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CHAPTER 13 - Iskandar Malaysia

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Section B Planning and Implementation<br />

Part 3 Physical Planning Initiatives<br />

<strong>CHAPTER</strong> <strong>13</strong><br />

Johor Bahru City Centre


Johor Bahru City Centre<br />

chapter<br />

<strong>13</strong><br />

<strong>13</strong>.1 Introduction<br />

Figure <strong>13</strong>.1: Location Map of Johor Bahru CBD in Context of SEC<br />

Johor Bahru, capital city of the State of Johor, has its area defined<br />

within the Inner Ring Road – 1124.97 acres of land extending from<br />

the inner ring road to Jalan Abu Bakar - Jalan Tun Dr Ismail. Its dense<br />

development and clearly by defined streets, made up of a hierarchy<br />

of major and minor roads, that leads to the Johor Bahru waterfront<br />

is accessorised with high commercial and government institutional<br />

activities. The capital city has a strong iconic building, Sultan Ibrahim<br />

Building on Bukit Timbalan that currently houses the State Administration.<br />

Skyscrapers clustered within the city centre houses banks, regional<br />

PEKAN<br />

NENAS<br />

KULAI<br />

SENAI<br />

NUSAJAYA<br />

KEMPAS<br />

ULU<br />

TIRAM<br />

JB CITY CENTRE<br />

PASIR<br />

GUDANG<br />

offices and large corporations; especially those along Jalan Tun Abdul<br />

Razak, Jalan Wong Ah Fook and Jalan Trus. The low scale development,<br />

dominated by traditional shop houses and retail outlets of high<br />

KUKUP<br />

pedestrian activity, are found in the southern part along Jalan Meldrum,<br />

Jalan Segget and Jalan Ibrahim.<br />

Source: SJER CDP 2025<br />

The Johor Bahru city is growing northwards and now a high pattern of<br />

linear development can be seen along the northern part of Jalan Tun<br />

Abdul Razak towards Skudai and Senai.<br />

While there has been some recent signs of revival in the retail sector,<br />

there is a need to create a shopping street or ‘golden mile’ of shopping<br />

haven in Johor Bahru. This is necessary in order to revitalise the once<br />

renowned strength of the city in retail and trading.<br />

A. Existing Use and Activities<br />

The Johor Bahru city centre has currently a blend of activities. As the<br />

capital city, a large part of the city centre is devoted to the state<br />

administration departments. This is reflected in the 34.9% use of land<br />

in the city as institutional and government reserves, the single largest<br />

category in the city. Land use by other sectors such as residential<br />

and commercial are relatively lower especially when compared to<br />

the amount of infrastructure available in the city centre. Hence, the<br />

composition of infrastructure with respect to the activities carried out<br />

needs to be more balanced in order for Johor Bahru to enhance its<br />

position as the main city centre for SJER.<br />

<strong>13</strong> - 1


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

Table <strong>13</strong>.1: Existing Land Use<br />

No Land Use Activities Acreage (ac) %<br />

1 Housing 144.48 12.84<br />

2 Commercial and Retail 75.56 6.72<br />

3 Institutional and<br />

Government Reserves<br />

392.80 34.92<br />

4 Mixed Development 102.45 9.11<br />

5 Promenade 28.00 2.49<br />

6 Roads and Rail 179.03 15.91<br />

7 Free Access Zone 68.42 6.08<br />

8 Open Space and Undeveloped Land 105.20 9.35<br />

9 Infrastructure and Utilities 29.03 2.58<br />

TOTAL 1124.97 100.00<br />

Source: SJER CDP 2025<br />

Figure <strong>13</strong>.2: Johor Bahru City Centre and Land Use Activities<br />

Bukit<br />

Cagar<br />

Abu Bakar Mosque<br />

Grand Palace<br />

Bukit<br />

Timbalan<br />

Source: SJER CDP 2025<br />

<strong>13</strong> - 2


JOHOR BAHRU CITY CENTRE <strong>CHAPTER</strong> <strong>13</strong> | PART 3<br />

B. Residential Development<br />

Figure <strong>13</strong>.3: Existing Malay urban villages in City Centre<br />

Johor Bahru city centre is experiencing an increase in residential<br />

communities where old government housing lands, on Bukit Saujana<br />

and Jalan Yahya Awal, have been transformed to make way for higher<br />

density housing. Concurrently, this has increased the city’s population;<br />

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

that over 18,800 people spread over <strong>13</strong>9.32 acres of residential land<br />

lived in the city centre. This increases the density of the city centre area<br />

to a gross density of 15 people per acre – but still low compared to<br />

other cities that assume the role of being a capital city.<br />

Kg. Wadi Hana<br />

Kg. Ngee Heng<br />

Kg. Mahmoddiah<br />

Kg. Kubur<br />

Kg. Gertak Merah<br />

C. Urban Villages<br />

Johor Bahru city centre has several urban villages, Kg. Mahmoddiah, Kg.<br />

Kubur, Kg. Wadi Hana and traces of Kg. Ngee Heng and Kg. Ah Siang,<br />

within its defined boundary and this makes up the broader population<br />

base of the city. These urban villages, which are mainly Malay villages,<br />

accounts for up to 55.97 hectares of land and is estimated to have a<br />

population of 5,597 people.<br />

Source: SJER CDP 2025<br />

Table <strong>13</strong>.2: Urban Villages in Johor Bahru City<br />

Name of Urban Villages Acreage (hectares)<br />

Kampung Mahmoddiah 11.35<br />

Kampung Ngee Heng 1.17<br />

Kampung Gertak Merah 10.77<br />

Kampung Kubur 7.41<br />

Kampung Masjid 3.85<br />

Kampung Wadi Hana 21.42<br />

TOTAL 55.97<br />

Kg. Mahmoddiah<br />

Kg. Wadi Hana<br />

Source: SJER CDP 2025<br />

The development of the city encroaches into the boundaries of<br />

these urban villages especially areas along the inner ring road. Such<br />

encroachment leads to development pressure on these villages, which<br />

were once prime residential areas of Johor Bahru. Significant effort is<br />

therefore required to better the quality of life in these urban villages. In<br />

