ipoh Old Town by Mural City metaphor concept will diversify the business
activities and social rehabilitation merging the existing physical condition of Ipoh Old Town with
future development for sustainable urban environment.

Transforming a successful Ipoh Old Town that links the public and private sectors in a strong
relationship which promoting heritage preservation, enhances tourism and encourage economic
development consistent with green initiatives ideal programs where it will assist to achieve
significant quality of life benefits for residents , seasonal residents and visitors.

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