Section B Planning and Implementation

Part 3 Physical Planning Initiatives

CHAPTER 13
Johor Bahru City Centre
 chapter
Johor Bahru City Centre 13
13.1 Introduction Figure 13.1: Location Map of Johor Bahru CBD in Context of SEC

Johor Bahru, capital city of the State of Johor, has its area defined
within the Inner Ring Road – 1124.97 acres of land extending from
the inner ring road to Jalan Abu Bakar - Jalan Tun Dr Ismail. Its dense
development and clearly by defined streets, made up of a hierarchy
KULAI
of major and minor roads, that leads to the Johor Bahru waterfront SENAI
ULU
TIRAM

is accessorised with high commercial and government institutional

KEMPAS
activities. The capital city has a strong iconic building, Sultan Ibrahim
PEKAN
NENAS
Building on Bukit Timbalan that currently houses the State Administration. JB CITY CENTRE PASIR
GUDANG
Skyscrapers clustered within the city centre houses banks, regional NUSAJAYA

offices and large corporations; especially those along Jalan Tun Abdul
Razak, Jalan Wong Ah Fook and Jalan Trus. The low scale development,
dominated by traditional shop houses and retail outlets of high KUKUP

pedestrian activity, are found in the southern part along Jalan Meldrum,
Source: SJER CDP 2025
Jalan Segget and Jalan Ibrahim.
A. Existing Use and Activities
The Johor Bahru city is growing northwards and now a high pattern of
The Johor Bahru city centre has currently a blend of activities. As the
linear development can be seen along the northern part of Jalan Tun
capital city, a large part of the city centre is devoted to the state
Abdul Razak towards Skudai and Senai.
administration departments. This is reflected in the 34.9% use of land
in the city as institutional and government reserves, the single largest
While there has been some recent signs of revival in the retail sector,
category in the city. Land use by other sectors such as residential
there is a need to create a shopping street or ‘golden mile’ of shopping
and commercial are relatively lower especially when compared to
haven in Johor Bahru. This is necessary in order to revitalise the once
the amount of infrastructure available in the city centre. Hence, the
renowned strength of the city in retail and trading.
composition of infrastructure with respect to the activities carried out
needs to be more balanced in order for Johor Bahru to enhance its
position as the main city centre for SJER.

13 - 1
SECTION B PLANNING AND IMPLEMENTATION

Table 13.1: Existing Land Use

No Land Use Activities Acreage (ac) %

1 Housing 144.48 12.84
2 Commercial and Retail 75.56 6.72
3 Institutional and 392.80 34.92
Government Reserves
4 Mixed Development 102.45 9.11
5 Promenade 28.00 2.49
6 Roads and Rail 179.03 15.91
7 Free Access Zone 68.42 6.08

8 Open Space and Undeveloped Land 105.20 9.35

9 Infrastructure and Utilities 29.03 2.58

TOTAL 1124.97 100.00

Source: SJER CDP 2025

Figure 13.2: Johor Bahru City Centre and Land Use Activities

Bukit
Cagar

Abu Bakar Mosque

Grand Palace Bukit

Timbalan

Source: SJER CDP 2025

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 JOHOR BAHRU CITY CENTRE CHAPTER 13 | PART 3

B. Residential Development Figure 13.3: Existing Malay urban villages in City Centre

Johor Bahru city centre is experiencing an increase in residential

communities where old government housing lands, on Bukit Saujana
and Jalan Yahya Awal, have been transformed to make way for higher Kg. Wadi Hana
density housing. Concurrently, this has increased the city’s population; Kg. Ngee Heng
an important factor of the city’s livelihood. As at 2005, it was estimated
that over 18,800 people spread over 139.32 acres of residential land
Kg. Mahmoddiah
lived in the city centre. This increases the density of the city centre area Kg. Kubur
to a gross density of 15 people per acre – but still low compared to
other cities that assume the role of being a capital city. Kg. Gertak Merah

C. Urban Villages

Johor Bahru city centre has several urban villages, Kg. Mahmoddiah, Kg.
Kubur, Kg. Wadi Hana and traces of Kg. Ngee Heng and Kg. Ah Siang,
within its defined boundary and this makes up the broader population
base of the city. These urban villages, which are mainly Malay villages,
Source: SJER CDP 2025
accounts for up to 55.97 hectares of land and is estimated to have a
population of 5,597 people.

Table 13.2: Urban Villages in Johor Bahru City

Name of Urban Villages Acreage (hectares)

Kg. Mahmoddiah
Kampung Mahmoddiah 11.35
Kampung Ngee Heng 1.17
Kampung Gertak Merah 10.77
Kampung Kubur 7.41
Kampung Masjid 3.85
Kampung Wadi Hana 21.42
TOTAL 55.97 Kg. Wadi Hana
Source: SJER CDP 2025

The development of the city encroaches into the boundaries of

these urban villages especially areas along the inner ring road. Such
encroachment leads to development pressure on these villages, which
were once prime residential areas of Johor Bahru. Significant effort is
therefore required to better the quality of life in these urban villages. In
the long term, these villages should be sensitively redeveloped to create Kg. Ngee Heng
better planned neighbourhoods with amenities and utilities.