the long term, these villages should be sensitively redeveloped to create<br />

better planned neighbourhoods with amenities and utilities.<br />

Kg. Ngee Heng<br />

<strong>13</strong> - 3


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

2006-2025<br />

D. Heritage in Johor Bahru City Centre<br />

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

century. The urbanisation of Johor began in 1855 when its ruler, of the<br />

Temenggong Lineage, marked the beginning of Modern Johor. This was<br />

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

who laid the foundation for developing Johor into a modern state. This<br />

has transformed Johor Bahru from a fishing village into a thriving city.<br />

Today the city reflects its rich history through buildings like the Sultan<br />

Ibrahim Building, the Sultan Abu Bakar Mosque, and the Grand Palace<br />

or Istana Besar Johor. The Istana Besar boasts a distinct Anglo-Malay<br />

architecture and houses the museum where priceless treasures of<br />

the Royal Collection are showcased. In addition the Johor Bahru<br />

Railway Station and Maktab Sultan Abu Bakar (English College) are<br />

also significant landmarks. These buildings have become an important<br />

part of Johor Bahru’s urban fabric and are heritage landmarks of the<br />

city. These buildings are significant not only from Johor but also from a<br />

national standpoint as many historical events of national importance<br />

has occured here. Thus, it is important that these buildings be retained<br />

and classified as the heritage of the city.<br />

Figure <strong>13</strong>.4: Heritage Shophouse Buildings in Johor Bahru City<br />

Bukit Timbalan<br />

Shophouses in Johor Bahru<br />

The shop houses along Jalan Tun Abdul Razak, Jalan Selat Tebrau,<br />

Jalan Ibrahim, Jalan Trus and Jalan Wong Ah Fook are where traders<br />

from Arab, India and China used to come to trade spices and tobacco<br />

and there are more than 246 shophouses with great heritage value that<br />

can be found here – mostly built in the 1920’s.<br />

E. Recent Development<br />

The latest addition of development in the city centre is the Johor<br />

International Convention Centre (JICC), also known as Persada Johor.<br />

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

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

It will be the leading multi-purpose facility in Johor where various trade<br />

shows and conventions will be held. The convention centre has a<br />

maximum capacity of up to 3500 delegates.<br />

Other future development in Johor Bahru, of a sizeable scale, will be the<br />

Integrated Southern Gateway (Gerbang Selatan Bersepadu) complex.<br />

It comprises mainly of the Customs Office; immigration and quarantine<br />

complex (almost 230,000 sq.m), and the Immigration checkpoint and<br />

the Johor Bahru Sentral; a transportation hub that will integrate trains<br />

and buses and in the future light rail system for the city.<br />

Source: SJER CDP 2025<br />

<strong>13</strong> - 4


JOHOR BAHRU CITY CENTRE <strong>CHAPTER</strong> <strong>13</strong> | PART 3<br />

F. Government Reserves/Special Use<br />

Most of the land in the city centre cannot be developed especially<br />

those classified under special land uses like the Grand Palace (Istana<br />

Besar), the Abu Bakar Mosque and the Bukit Timbalan. There are also<br />

many lands owned by government institutions that houses established<br />

schools and government quarters. These government reserve lands<br />

possess prime property value and the limitations to develop these lands<br />

have led to other solutions in overcoming the challenge in making the<br />

Activities in Johor<br />

Bahru City<br />

Traditional<br />

Shophouses – In the<br />

vicinity of Jalan Trus,<br />

Jalan Dhoby, Jalan<br />

Meldrum.<br />

Potential Use and Supply for<br />

New Land<br />

To be preserved and<br />

conserved; especially the<br />

traditional shop houses<br />

that are already identified<br />

as heritage buildings.<br />

In-fill development are<br />

encouraged, however<br />

design controls need to be<br />

enforced.<br />

Land Acreage<br />

(hectares)<br />

na<br />

city alive and vibrant. These special land usages can be integrated with<br />

the new development because non-economic and non-heritage value<br />

land can still be put to better use under the CDP.<br />

G. Land Supply in Johor Bahru City Centre<br />

Government Land/<br />

Use<br />

Government<br />

quarters, former<br />

prison and vacant<br />

lands.<br />

It has the potential to be<br />

redevelop as current use is<br />

uneconomical in context of<br />

city centre status of Johor<br />

Bahru<br />

4.48<br />

With exisitng developments and the large portions designated for<br />

special use, Johor Bahru has limited land supply. The following areas<br />

listed below have been identified as potential areas for development or<br />

redevelopment<br />

Coastal Waterfront<br />

Roads and pockets<br />

of commercial<br />

development<br />

It has potential to be<br />

developed for public usage;<br />

parks, plazas and low rise<br />

commercial can create a<br />

new waterfront for Johor<br />

Bahru City<br />

149.<strong>13</strong><br />

Table <strong>13</strong>.3: Potential Land Supply for Development in Johor Bahru<br />

