By AR Rahman

KUALA LUMPUR, Malaysia: The redevelopment of areas that are aging, dilapidated, and no longer capable of meeting the needs of a modern city involves far more than simply demolishing old structures to erect new ones. It is a matter of how a city manages its past while creating spaces that are safer, more livable, and valuable for future generations.

In Kuala Lumpur, this issue has gained significance as traditional settlements find themselves amidst the capital's rapid development. Decades-old buildings, narrow streets, drainage systems ill-suited to current urban density, a lack of public spaces, and limited basic amenities ultimately impact not only property values but also the safety, comfort, and economic opportunities of the residents.

Kampung Sungai Baru serves as a prime example of the complexities inherent in the redevelopment process. The project encompasses 328 properties—comprising 64 terrace house lots and 264 PKNS flat units—situated on land developed approximately five decades ago. Redevelopment negotiations began in 2016, while the land acquisition process for some of the properties was gazetted in 2021.

However, the situation in Kampung Sungai Baru cannot be viewed merely as a conflict between those who favor development and those who oppose it. While some owners have agreed to the redevelopment proposal, others dispute issues such as compensation values, the land acquisition process, and the status of their land. 

The government maintains that the land acquisition process is being carried out under the Land Acquisition Act 1960, with legal avenues available to parties dissatisfied with the compensation offered.

This is where the principles of the rule of law and property rights must serve as the foundation. Article 13 of the Federal Constitution provides protection for property, including the principle that no person shall be deprived of their property except in accordance with the law, and that such acquisition must be accompanied by adequate compensation. 

At the same time, land acquisition laws provide a mechanism for the government to acquire land for specific purposes, including development and the public interest.

Thus, the challenge lies not in choosing between development and property owners' rights, but in ensuring that both are respected within a framework that is transparent, fair, and accountable.

The issue of land status must also be discussed based on accurate facts. Kampung Sungai Baru is often associated with the Malay Agricultural Settlement (MAS) area of Kampong Baru.

However, based on title records and official government explanations, Kampung Sungai Baru does not bear the MAS endorsement; instead, it is held under a 99-year leasehold tenure. 

The government has clarified that the approximately 6.4-hectare (16-acre) area was formed in 1967 following the straightening of the Klang River and was subsequently developed by PKNS as an additional settlement for the Malay community.

This distinction is crucial because Kampong Baru and Kampung Sungai Baru cannot be equated in terms of land status. The administrative area of the Kampong Bharu Development Corporation encompasses approximately 120.292 hectares (300.73 acres), comprising 87.964 hectares (219.91 acres) of MAS land and 32.328 hectares (80.82 acres) of non-MAS land, which includes Kampung Sungai Baru.

At the same time, some residents dispute this status and have called for an inquiry into the land's standing. Therefore, this issue should be resolved through title documents, gazette records, legal processes, and judicial channels, rather than through perceptions or polemics.

A more significant issue than the land itself is the question of what would happen if we failed to redevelop areas that have long lagged behind.

Kuala Lumpur is grappling with increasingly complex urban infrastructure pressures. Drainage systems designed for the city's conditions decades ago are now struggling to cope with rising development, extensive paved surfaces, and increasingly intense rainfall.

DBKL has identified the need to reinforce the main drainage system, upgrade river capacities, construct retention ponds and pump stations, and implement flood mitigation projects.

Kampung Baru is no stranger to these issues. The Kuala Lumpur Flood Mitigation Project, for instance, specifically aims to reduce flooding incidents along Jalan Tun Razak, Jalan Gurney, Jalan Semarak, and in Kampung Baru and its surrounding areas.

Therefore, redevelopment efforts should not simply begin with the question, "How tall can the buildings be?" Instead, the primary question must be: "What infrastructure is required to ensure this area remains safe for habitation over the next 30, 50, or 100 years?"

Whenever heavy rain and flooding occur, residents in low-lying areas and older settlements are the first to face the risks—suffering from damaged homes and submerged vehicles.

*AR Rahman is a former civil servant who observes national and regional affairs from his porch in Kuala Lumpur's historic Kampung Baru.*