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SECTION B PLANNING AND IMPLEMENTATION 2006-2025

D. Heritage in Johor Bahru City Centre

The city of Johor Bahru has a rich history that dates as early as the 16th
century. The urbanisation of Johor began in 1855 when its ruler, of the
Temenggong Lineage, marked the beginning of Modern Johor. This was
followed later by the 21st Sultan of Johor – Sultan Abu Bakar (1862-1895)
who laid the foundation for developing Johor into a modern state. This
has transformed Johor Bahru from a fishing village into a thriving city.

Today the city reflects its rich history through buildings like the Sultan
Ibrahim Building, the Sultan Abu Bakar Mosque, and the Grand Palace
or Istana Besar Johor. The Istana Besar boasts a distinct Anglo-Malay
Bukit Timbalan Shophouses in Johor Bahru
architecture and houses the museum where priceless treasures of
The shop houses along Jalan Tun Abdul Razak, Jalan Selat Tebrau,
the Royal Collection are showcased. In addition the Johor Bahru
Jalan Ibrahim, Jalan Trus and Jalan Wong Ah Fook are where traders
Railway Station and Maktab Sultan Abu Bakar (English College) are
from Arab, India and China used to come to trade spices and tobacco
also significant landmarks. These buildings have become an important
and there are more than 246 shophouses with great heritage value that
part of Johor Bahru’s urban fabric and are heritage landmarks of the
can be found here – mostly built in the 1920’s.
city. These buildings are significant not only from Johor but also from a
national standpoint as many historical events of national importance
E. Recent Development
has occured here. Thus, it is important that these buildings be retained
and classified as the heritage of the city. The latest addition of development in the city centre is the Johor
International Convention Centre (JICC), also known as Persada Johor.
Figure 13.4: Heritage Shophouse Buildings in Johor Bahru City It is located on a 2.43 hectare site next to the Puteri Pacific Hotel. The
convention centre has a built-up area of 24,022 sq.m. (258,579 sq.ft.).
It will be the leading multi-purpose facility in Johor where various trade
shows and conventions will be held. The convention centre has a
maximum capacity of up to 3500 delegates.

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

Integrated Southern Gateway (Gerbang Selatan Bersepadu) complex.
It comprises mainly of the Customs Office; immigration and quarantine
complex (almost 230,000 sq.m), and the Immigration checkpoint and
the Johor Bahru Sentral; a transportation hub that will integrate trains
and buses and in the future light rail system for the city.

Source: SJER CDP 2025

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 JOHOR BAHRU CITY CENTRE CHAPTER 13 | PART 3

F. Government Reserves/Special Use Activities in Johor Potential Use and Supply for Land Acreage
Bahru City New Land (hectares)
Most of the land in the city centre cannot be developed especially
Traditional To be preserved and na
those classified under special land uses like the Grand Palace (Istana Shophouses – In the conserved; especially the
Besar), the Abu Bakar Mosque and the Bukit Timbalan. There are also vicinity of Jalan Trus, traditional shop houses
Jalan Dhoby, Jalan that are already identified
many lands owned by government institutions that houses established Meldrum. as heritage buildings.
schools and government quarters. These government reserve lands In-fill development are
encouraged, however
possess prime property value and the limitations to develop these lands design controls need to be
have led to other solutions in overcoming the challenge in making the enforced.

city alive and vibrant. These special land usages can be integrated with Government Land/ It has the potential to be 4.48
the new development because non-economic and non-heritage value Use redevelop as current use is
Government uneconomical in context of
land can still be put to better use under the CDP. quarters, former city centre status of Johor
prison and vacant Bahru
lands.
G. Land Supply in Johor Bahru City Centre
Coastal Waterfront It has potential to be 149.13
With exisitng developments and the large portions designated for
Roads and pockets developed for public usage;
special use, Johor Bahru has limited land supply. The following areas of commercial parks, plazas and low rise
development commercial can create a
listed below have been identified as potential areas for development or
new waterfront for Johor
redevelopment Bahru City

Table 13.3: Potential Land Supply for Development in Johor Bahru Established housing To be enhanced with na
and commercial streetscape beautification
Activities in Johor Potential Use and Supply for Land Acreage development programmes and
Bahru City New Land (hectares) Residential, offices, incorporated into the whole
shopping complex city planning.
Special Uses To be preserved as 68.16 and hotels etc.
Bukit Serene Palace, landmarks and statement
Royal Cemetery, of history and culture to the
Sultan Abu Bakar city. 13.2 Goal
Mosque.
GOAL:
CIQ – Areas To become a major catalyst 31.69 JB 1: Regenerate Johor Bahru into a vibrant economic centre while
committed for the eastern part of Johor
for integrated Bahru City. preserving its cultural and heritage values.
development.