Activities in Johor<br />

Bahru City<br />

Special Uses<br />

Bukit Serene Palace,<br />

Royal Cemetery,<br />

Sultan Abu Bakar<br />

Mosque.<br />

CIQ – Areas<br />

committed<br />

for integrated<br />

development.<br />

Potential Use and Supply for<br />

New Land<br />

To be preserved as<br />

landmarks and statement<br />

of history and culture to the<br />

city.<br />

To become a major catalyst<br />

for the eastern part of Johor<br />

Bahru City.<br />

Land Acreage<br />

(hectares)<br />

68.16<br />

31.69<br />

Established housing<br />

and commercial<br />

development<br />

Residential, offices,<br />

shopping complex<br />

and hotels etc.<br />

<strong>13</strong>.2 Goal<br />

To be enhanced with<br />

streetscape beautification<br />

programmes and<br />

incorporated into the whole<br />

city planning.<br />

GOAL:<br />

JB 1: Regenerate Johor Bahru into a vibrant economic centre while<br />

preserving its cultural and heritage values.<br />

na<br />

Bukit Timbalan –<br />

State administration<br />

that will be moved<br />

to Nusajaya.<br />

It has the potential to be<br />

developed as the Centre<br />

for Arts and Culture of Johor<br />

as well as a Museum. Bukit<br />

Timbalan’s extensive area<br />

can then be opened up as<br />

part of the city’s greenery.<br />

11.20<br />

The key development strategy for the SEC is to regenerate Johor Bahru<br />

into a vibrant economic centre while preserving its cultural and heritage<br />

values. Existing cities like Johor Bahru has much to offer as its heritage<br />

and cultural values are important urban elements that give soul and<br />

character to the city.<br />

Thus, the development of SJER and the economic revitalisation of SEC<br />

must not neglect Johor Bahru as an important urban centre that has<br />

existed since the 20th Sultan; Temenggong Tun Daeng Ibrahim officially<br />

declared Johor Bahru as the Johor state capital that we know today.<br />

<strong>13</strong> - 5


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

Regenerating Johor Bahru city needs a comprehensive plan that<br />

will include action plans such as urban redevelopment and urban<br />

beautification.<br />

Various areas will be identified for enhancement and proposals for<br />

renovation and reinvestment will benefit the city from the economic<br />

and social aspects. An important aspect of urban regeneration is the<br />

need to be sensitive to preserve and even enhance the sense of local<br />

Though Johor Bahru is not as old as some cities and towns in <strong>Malaysia</strong>,<br />

community that has been built over many generations.<br />

regeneration is part of the evolution stage of town planning and it can<br />

play a major role in enhancing the urban landscape of Johor Bahru<br />

that has, over the years, been neglected due to urbanisation. Such<br />

programme will also make inner city living more viable as more parks<br />

and amenities can be made available.<br />

Figure <strong>13</strong>.5: Proposed Land Use Activities for Johor Bahru City Centre<br />

Bukit<br />

Cagar<br />

Abu Bakar Mosque<br />

Conservation & Heritage Zone<br />

Heritage Park Zone 1<br />

New Emerging Communities<br />

Areas Potential for Redevelopment<br />

Royal Heritage Cemetery Zone<br />

Existing & In-fill Development Zone<br />

Integrated New Development<br />

New Coastal Development<br />

Boundary<br />

Grand Palace<br />

Bukit<br />

Timbalan<br />

Source: SJER CDP 2025<br />

<strong>13</strong> - 6


JOHOR BAHRU CITY CENTRE <strong>CHAPTER</strong> <strong>13</strong> | PART 3<br />

<strong>13</strong>.3 Objectives<br />

Objective 1- Create a distinct Central Business District (CBD)<br />

Johor Bahru lacks the focal point that most world-class cities have. This<br />

undefined core area is one of the key elements that is currently missing<br />

in the city centre. This focal point would help to further reemphasise its<br />

importance as a major business centre. By creating an urban core in the<br />

city centre, it could further enhance real estate values in the vicinity to<br />

create opportunities for new development areas that is lacking in the<br />

city centre.<br />

Objective 6 - Reinforce the unique local character and heritage features<br />

Heritage references should be incorporated into the designs used<br />

for in-fill developments that are within conservation areas. The new<br />

developments at certain designated zones should complement the<br />

local character of the area.<br />

Objective 7 - Preserve and enhance natural environment<br />

Every effort to be made to enhance and preserve the natural<br />

environment and access to it in respect of rivers, mangrove areas, forest<br />

reserves in the city.<br />

Objective 2 - Encourage diversity in terms of land use, activities and<br />

built form<br />

This requires an enhancement of existing uses complemented by the<br />

introduction of new ones within the city. Diversity should encourage<br />

retail, commercial, office, residential, entertainment, cultural and both<br />

active and passive recreational uses in the city centre.<br />

Objective 3 - Encourage Brownfield Development<br />

Due to limited land supply in the central area, brownfield and in-fill<br />

development are to be encouraged. Uneconomical use of prime lands<br />

must be avoided. Instead, developments that create new land banks<br />

for real estate development should be explored to enhance the city’s<br />

needs for quality living environment and sustainable developments.<br />

Objective 4 - Encourage living in the city<br />

In order to sustain the city centre, people must be encouraged to<br />

live in the city. This will allow the city to grow and ensure a sustainable<br />

economy for the city. As a city that wants to attract international<br />

businesses, 24-hour activities are important. Currently, the percentage<br />

of people living in the city is low and mostly made up of those staying in<br />

the government quarters and the Malay urban villages. Even so, these<br />

are currently low density and low quality homes.<br />

Objective 5 - Foster physical continuity and connectivity<br />

Johor Bahru city centre needs physical continuity spaces to allow the<br />

freedom of movement as this is in line with prioritising the pedestrians.<br />

Furthermore, there is a need to upgrade the public transportation<br />

system.<br />

Objective 8 - Promote a vibrant cultural atmosphere<br />

Arts, entertainment and other cultural activities are vital elements of<br />

the city centre and these activities should be encouraged since it also<br />

promotes economic development, tourism, international prestige and<br />

improves the quality of life.<br />

Objective 9 - Preserve important view corridors<br />

Within the city centre, there are significant views and vistas, including<br />

the Straits of Tebrau, Bukit Timbalan, the Grand Palace – Istana Besar<br />

and the Sultan Abu Bakar Mosque. This needs to be preserved.<br />

Objective 10 - Promote public art<br />

Public art reflects the identity of a city and it is the voice of the local<br />

communities and helps to strengthen relationships between diverse<br />

groups. As the southern gateway of the country, Johor Bahru will be<br />

able to showcase the country’s arts heritage to visitors. Public art will be<br />

displayed in allotted areas around the city.<br />

Objective 11 - Promote approriate street activity<br />

Create public activities along the streets, including sidewalks, seating<br />

areas and dedicated areas for vendors. New development that<br />

accommodates intense street level activity should be encouraged.<br />

Efforts made in Jalan Meldrum and Jalan Wong Ah Fook should be<br />

continued throughout the inner part of Johor Bahru city that is still within<br />

a 300 – 400m radius; accessible to pedestrians.<br />

<strong>13</strong> - 7


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

Figure <strong>13</strong>.6: Walking radius within the City Centre<br />

380m<br />

Jalan Tun Abdul Razak, Jalan Wong Ah Fook and Jalan Bukit Timbalan<br />

area is currently the focal point of the city; it is where the hive of activity<br />

is. The area is the site of important buildings such as the office of the<br />

Johor Bahru City Council, Kota Raya shopping mall, the Ansar building,<br />

the Puteri Pacific Hotel (an urban development project built over what<br />

used to be Kampung Pahang) and Sultan Ibrahim Building at Bukit<br />

Timbalan, itself an iconic symbol of Johor Bahru. A new convention<br />

centre, Persada Johor will add value to the city centre. This area is<br />

almost fully built-up though there are small pockets of land, which will<br />

need quality in-fill development.<br />

Source: SJER CDP 2025<br />

Objective 12 – Enhance the Waterfront areas of Johor Bahru City<br />

A special feature of Johor Bahru City is the waterfront area that faces<br />

Singapore. Opportunities should be taken to enhance the waterfront<br />

area with priorities are focused on having public parks and plazas.<br />

<strong>13</strong>.4 New Business District for Johor Bahru City<br />

KEY DIRECTION:<br />

JB 2: Create a New Business District for Johor Bahru that will enhance<br />

the physical, economic and social environment of the city centre.<br />

Therefore, there is a need to look at areas beyond this current focal<br />

point area; where quality urban spaces can be created and new<br />

opportunities for inner city developments can take place. The area<br />

outlined by Jalan Abdul Rahman Andak – Jalan Ayer Molek, where the<br />

former prison and the government quarters are, have great potential<br />

to become part of the urban core for Johor Bahru city centre. When<br />

combined with the existing core area, Jalan Bukit Timbalan, a new CBD<br />

for Johor Bahru city centre can be created.<br />

Figure <strong>13</strong>.7: The City Centre and Proposed New Business District<br />

Johor Bahru City<br />

Centre<br />

1124.97 ac<br />

Johor Bahru New<br />

CBD<br />

392.40 ac<br />

Johor Bahru needs a strong sense of place that is attractive, appealing<br />

and marketable. People interpret places in relation to their existing<br />

surroundings. If new buildings and spaces are to inspire confidence in<br />

investors and local communities, they should be designed to reinforce<br />

local identity, both cultural and physical, conserve the best features<br />

and respond to local patterns of circulation and use. This is particularly<br />

important for brownfield sites where such development represents an<br />

opportunity to reclaim an area often perceived as degraded and not<br />

cost-effective.<br />

Source: SJER CDP 2025<br />

<strong>13</strong> - 8


JOHOR BAHRU CITY CENTRE <strong>CHAPTER</strong> <strong>13</strong> | PART 3<br />

The Development Approach<br />

In creating a new business district for Johor Bahru, the approach is to<br />

create a new and bigger core area for the city. The new business district<br />

will create a new business address for the city that must be of a sizeable<br />

size of land development.<br />

Functions of the Three Precincts<br />

The three identified precincts have three distinct functions that will<br />

enhance the role of the CBD.<br />

Table <strong>13</strong>.4: Functions of Three Main Precincts in CBD<br />

Thus, the proposed new CBD for Johor Bahru will encompass a total<br />

area of 392.40 acres of land or 35.2% of Johor Bahru city centre.<br />

Planning Precincts<br />

The proposed CBD covers an area of 436.58 acres of land and three<br />

main precincts have been defined for the proposed CBD that will<br />

require comprehensive planning and development. The planning<br />

precincts identified are:<br />

Precinct<br />

The Johor Bahru City Waterfront<br />

Precinct<br />

- A Land Reclamation and Urban<br />

Beautification Programme<br />

Function of Area<br />

• Public Space and<br />

Recreation<br />

• Retail and Tourist Shopping<br />

• Dining and Entertainment<br />

• Festival Market – Local<br />

Crafts<br />

• The Johor Bahru City Waterfront Precinct;<br />

• The Heritage Precinct; and<br />

• The Business and Central Park Precinct.<br />

Figure <strong>13</strong>.8: Development approach of the proposed CBD<br />

The Heritage Precinct<br />

- A Conservation Programme<br />

• Arts & Culture<br />

• Administration<br />

• Small Professional Offices<br />

• Tourism – Hotels and Tourist<br />

Operators<br />

• Retail<br />

Source: SJER CDP 2025<br />

The Business and Central Park<br />

Precinct<br />

- A Redevelopment Programme<br />

Source: SJER CDP 2025<br />

• Financial and Business<br />

Centres<br />

• Central Park and Open<br />

Spaces<br />

• Mixed and Integrated<br />

Development<br />

• Residential – Apartments<br />

and Service Apartments<br />

• Corporate Offices<br />

• Big Box Retail Centres<br />

(Malls)<br />

• Tourism – 5 star Hotels<br />

• Convention<br />

<strong>13</strong> - 9


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

<strong>13</strong>.5 The Master Plan of Johor Bahru the Proposed CBD<br />

Figure <strong>13</strong>.10: Illustrative Master Plan for Johor Bahru CBD<br />

The master plan for the CBD is intended to regenerate the older and<br />

uneconomical land into prime properties; but most importantly, it will<br />

create the much needed public spaces and public amenities in the city<br />

to meet the needs of its increasing young population.<br />

A. Creating Parks and Public Realms<br />

More than 35.51 acres of land will be dedicated to parks and public<br />

realms. These spaces do not only enhance the built environment of the<br />

area but also provides the ‘breathing’ space a city needs. A Central<br />

Park of 18.5 acres of land will be created in the Business and Central<br />

Park Precinct as a main feature of the urban redevelopment program.<br />

The Central Park takes the design of a linear park so as to enhance<br />

properties surrounding it and to allow easy public access from various<br />

points of the CBD.<br />

B. Network of Greens and Pedestrian<br />

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

network of pedestrian linkage provides connectivity to the overall CBD<br />

area that links residential areas to offices and shopping areas. The park<br />

system will include the Bukit Timbalan Park, which will be opened to the<br />

public once the state administration moves to Nusajaya, and eventually<br />

terminates at the park in the Johor Bahru Waterfront precinct.<br />

Figure <strong>13</strong>.9: Green and Pedestrian Network<br />

Pedestrian Network<br />

Green Network<br />

Source: SJER CDP 2025<br />

<strong>13</strong> - 10<br />

Source: SJER CDP 2025


JOHOR BAHRU CITY CENTRE <strong>CHAPTER</strong> <strong>13</strong> | PART 3<br />