Bukit Timbalan – It has the potential to be
State administration developed as the Centre
that will be moved for Arts and Culture of Johor
to Nusajaya. as well as a Museum. Bukit
Timbalan’s extensive area
can then be opened up as
part of the city’s greenery.
The key development strategy for the SEC is to regenerate Johor Bahru
11.20
into a vibrant economic centre while preserving its cultural and heritage
values. Existing cities like Johor Bahru has much to offer as its heritage
and cultural values are important urban elements that give soul and
character to the city.

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

must not neglect Johor Bahru as an important urban centre that has
existed since the 20th Sultan; Temenggong Tun Daeng Ibrahim officially
declared Johor Bahru as the Johor state capital that we know today.

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SECTION B PLANNING AND IMPLEMENTATION

Regenerating Johor Bahru city needs a comprehensive plan that Various areas will be identified for enhancement and proposals for
will include action plans such as urban redevelopment and urban renovation and reinvestment will benefit the city from the economic
beautification. and social aspects. An important aspect of urban regeneration is the
need to be sensitive to preserve and even enhance the sense of local
Though Johor Bahru is not as old as some cities and towns in Malaysia, community that has been built over many generations.
regeneration is part of the evolution stage of town planning and it can
play a major role in enhancing the urban landscape of Johor Bahru
that has, over the years, been neglected due to urbanisation. Such
programme will also make inner city living more viable as more parks
and amenities can be made available.

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

Bukit
Cagar

Abu Bakar Mosque

Grand Palace
Bukit
Timbalan
Conservation & Heritage Zone
Heritage Park Zone 1
New Emerging Communities
Areas Potential for Redevelopment
Royal Heritage Cemetery Zone
Existing & In-fill Development Zone
Integrated New Development
New Coastal Development
Boundary

Source: SJER CDP 2025

13 - 6

13.3 Objectives
Objective 1- Create a distinct Central Business District (CBD)
Johor Bahru lacks the focal point that most world-class cities have. This
undefined core area is one of the key elements that is currently missing
in the city centre. This focal point would help to further reemphasise its
importance as a major business centre. By creating an urban core in the
city centre, it could further enhance real estate values in the vicinity to
create opportunities for new development areas that is lacking in the
city centre.
Objective 2 - Encourage diversity in terms of land use, activities and
built form
This requires an enhancement of existing uses complemented by the
introduction of new ones within the city. Diversity should encourage
retail, commercial, office, residential, entertainment, cultural and both
active and passive recreational uses in the city centre.
Objective 3 - Encourage Brownfield Development
Due to limited land supply in the central area, brownfield and in-fill
development are to be encouraged. Uneconomical use of prime lands
must be avoided. Instead, developments that create new land banks
for real estate development should be explored to enhance the city’s
needs for quality living environment and sustainable developments.
Objective 4 - Encourage living in the city
In order to sustain the city centre, people must be encouraged to
live in the city. This will allow the city to grow and ensure a sustainable
economy for the city. As a city that wants to attract international
businesses, 24-hour activities are important. Currently, the percentage
of people living in the city is low and mostly made up of those staying in
the government quarters and the Malay urban villages. Even so, these
are currently low density and low quality homes.
Objective 5 - Foster physical continuity and connectivity
Johor Bahru city centre needs physical continuity spaces to allow the
freedom of movement as this is in line with prioritising the pedestrians.
Furthermore, there is a need to upgrade the public transportation
system.
JOHOR BAHRU CITY CENTRE CHAPTER 13 | PART 3
Objective 6 - Reinforce the unique local character and heritage features
Heritage references should be incorporated into the designs used
for in-fill developments that are within conservation areas. The new
developments at certain designated zones should complement the
local character of the area.
Objective 7 - Preserve and enhance natural environment
Every effort to be made to enhance and preserve the natural
environment and access to it in respect of rivers, mangrove areas, forest
reserves in the city.
Objective 8 - Promote a vibrant cultural atmosphere
Arts, entertainment and other cultural activities are vital elements of
the city centre and these activities should be encouraged since it also
promotes economic development, tourism, international prestige and
improves the quality of life.
Objective 9 - Preserve important view corridors
Within the city centre, there are significant views and vistas, including
the Straits of Tebrau, Bukit Timbalan, the Grand Palace – Istana Besar
and the Sultan Abu Bakar Mosque. This needs to be preserved.
Objective 10 - Promote public art
Public art reflects the identity of a city and it is the voice of the local
communities and helps to strengthen relationships between diverse
groups. As the southern gateway of the country, Johor Bahru will be
able to showcase the country’s arts heritage to visitors. Public art will be
displayed in allotted areas around the city.
Objective 11 - Promote approriate street activity
Create public activities along the streets, including sidewalks, seating
areas and dedicated areas for vendors. New development that
accommodates intense street level activity should be encouraged.
Efforts made in Jalan Meldrum and Jalan Wong Ah Fook should be
continued throughout the inner part of Johor Bahru city that is still within
a 300 – 400m radius; accessible to pedestrians.
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SECTION B PLANNING AND IMPLEMENTATION
Figure 13.6: Walking radius within the City Centre
380m
Source: SJER CDP 2025
Objective 12 – Enhance the Waterfront areas of Johor Bahru City
A special feature of Johor Bahru City is the waterfront area that faces
Singapore. Opportunities should be taken to enhance the waterfront
area with priorities are focused on having public parks and plazas.
13.4 New Business District for Johor Bahru City
KEY DIRECTION:
JB 2: Create a New Business District for Johor Bahru that will enhance
the physical, economic and social environment of the city centre.
Johor Bahru needs a strong sense of place that is attractive, appealing
and marketable. People interpret places in relation to their existing
surroundings. If new buildings and spaces are to inspire confidence in
investors and local communities, they should be designed to reinforce
local identity, both cultural and physical, conserve the best features
and respond to local patterns of circulation and use. This is particularly
important for brownfield sites where such development represents an
opportunity to reclaim an area often perceived as degraded and not
cost-effective.
13 - 8
Jalan Tun Abdul Razak, Jalan Wong Ah Fook and Jalan Bukit Timbalan
area is currently the focal point of the city; it is where the hive of activity
is. The area is the site of important buildings such as the office of the
Johor Bahru City Council, Kota Raya shopping mall, the Ansar building,
the Puteri Pacific Hotel (an urban development project built over what
used to be Kampung Pahang) and Sultan Ibrahim Building at Bukit
Timbalan, itself an iconic symbol of Johor Bahru. A new convention
centre, Persada Johor will add value to the city centre. This area is
almost fully built-up though there are small pockets of land, which will
need quality in-fill development.
Therefore, there is a need to look at areas beyond this current focal
point area; where quality urban spaces can be created and new
opportunities for inner city developments can take place. The area
outlined by Jalan Abdul Rahman Andak – Jalan Ayer Molek, where the
former prison and the government quarters are, have great potential
to become part of the urban core for Johor Bahru city centre. When
combined with the existing core area, Jalan Bukit Timbalan, a new CBD
for Johor Bahru city centre can be created.
Figure 13.7: The City Centre and Proposed New Business District
Johor Bahru City
Centre
1124.97 ac
Johor Bahru New
CBD
392.40 ac
Source: SJER CDP 2025
 JOHOR BAHRU CITY CENTRE CHAPTER 13 | PART 3