Figure <strong>13</strong>.11: Illustrative Master Plan for Johor Bahru Central Park<br />

AMPHITHEATRE<br />

GARDEN<br />

C. A New Business Address and Economic Opportunities<br />

The redevelopment of Johor Bahru CBD is to provide a new premium<br />

address in Johor Bahru. New land banks are created around the Central<br />

Park and this will be offered as prime business offices and retail spaces.<br />

These new space provides opportunities for new economic initiatives to<br />

be sited here. Creative industry initiatives can be one of the major uses<br />

of activities here. This will also lead to demand for inner city living and<br />

retail spaces that the Johor Bahru Business and Central Park precinct<br />

needs.<br />

CENTRAL PLAZA<br />

Seventeen parcels of land can be partitioned over the 93.22 acres of<br />

space. These potential sites ranges from 1.5 to 10 acres plot of land and<br />

its prospective use and its guiding plot ratios are indicated below. This<br />

illustrates the potential of development available within the new CBD area.<br />

Table <strong>13</strong>.5: Potential Land made available in New CBD<br />

Source: SJER CDP 2025<br />

RIVER<br />

Plot Acreage (ac) Potential and Prefered<br />

Use<br />

1 5.39 MIXED USE<br />

2 11.14 MIXED USE<br />

3 7.71 MIXED USE<br />

4 3.39 COMMERCIAL<br />

5 10.54 MIXED USE<br />

6 3.32 COMMERCIAL<br />

7 3.07 COMMERCIAL<br />

8 8.06 RESIDENTIAL<br />

9 6.60 COMMERCIAL<br />

10 3.42 RESIDENTIAL<br />

11 1.67 COMMERCIAL<br />

12 4.56 COMMERCIAL<br />

<strong>13</strong> 5.27 RESIDENTIAL<br />

14 5.30 MIXED USE<br />

15 5.88 RESIDENTIAL<br />

16 2.29 COMMERCIAL<br />

17 2.<strong>13</strong> COMMERCIAL<br />

18 3.48 COMMERCIAL<br />

TOTAL 93.22<br />

Source: SJER CDP 2025<br />

Note : Based on Table <strong>13</strong>.5, it is estimated that the total built up area of 18<br />

million sq. ft of commercial floor space can be made available to new business<br />

opportunities and investors.<br />

<strong>13</strong> - 11


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

Figure <strong>13</strong>.12: Plan Indicating New Plots Potentially Developed in the CBD<br />

Figure <strong>13</strong>.<strong>13</strong>: City Structure<br />

Source: SJER CDP 2025<br />

D. Enhancing the City Structure<br />

The existing landmark, Bukit Timbalan, will remain as the main landmark<br />

that can be perceived from the 3 precincts and a secondary landmark<br />

will be introduced to enhance its orientation within the CBD.<br />

Gateways are also introduced to welcome visitors and prospective<br />

investors to the CBD. Several of these gateway points have been<br />

identified and are mainly built along all major entrances into the area.<br />

These gateways are just elements of the landscape or buildings that<br />

reflect the element of entering an important area.<br />

The axis line that runs through the new proposed CBD area helps to<br />

organise the public spaces and it terminates at the Johor Bahru City<br />

Waterfront Precinct.<br />

Source: SJER CDP 2025<br />

To enhance the urban fabric, existing roads within the city will be<br />

connected to the surrounding area via existing main roads of Jalan<br />

Tun Abdul Razak - Jalan Wong Ah Fook, and Jalan Trus - Jalan Ayer<br />

Molek. Jalan Trus and Jalan Ayer Molek will be enhanced with new<br />

streetscapes. Connectivity to the surrounding areas will be emphasised<br />

to ensure permeability into the city centre.<br />

<strong>13</strong> - 12


JOHOR BAHRU CITY CENTRE <strong>CHAPTER</strong> <strong>13</strong> | PART 3<br />

E. New Land Use Structure<br />

The three main zones will feature different functions and features<br />

to create a vibrant CBD for Johor Bahru. It will ensure that new<br />

developments will blend well with the existing heritage fabric of the city<br />

– landmarks and icons that relate to the history of the city. The following<br />

table indicates the new land use structure and what the plan provides:<br />

Table <strong>13</strong>.6: Land Use Structure of CBD<br />

Land Use Structure of CBD<br />

Land Area (acres)<br />

New Land Parcels 42.37<br />

Government Buildings 44.39<br />

Central Park 5.10<br />

Pocket Parks, Open Space and Plazas 17.86<br />

Public Amenities<br />

• Schools<br />

26.94<br />

6.52<br />

• Places of Worship<br />

Other Existing Development Preserved 146.62<br />

Plot Acreage (Hec) Plot Ratio Max Height<br />

4 3.39 6 20<br />

5 10.54 3 20<br />

6 3.32 6 20<br />

7 3.07 6 20<br />

8 8.06 4 20<br />

9 6.60 4 20<br />

10 3.42 6 20<br />

11 1.67 2 4<br />

12 4.56 4 16<br />

<strong>13</strong> 5.27 4 16<br />

14 5.30 4 16<br />

15 5.88 4 16<br />

16 2.29 6 14<br />

17 2.<strong>13</strong> 6 14<br />

18 3.48 5 14<br />

Source: SJER CDP 2025<br />

Others – roads etc 102.60<br />

Total land Acreage 392.40<br />

Source: SJER CDP 2025<br />

Figure <strong>13</strong>.14: Building Height<br />

Control<br />

Figure <strong>13</strong>.15: Side Parking/Park<br />

ing Areas<br />

F. Development Control<br />

The controlling factors for the new CBD will be the floor area<br />

requirement. In general, the ratio of the Central Planning Area gross plot<br />

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

ratio ranging from a minimum 2.0 to a maximum 6.0.<br />

Table <strong>13</strong>.7: The Control Factors<br />

Plot Acreage (Hec) Plot Ratio Max Height<br />

1 5.39 6 26<br />

2 11.14 4 26<br />

3 7.71 5 26<br />

>20 Storey<br />

Side Parking / Surface Parking<br />

20-16 Storey<br />

Basement Parking<br />


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

Figure <strong>13</strong>.16: The Business and Central Park District Illustrative Master Plan<br />

MIXED DEVELOPMENT<br />

MIXED DEVELOPMENT<br />

PARK<br />

CENTRAL PARK<br />

COMMERCIAL<br />

EXISTING TNB<br />

BUILDING<br />

MIXED DEVELOPMENT<br />

RESIDENTIAL<br />

(CONDOMINIUM)<br />

COMMERCIAL<br />

EXISTING SCHOOL<br />

EXISTING SHOP<br />

RESIDENTIAL<br />

(CONDOMINIUM)<br />

RESIDENTIAL<br />

(CONDOMINIUM)<br />

MIXED DEVELOPMENT<br />

EXISTING<br />

CHURCH<br />

COMMERCIAL<br />

Source: SJER CDP 2025<br />

<strong>13</strong> - 14


JOHOR BAHRU CITY CENTRE <strong>CHAPTER</strong> <strong>13</strong> | PART 3<br />

<strong>13</strong>.6 The Johor Bahru Waterfront Precinct<br />

Figure <strong>13</strong>.18: Extend the Waterfront into the City’s Activities<br />

The Johor Bahru Waterfront Precinct is important to Johor Bahru. It<br />

creates a new image that would connect the current development<br />

of the Conservation and Heritage Precinct to the waterfront areas.<br />

However, the new Selat Tebrau road to a certain extent has separated<br />

the city’s activities from the waterfront.<br />

The approach now is to bring the whole CBD into one contiguous level<br />

of activity by integrating Conservation and Heritage Precinct with the<br />

Johor Bahru Waterfront Precinct. In doing so, connectivity between<br />

these two precincts is transform into a seamless development flow.<br />

Figure <strong>13</strong>.17: Extend the streets and commercial activity of the City<br />

Centre to the Waterfront<br />

Source: SJER CDP 2025<br />

Figure <strong>13</strong>.19: Overcome the barrier of Selat Tebrau main thoroughfare<br />

and highway<br />

Source: SJER CDP 2025<br />

Source: SJER CDP 2025<br />

<strong>13</strong> - 15


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

The opportunity to create a waterfront land bank is now possible. This<br />

will lead to a new sizeable public waterfront space. Reclamation works<br />

has to be undertaken and it will involve 38.23 acres of land to create this<br />

new Johor Bahru Waterfront.<br />

Figure <strong>13</strong>.20: Extend the Pedestrian Connectivity to New Developments<br />

Another important contributing factor of this development onto the city<br />

is the restoration of abandoned shopping malls that have been badly<br />

affected by poor accessibility to the main commercial centre of the city.<br />

Figure <strong>13</strong>.21: Visual Analysis towards Waterfront Development<br />

Source: SJER CDP 2025<br />

Source: SJER CDP 2025<br />

Connectivity will be addressed in order to have Heritage Precinct<br />

connected to the new Waterfront Precinct. Link ways in the form<br />

of pedestrian overhead bridges will connect the buildings on the<br />

waterfront. Underpass link ways should also be created at two points of<br />

the land to have as many connections as possible thus making the area<br />

more accessible to pedestrians.<br />

Figure <strong>13</strong>.22: The Waterfront Development Land Use Zoning<br />

4.50 ac<br />

1.33 ac<br />

16.77 ac<br />

10.82 ac<br />

2.16 ac<br />

The new waterfront development must have a sense of space so as<br />

not to create an obstruction to the waterfront. Building blocks must not<br />

be too long in order to ensure enough visual impact including through<br />

corridors.<br />

Source: SJER CDP 2025<br />

1.67 ac<br />

Commercial<br />

Waterfront Development<br />

Parks<br />

Measuring 750m X 50m, the new waterfront will be a new focal point<br />

for a public space in front of Selat Tebrau. It will have acres of public<br />

open space where passive and active recreational facilities will be<br />

provided. The commercial activities proposed here will be of low-rise<br />

development – buildings can only be up to three storeys high or not<br />

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

not visually affected by the new development.<br />

<strong>13</strong> - 16<br />

Table <strong>13</strong>.8: The Propose Use and Activities<br />

Land Use and Activities<br />

Land Acreage<br />

Waterfront commercial<br />

17.48 acres<br />

Johor Bahru Waterfront Park 19.40 acres<br />

Roads and Infrastructure<br />

1.35 acres<br />

Total<br />

38.23 acres<br />

Source: SJER CDP 2025


JOHOR BAHRU CITY CENTRE <strong>CHAPTER</strong> <strong>13</strong> | PART 3<br />