The Development Approach Functions of the Three Precincts

In creating a new business district for Johor Bahru, the approach is to The three identified precincts have three distinct functions that will
create a new and bigger core area for the city. The new business district enhance the role of the CBD.
will create a new business address for the city that must be of a sizeable
size of land development. Table 13.4: Functions of Three Main Precincts in CBD

Precinct Function of Area

Thus, the proposed new CBD for Johor Bahru will encompass a total
The Johor Bahru City Waterfront • Public Space and
area of 392.40 acres of land or 35.2% of Johor Bahru city centre. Precinct
Recreation
- A Land Reclamation and Urban
Beautification Programme
Planning Precincts • Retail and Tourist Shopping

The proposed CBD covers an area of 436.58 acres of land and three • Dining and Entertainment
main precincts have been defined for the proposed CBD that will
• Festival Market – Local
require comprehensive planning and development. The planning
Crafts
precincts identified are:

The Heritage Precinct • Arts & Culture

• The Johor Bahru City Waterfront Precinct;
- A Conservation Programme
• Administration
• The Heritage Precinct; and
• Small Professional Offices
• The Business and Central Park Precinct.
• Tourism – Hotels and Tourist
Figure 13.8: Development approach of the proposed CBD Operators

• Retail

The Business and Central Park • Financial and Business

Precinct
Centres
- A Redevelopment Programme
• Central Park and Open
Spaces

• Mixed and Integrated

Development

• Residential – Apartments
and Service Apartments

• Corporate Offices

• Big Box Retail Centres

(Malls)

• Tourism – 5 star Hotels

• Convention
Source: SJER CDP 2025

Source: SJER CDP 2025

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SECTION B PLANNING AND IMPLEMENTATION

13.5 The Master Plan of Johor Bahru the Proposed CBD Figure 13.10: Illustrative Master Plan for Johor Bahru CBD

The master plan for the CBD is intended to regenerate the older and
uneconomical land into prime properties; but most importantly, it will
create the much needed public spaces and public amenities in the city
to meet the needs of its increasing young population.

A. Creating Parks and Public Realms

More than 35.51 acres of land will be dedicated to parks and public
realms. These spaces do not only enhance the built environment of the
area but also provides the ‘breathing’ space a city needs. A Central
Park of 18.5 acres of land will be created in the Business and Central
Park Precinct as a main feature of the urban redevelopment program.
The Central Park takes the design of a linear park so as to enhance
properties surrounding it and to allow easy public access from various
points of the CBD.