Figure <strong>13</strong>.23: The Concept Master Plan<br />

KEY DIRECTIONS:<br />

H1: Designate the Heritage Precinct of Johor Bahru CBD as a<br />

Preservation and Conservation area.<br />

H2: Preservation and conservation of existing buildings and sites<br />

need to be continuously enforced.<br />

H3: Effort should be made to protect the feature of the heritage<br />

zone and the enhancement of the streetscape and new<br />

buildings within the vicinity of the conservation buildings and<br />

areas.<br />

buildings and its built environment of areas within the vicinity of these<br />

zones is very much lacking. Developments within the vicinity need to<br />

be controlled to ensure new buildings are complementary in scale and<br />

character and do not deteriorate the overall character of the area.<br />

Source: SJER CDP 2025<br />

Preservation and conservation of a building, however, is insufficient<br />

to create a unique city. Therefore there is a need to retain history,<br />

architectural style and ambiance of the entire area to bring back the<br />

city’s livelihood.<br />

<strong>13</strong>.7 The Conservation and Heritage Precinct<br />

The main objective of this development is to establish a high quality<br />

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

that the rejuvenation and beautification of this area will contribute<br />

significantly to the already unique and dynamic atmosphere.<br />

The approach is to reinforce the unique character established here. Past<br />

developments within the area have acknowledged the historical and<br />

cultural significance of this precinct. As future developments must also<br />

provide for long-term enhancement of the area, it is important that its<br />

unique character is reinstated.<br />

Preservation and conservation are an integral part of a city’s growth<br />

as it is a vital link to past development. Colonisation has influenced the<br />

building design and introduced a new architectural language and<br />

building technology to Johor Bahru in that era. The architecture can still<br />

be seen in some parts of the city and it is historically and architecturally<br />

unique. Badan Warisan <strong>Malaysia</strong> has identified several buildings for<br />

conservation and preservation. However, the development control over<br />

This area needs to encourage intense street level activity for the public<br />

at locations such as sidewalks, seating areas, vendors, public arts etc.<br />

The area should be able to instil a vibrant cultural atmosphere where<br />

arts, entertainment, and other cultural activities add richness and<br />

vitality to daily lives. Such activities are encouraged because they<br />

promote economic development, tourism, international prestige and an<br />

improved quality of life for Johor Bahru.<br />

Creating spaces for public art as part of public areas can also enhance<br />

the urban environment of the area. Public art reflects the identity of a<br />

city and gives voice to community and builds relationships between<br />

diverse groups. Public art within the plan area can create a civic<br />

splendour that expresses its history, identity and culture.<br />

It is important that meaningful heritage references are incorporated into<br />

in-fill developments. Equally important is to avoid elements of historical<br />

imagery, ‘Fake Old’ or kitsch within projects; where a proposed building<br />

mimics a heritage building.<br />

<strong>13</strong> - 17


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

Figure <strong>13</strong>.24: Approach to Development<br />

Figure <strong>13</strong>.25: Early Shophouse Designs<br />

Early Shop House<br />

Neo-Classical<br />

Eclectic Style<br />

Colonial<br />

Style<br />

Source: Pemeliharaan Warisan Rupa Bandar, Badan Warisan<br />

B. Protecting the Setting of Heritage Area<br />

Conservation & Preservation<br />

Segget Revitalization<br />

Street Improvement<br />

Connectivity<br />

Pocket Park<br />

Refurbishment / Maintain<br />

Buildings<br />

Source: SJER CDP 2025<br />

A. Preserve and Conserve Heritage Buildings<br />

The aim of preservation is to safeguard monuments or landmarks of the<br />

past. However, conservation is applied to buildings within conservation<br />

zone or a series of buildings within a block. Based on the inventory by<br />

Badan Warisan <strong>Malaysia</strong>, there are several pre-war buildings in the city<br />

centre. Most of the heritage buildings were designed with different<br />

architectural styles found such as the Early Shop Houses, the Neo-<br />

Classical, Eclectic styles and Colonial styles. Attention should also be<br />

given to protect the surviving buildings and efforts must be made to<br />

create suitable setting for the buildings. New inventories of buildings<br />

and sites of heritage values should continuously be done to ensure its<br />

protection and conservation.<br />

Several ways can be implemented to protect the heritage setting such<br />

as reviving activities, compatibility of in-fill buildings, and recreation of<br />

heritage.<br />

The new buildings shall respond to the heritage buildings by means<br />

of scale and form where its height, properties and rhythm must be<br />

synchronised with its surroundings. New buildings adjacent to the<br />

heritage zones should generally be similar and if necessary lowered to<br />

blend well with the heritage features.<br />

Negative impacts of new developments within or on the neighbouring<br />

heritage zones shall be minimised, for example larger massing of the<br />

new development should be located furthest from the heritage feature<br />

with smaller elements located closest.<br />

If possible, scale, proportions, colour, materials and architectural<br />

design of the new development, especially at lower levels, should be<br />

compatible with the neighbouring heritage zone.<br />

<strong>13</strong> - 18


JOHOR BAHRU CITY CENTRE <strong>CHAPTER</strong> <strong>13</strong> | PART 3<br />

Figure <strong>13</strong>.26: The massing for new building shall follow the proportions<br />

and the scale of the existing heritage building<br />

Source: Pemeliharaan Warisan Rupa Bandar, Badan Warisan<br />

New developments can also consider creating a sense of history<br />

through new architectural forms and materials with respect to the<br />

heritage buildings to provide interest and contrast with the general<br />

urban area.<br />

Figure <strong>13</strong>.27: Example of Conservation of Old Shophouses<br />

<strong>13</strong>.8 Revitalisation of Sungai Segget<br />

A. Significance of Sungai Segget<br />

In the 1800s when Singapore was part of the Malay States, the Johor<br />

ruler then, Temenggong Ibrahim, adopted the Kangchu System<br />

introduced by Sir Stamford Raffles in Singapore. Thus, cultivation of<br />

pepper and gambir became widespread as Chinese immigrants settled<br />

in Johor Bahru. Boats or sampans were the main mode of transport for<br />

traders who plied the rivers to trading posts in Johor. Running parallel<br />

to Jalan Wong Ah Fook, Sungai Segget was a major waterway that<br />

leads to Johor Bahru’s main thoroughfare. For decades the river was<br />

infamous for the pungent stink of rotting refuse as it was also a dumping<br />

ground for waste matter from the people living along its banks. The<br />

repulsive smell, most acute at low tide, would permeate the whole<br />

neighbourhood. When the tide was high, water flooded the upper<br />

reaches of Sungai Segget as its river mouth opened into the Straits of<br />

Johor. To regulate water levels at high tide and to control traffic, a seagate<br />