B. Network of Greens and Pedestrian

The Central Park will be part of a network of parks in the city centre. A
network of pedestrian linkage provides connectivity to the overall CBD
area that links residential areas to offices and shopping areas. The park
system will include the Bukit Timbalan Park, which will be opened to the
public once the state administration moves to Nusajaya, and eventually
terminates at the park in the Johor Bahru Waterfront precinct.

Figure 13.9: Green and Pedestrian Network

Pedestrian Network
Green Network

Source: SJER CDP 2025

Source: SJER CDP 2025

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 JOHOR BAHRU CITY CENTRE CHAPTER 13 | PART 3

Figure 13.11: Illustrative Master Plan for Johor Bahru Central Park C. A New Business Address and Economic Opportunities

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

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

AMPHITHEATRE Park and this will be offered as prime business offices and retail spaces.
These new space provides opportunities for new economic initiatives to
be sited here. Creative industry initiatives can be one of the major uses
of activities here. This will also lead to demand for inner city living and
GARDEN
retail spaces that the Johor Bahru Business and Central Park precinct
needs.

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

CENTRAL PLAZA space. These potential sites ranges from 1.5 to 10 acres plot of land and
its prospective use and its guiding plot ratios are indicated below. This
illustrates the potential of development available within the new CBD area.

Table 13.5: Potential Land made available in New CBD

Plot Acreage (ac) Potential and Prefered

Use
1 5.39 MIXED USE
RIVER
2 11.14 MIXED USE
3 7.71 MIXED USE
4 3.39 COMMERCIAL
5 10.54 MIXED USE
6 3.32 COMMERCIAL
7 3.07 COMMERCIAL
8 8.06 RESIDENTIAL
9 6.60 COMMERCIAL
10 3.42 RESIDENTIAL
11 1.67 COMMERCIAL
12 4.56 COMMERCIAL
13 5.27 RESIDENTIAL
14 5.30 MIXED USE
15 5.88 RESIDENTIAL
Source: SJER CDP 2025 16 2.29 COMMERCIAL
17 2.13 COMMERCIAL
18 3.48 COMMERCIAL
TOTAL 93.22
Source: SJER CDP 2025
Note : Based on Table 13.5, it is estimated that the total built up area of 18
million sq. ft of commercial floor space can be made available to new business
opportunities and investors.
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SECTION B PLANNING AND IMPLEMENTATION

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

Source: SJER CDP 2025

D. Enhancing the City Structure

The existing landmark, Bukit Timbalan, will remain as the main landmark
that can be perceived from the 3 precincts and a secondary landmark
will be introduced to enhance its orientation within the CBD.

Gateways are also introduced to welcome visitors and prospective

investors to the CBD. Several of these gateway points have been
identified and are mainly built along all major entrances into the area.
These gateways are just elements of the landscape or buildings that
reflect the element of entering an important area.
The axis line that runs through the new proposed CBD area helps to
organise the public spaces and it terminates at the Johor Bahru City
Waterfront Precinct.
Source: SJER CDP 2025
To enhance the urban fabric, existing roads within the city will be
connected to the surrounding area via existing main roads of Jalan
Tun Abdul Razak - Jalan Wong Ah Fook, and Jalan Trus - Jalan Ayer
Molek. Jalan Trus and Jalan Ayer Molek will be enhanced with new
streetscapes. Connectivity to the surrounding areas will be emphasised
to ensure permeability into the city centre.

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 JOHOR BAHRU CITY CENTRE CHAPTER 13 | PART 3

E. New Land Use Structure

Plot Acreage (Hec) Plot Ratio Max Height
The three main zones will feature different functions and features
4 3.39 6 20
to create a vibrant CBD for Johor Bahru. It will ensure that new
5 10.54 3 20
developments will blend well with the existing heritage fabric of the city
6 3.32 6 20
– landmarks and icons that relate to the history of the city. The following
table indicates the new land use structure and what the plan provides: 7 3.07 6 20

8 8.06 4 20
Table 13.6: Land Use Structure of CBD
9 6.60 4 20
Land Use Structure of CBD Land Area (acres)
10 3.42 6 20
New Land Parcels 42.37
11 1.67 2 4
Government Buildings 44.39
12 4.56 4 16
Central Park 5.10
13 5.27 4 16
Pocket Parks, Open Space and Plazas 17.86
14 5.30 4 16
Public Amenities
15 5.88 4 16
• Schools 26.94
16 2.29 6 14
6.52
• Places of Worship
17 2.13 6 14

18 3.48 5 14
Other Existing Development Preserved 146.62 Source: SJER CDP 2025

Others – roads etc 102.60

Figure 13.14: Building Height Figure 13.15: Side Parking/Park
Total land Acreage 392.40 Control ing Areas
Source: SJER CDP 2025

F. Development Control

The controlling factors for the new CBD will be the floor area
requirement. In general, the ratio of the Central Planning Area gross plot
is 1: 5.0. However, when translated into detailed plots, the result is a plot
ratio ranging from a minimum 2.0 to a maximum 6.0.

Table 13.7: The Control Factors

Plot Acreage (Hec) Plot Ratio Max Height

1 5.39 6 26

2 11.14 4 26
Side Parking / Surface Parking
3 7.71 5 26 >20 Storey
Basement Parking
20-16 Storey
<16 Storey

Source: SJER CDP 2025 Source: SJER CDP 2025

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SECTION B PLANNING AND IMPLEMENTATION

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

MIXED DEVELOPMENT
MIXED DEVELOPMENT

PARK

CENTRAL PARK
COMMERCIAL

EXISTING TNB
MIXED DEVELOPMENT
BUILDING

RESIDENTIAL
(CONDOMINIUM)

COMMERCIAL

EXISTING SCHOOL

EXISTING SHOP

RESIDENTIAL
RESIDENTIAL (CONDOMINIUM)
(CONDOMINIUM)

MIXED DEVELOPMENT

EXISTING
CHURCH

COMMERCIAL

Source: SJER CDP 2025

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 JOHOR BAHRU CITY CENTRE CHAPTER 13 | PART 3

13.6 The Johor Bahru Waterfront Precinct Figure 13.18: Extend the Waterfront into the City’s Activities

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

creates a new image that would connect the current development
of the Conservation and Heritage Precinct to the waterfront areas.
However, the new Selat Tebrau road to a certain extent has separated
the city’s activities from the waterfront.

The approach now is to bring the whole CBD into one contiguous level
of activity by integrating Conservation and Heritage Precinct with the
Johor Bahru Waterfront Precinct. In doing so, connectivity between
these two precincts is transform into a seamless development flow.

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

Source: SJER CDP 2025

Figure 13.19: Overcome the barrier of Selat Tebrau main thoroughfare

and highway

Source: SJER CDP 2025

Source: SJER CDP 2025

13 - 15
SECTION B PLANNING AND IMPLEMENTATION

The opportunity to create a waterfront land bank is now possible. This
will lead to a new sizeable public waterfront space. Reclamation works
has to be undertaken and it will involve 38.23 acres of land to create this
new Johor Bahru Waterfront.
Figure 13.20: Extend the Pedestrian Connectivity to New Developments
Another important contributing factor of this development onto the city
is the restoration of abandoned shopping malls that have been badly
affected by poor accessibility to the main commercial centre of the city.
Figure 13.21: Visual Analysis towards Waterfront Development

Source: SJER CDP 2025

Source: SJER CDP 2025

Figure 13.22: The Waterfront Development Land Use Zoning
Connectivity will be addressed in order to have Heritage Precinct
connected to the new Waterfront Precinct. Link ways in the form
of pedestrian overhead bridges will connect the buildings on the 4.50 ac
waterfront. Underpass link ways should also be created at two points of
1.33 ac
the land to have as many connections as possible thus making the area 16.77 ac
10.82 ac
more accessible to pedestrians. 2.16 ac

1.67 ac

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

not to create an obstruction to the waterfront. Building blocks must not Waterfront Development
be too long in order to ensure enough visual impact including through Parks