was thus constructed at the river mouth. Interestingly thereafter,<br />

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

probably mispronounced the word, turning it into what we now know as<br />

Segget. In recent years, the Government has undertaken cleaning and<br />

beautifying projects in several stages, which include massive dredging,<br />

widening and reinforcement of this waterway.<br />

B. Reviving Sungai Segget<br />

In reviving Sungai Segget, some key objectives identified are:<br />

KEY DIRECTION:<br />

CLEAN AND ENHANCE SUNGAI SEGGET AS A RIVER PARK<br />

SYSTEM By:<br />

• Opening up Segget River and execute beautification<br />

programme.<br />

• Execute river catchment management in terms of planning<br />

and development controls for the various land use and<br />

activities.<br />

• Better environmental management of stormwater/runoff to<br />

prevent and manage pollutants from entering the river system.<br />

Source: Pemeliharaan Warisan Rupa Bandar, Badan Warisan<br />

<strong>13</strong> - 19


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

Figure <strong>13</strong>.28: Location of Sungai Segget<br />

River Catchment<br />

Description<br />

Water Quality<br />

Class IV, DOE (2003)<br />

Contributing Factors to pollution<br />

Partially treated sewage from domestic and<br />

commercial premises.<br />

Source: Regional Environmental Assessment Study, SJER, UKM, 2006<br />

D. Planning Controls<br />

Sungai<br />

Segget<br />

• Phase out incompatible development such as industries and<br />

sewerage plants along the river corridor and impose stringent<br />

requirements for development along river corridor.<br />

• Formulate specific guidelines for development along the river<br />

corridor and catchment area.<br />

Source: SJER CDP 2025<br />

C. Managing Sungai Segget<br />

Healthy river catchment will create healthy water environment. Poor<br />

catchment will have direct impact on the water quality. Sungai Segget<br />

water quality is directly related to land use and activities taking place<br />

within its catchment area. Based on this, the proposed approach is to<br />

focus on the land uses and activities taking place within its catchments.<br />

It is crucial that polluting activities and land use be identified and<br />

prioritised so that specific management and control measures can be<br />

formulated and implemented according to the magnitude of pollution;<br />

risks to the receiving rivers and beneficial use of the rivers.<br />

Table <strong>13</strong>.9: Sungai Segget Catchment Description<br />

• Relocating of street hawkers into food centres with water supply<br />

and sewered wash areas.<br />

• Upgrade and enhance the facilities for hawkers and gradually<br />

reduce the number of hawkers that occupy the road shoulders,<br />

side or back lanes; by establishing proper hawker centres.<br />

• Provide incentives for developments that utilise river as its main<br />

feature. In doing so, people or businesses along the rivers can<br />

take ownership of the rivers within their frontage and help in<br />

monitoring the quality of the river.<br />

E. Beautify Sungai Segget<br />

River Catchment<br />

Sungai Segget<br />

Description<br />

Catchment area is about 3.6 sq.km.(360<br />

hectares)only.<br />

Smallest river draining into Selat Johor.<br />

Total length – 4km.<br />

Originates from Kebun Teh and Taman Century<br />

areas.<br />

Discharge into Selat Johor i.e. 200m from<br />

Causeway.<br />

Tidal gate at river outlet regulates the flow of river.<br />

A beautification program should be undertaken for Sungai Segget and<br />

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

effort overcome various environmental issues but it will also be a gift<br />

that can be given back to Johor Bahru.<br />

As the river is already lined, beautifying Sungai Segget can be done at<br />

two levels, at the water level as well as at the upper level. Shop houses<br />

facing the river can take advantage by adopting the frontages of the<br />

river and help maintain the cleanliness of the river.<br />

<strong>13</strong> - 20


JOHOR BAHRU CITY CENTRE <strong>CHAPTER</strong> <strong>13</strong> | PART 3<br />

Figure <strong>13</strong>.29: Illustrative Master Plan of Beautification of Sg. Segget<br />

<strong>13</strong>.9 Proposed Free Access Zone in Johor Bahru City<br />

As described in Chapter 9, proposed Free Access Zone (FAZ) will be<br />

planned on the eastern part of the Causeway. The 72.57 acres of land<br />

will allow free access for visitors from Singapore where a direct linkage<br />

to the FAZ will be constructed.<br />

Subject to approval by the SJA and the other authorities, the proposed<br />

FAZ will attract international visitation and will promote and enhance<br />

SJER as an international zone. Here, mixed use activities are allowed<br />

where offices, retail spaces, hotels and entertainment outlets will be<br />

developed as its core activities.<br />

The FAZ area will also be enhanced with a 20 acre promenade and<br />

open space which links the area to the whole water front of the western<br />

part of the Causeway of Johor Bahru city via pedestrian access.<br />

Figure <strong>13</strong>.30: Location of FAZ in Johor Bahru City Centre<br />

LANDUSE<br />

ACREAGE<br />

MIXED USE 46.32<br />

OPEN SPACE 20.60<br />

INFRASTRUCTURE 5.65<br />

TOTAL 72.57<br />

CITY<br />

SQUARE<br />

ABU BAKAR<br />

MOSQUE<br />

BUKIT<br />

TIMBALAN<br />

PROPOSED<br />

FREE ACCESS ZONE<br />

Source: SJER CDP 2025<br />

4.5m<br />

Shop houses<br />

Jalan Wong Ah Fook<br />

3m<br />

Source: SJER CDP 2025<br />

3m<br />

Sungai Segget<br />

<strong>13</strong> - 21


SECTION B<br />

PLANNING AND IMPLEMENTATION<br />

Figure <strong>13</strong>.31: Proposed Land Use Zoning of FAZ in Johor Bahru City<br />

Centre<br />

Figure <strong>13</strong>.32: Illustration Master Plan of FAZ in Johor Bahru City<br />

Centre<br />

MIXED USE<br />

9.68 ac<br />

MIXED USE<br />

11.17 ac<br />

MIXED USE<br />

12.40 ac<br />

MIXED USE<br />

<strong>13</strong>.07 ac<br />

OPEN SPACE<br />

20.60 ac<br />

Source: SJER CDP 2025<br />

Source: SJER CDP 2025<br />

<strong>13</strong> - 22

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