corridors. Source: SJER CDP 2025

Measuring 750m X 50m, the new waterfront will be a new focal point Table 13.8: The Propose Use and Activities
for a public space in front of Selat Tebrau. It will have acres of public
Land Use and Activities Land Acreage
open space where passive and active recreational facilities will be
provided. The commercial activities proposed here will be of low-rise Waterfront commercial 17.48 acres
development – buildings can only be up to three storeys high or not Johor Bahru Waterfront Park 19.40 acres
more than 12 meters. This is to ensure that certain icons of the city are
Roads and Infrastructure 1.35 acres
not visually affected by the new development.
Total 38.23 acres
Source: SJER CDP 2025
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Figure 13.23: The Concept Master Plan
Source: SJER CDP 2025
13.7 The Conservation and Heritage Precinct
The main objective of this development is to establish a high quality
urban design and built form within the area. In doing so, it is hoped
that the rejuvenation and beautification of this area will contribute
significantly to the already unique and dynamic atmosphere.
The approach is to reinforce the unique character established here. Past
developments within the area have acknowledged the historical and
cultural significance of this precinct. As future developments must also
provide for long-term enhancement of the area, it is important that its
unique character is reinstated.
Preservation and conservation are an integral part of a city’s growth
as it is a vital link to past development. Colonisation has influenced the
building design and introduced a new architectural language and
building technology to Johor Bahru in that era. The architecture can still
be seen in some parts of the city and it is historically and architecturally
unique. Badan Warisan Malaysia has identified several buildings for
conservation and preservation. However, the development control over
JOHOR BAHRU CITY CENTRE CHAPTER 13 | PART 3
KEY DIRECTIONS:
H1: Designate the Heritage Precinct of Johor Bahru CBD as a
Preservation and Conservation area.
H2: Preservation and conservation of existing buildings and sites
need to be continuously enforced.
H3: Effort should be made to protect the feature of the heritage
zone and the enhancement of the streetscape and new
buildings within the vicinity of the conservation buildings and
areas.
buildings and its built environment of areas within the vicinity of these
zones is very much lacking. Developments within the vicinity need to
be controlled to ensure new buildings are complementary in scale and
character and do not deteriorate the overall character of the area.
Preservation and conservation of a building, however, is insufficient
to create a unique city. Therefore there is a need to retain history,
architectural style and ambiance of the entire area to bring back the
city’s livelihood.
This area needs to encourage intense street level activity for the public
at locations such as sidewalks, seating areas, vendors, public arts etc.
The area should be able to instil a vibrant cultural atmosphere where
arts, entertainment, and other cultural activities add richness and
vitality to daily lives. Such activities are encouraged because they
promote economic development, tourism, international prestige and an
improved quality of life for Johor Bahru.
Creating spaces for public art as part of public areas can also enhance
the urban environment of the area. Public art reflects the identity of a
city and gives voice to community and builds relationships between
diverse groups. Public art within the plan area can create a civic
splendour that expresses its history, identity and culture.
It is important that meaningful heritage references are incorporated into
in-fill developments. Equally important is to avoid elements of historical
imagery, ‘Fake Old’ or kitsch within projects; where a proposed building
mimics a heritage building.
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SECTION B PLANNING AND IMPLEMENTATION

Figure 13.24: Approach to Development Figure 13.25: Early Shophouse Designs

Eclectic Style Colonial

Early Shop House
Style
Neo-Classical

Source: Pemeliharaan Warisan Rupa Bandar, Badan Warisan

B. Protecting the Setting of Heritage Area

Several ways can be implemented to protect the heritage setting such

as reviving activities, compatibility of in-fill buildings, and recreation of
Conservation & Preservation heritage.
Segget Revitalization

Street Improvement The new buildings shall respond to the heritage buildings by means

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

Pocket Park synchronised with its surroundings. New buildings adjacent to the

Refurbishment / Maintain heritage zones should generally be similar and if necessary lowered to
Buildings
blend well with the heritage features.
Source: SJER CDP 2025

A. Preserve and Conserve Heritage Buildings Negative impacts of new developments within or on the neighbouring
heritage zones shall be minimised, for example larger massing of the
The aim of preservation is to safeguard monuments or landmarks of the
new development should be located furthest from the heritage feature
past. However, conservation is applied to buildings within conservation
with smaller elements located closest.
zone or a series of buildings within a block. Based on the inventory by
Badan Warisan Malaysia, there are several pre-war buildings in the city
If possible, scale, proportions, colour, materials and architectural
centre. Most of the heritage buildings were designed with different
design of the new development, especially at lower levels, should be
architectural styles found such as the Early Shop Houses, the Neo-
compatible with the neighbouring heritage zone.
Classical, Eclectic styles and Colonial styles. Attention should also be
given to protect the surviving buildings and efforts must be made to
create suitable setting for the buildings. New inventories of buildings
and sites of heritage values should continuously be done to ensure its
protection and conservation.

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Figure 13.26: The massing for new building shall follow the proportions
and the scale of the existing heritage building
Source: Pemeliharaan Warisan Rupa Bandar, Badan Warisan
New developments can also consider creating a sense of history
through new architectural forms and materials with respect to the
heritage buildings to provide interest and contrast with the general
urban area.
Figure 13.27: Example of Conservation of Old Shophouses
Source: Pemeliharaan Warisan Rupa Bandar, Badan Warisan
JOHOR BAHRU CITY CENTRE CHAPTER 13 | PART 3
13.8 Revitalisation of Sungai Segget
A. Significance of Sungai Segget
In the 1800s when Singapore was part of the Malay States, the Johor
ruler then, Temenggong Ibrahim, adopted the Kangchu System
introduced by Sir Stamford Raffles in Singapore. Thus, cultivation of
pepper and gambir became widespread as Chinese immigrants settled
in Johor Bahru. Boats or sampans were the main mode of transport for
traders who plied the rivers to trading posts in Johor. Running parallel
to Jalan Wong Ah Fook, Sungai Segget was a major waterway that
leads to Johor Bahru’s main thoroughfare. For decades the river was
infamous for the pungent stink of rotting refuse as it was also a dumping
ground for waste matter from the people living along its banks. The
repulsive smell, most acute at low tide, would permeate the whole
neighbourhood. When the tide was high, water flooded the upper
reaches of Sungai Segget as its river mouth opened into the Straits of
Johor. To regulate water levels at high tide and to control traffic, a sea-
gate was thus constructed at the river mouth. Interestingly thereafter,
the river was referred to as “sea-gate” but through the years, the locals
probably mispronounced the word, turning it into what we now know as
Segget. In recent years, the Government has undertaken cleaning and
beautifying projects in several stages, which include massive dredging,
widening and reinforcement of this waterway.
B. Reviving Sungai Segget
In reviving Sungai Segget, some key objectives identified are:
KEY DIRECTION:
CLEAN AND ENHANCE SUNGAI SEGGET AS A RIVER PARK
SYSTEM By:
• Opening up Segget River and execute beautification
programme.
• Execute river catchment management in terms of planning
and development controls for the various land use and
activities.
• Better environmental management of stormwater/runoff to
prevent and manage pollutants from entering the river system.
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SECTION B PLANNING AND IMPLEMENTATION

Figure 13.28: Location of Sungai Segget River Catchment Description

Water Quality
Class IV, DOE (2003)
Contributing Factors to pollution
Partially treated sewage from domestic and
commercial premises.
Source: Regional Environmental Assessment Study, SJER, UKM, 2006

D. Planning Controls

Sungai • Phase out incompatible development such as industries and

Segget sewerage plants along the river corridor and impose stringent
requirements for development along river corridor.

• Formulate specific guidelines for development along the river

corridor and catchment area.

Source: SJER CDP 2025

• Relocating of street hawkers into food centres with water supply
C. Managing Sungai Segget
and sewered wash areas.
Healthy river catchment will create healthy water environment. Poor
catchment will have direct impact on the water quality. Sungai Segget
• Upgrade and enhance the facilities for hawkers and gradually
water quality is directly related to land use and activities taking place
reduce the number of hawkers that occupy the road shoulders,
within its catchment area. Based on this, the proposed approach is to
side or back lanes; by establishing proper hawker centres.
focus on the land uses and activities taking place within its catchments.
It is crucial that polluting activities and land use be identified and
• Provide incentives for developments that utilise river as its main
prioritised so that specific management and control measures can be
feature. In doing so, people or businesses along the rivers can
formulated and implemented according to the magnitude of pollution;
take ownership of the rivers within their frontage and help in
risks to the receiving rivers and beneficial use of the rivers.
monitoring the quality of the river.
Table 13.9: Sungai Segget Catchment Description
E. Beautify Sungai Segget

River Catchment Description A beautification program should be undertaken for Sungai Segget and
Sungai Segget Catchment area is about 3.6 sq.km.(360 turn it into the new ‘life line’ for the city. Not only will the beautification
hectares)only. effort overcome various environmental issues but it will also be a gift
Smallest river draining into Selat Johor. that can be given back to Johor Bahru.
Total length – 4km.
Originates from Kebun Teh and Taman Century As the river is already lined, beautifying Sungai Segget can be done at
areas. two levels, at the water level as well as at the upper level. Shop houses
Discharge into Selat Johor i.e. 200m from facing the river can take advantage by adopting the frontages of the
Causeway. river and help maintain the cleanliness of the river.
Tidal gate at river outlet regulates the flow of river.

13 - 20
 JOHOR BAHRU CITY CENTRE CHAPTER 13 | PART 3

Figure 13.29: Illustrative Master Plan of Beautification of Sg. Segget 13.9 Proposed Free Access Zone in Johor Bahru City

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

planned on the eastern part of the Causeway. The 72.57 acres of land
will allow free access for visitors from Singapore where a direct linkage
to the FAZ will be constructed.

Subject to approval by the SJA and the other authorities, the proposed
FAZ will attract international visitation and will promote and enhance
SJER as an international zone. Here, mixed use activities are allowed
where offices, retail spaces, hotels and entertainment outlets will be
developed as its core activities.

The FAZ area will also be enhanced with a 20 acre promenade and
open space which links the area to the whole water front of the western
part of the Causeway of Johor Bahru city via pedestrian access.

Figure 13.30: Location of FAZ in Johor Bahru City Centre

LANDUSE ACREAGE
MIXED USE 46.32
OPEN SPACE 20.60
INFRASTRUCTURE 5.65
TOTAL 72.57

CITY
SQUARE

BUKIT
TIMBALAN PROPOSED
FREE ACCESS ZONE
ABU BAKAR
MOSQUE

Source: SJER CDP 2025

4.5m
Jalan Wong Ah Fook
Shop houses

3m

3m
Sungai Segget

Source: SJER CDP 2025

13 - 21
SECTION B PLANNING AND IMPLEMENTATION

Figure 13.31: Proposed Land Use Zoning of FAZ in Johor Bahru City Figure 13.32: Illustration Master Plan of FAZ in Johor Bahru City
Centre Centre

MIXED USE
9.68 ac

MIXED USE
MIXED USE
12.40 ac
11.17 ac

MIXED USE
13.07 ac

OPEN SPACE
20.60 ac

Source: SJER CDP 2025

Source: SJER CDP 2025

13 - 22