UDG - Final Report - Revision 8 - 09 11

URBAN DESIGN GUIDELINES
PUTERI
HARBOUR
FIABCI PRIX DEXCELLENCE

RUNNER-UP BEST MASTER PLAN
AWARD 2010
FIABCI MALAYSIA
BEST MASTER PLAN
AWARD 2009
R E V I S I O N 0 8 | SEPTEMBER 2011
1
PUTERI
HARBOUR
EXECUTIVE SUMMARY
FOREWORD
PART III : PRECINCT PLAN GUIDELINES
PART I : PLANNING & URBAN DESIGN FRAMEWORK

CHAPTER 1 SITE LOCATION
CHAPTER 2 GUIDING POLICIES
CHAPTER 3 VISION FOR PUTERI HRBOUR
CHAPTER 4 - MASTERPLAN OBJECTIVES
PART II : MASTERPLAN ZONING GUIDELINES

CHAPTER 1 - DESIGN STRATEGIES AND CONTROL
CHAPTER 2 - LAND ZONING USE PLAN
2.1
PLOT USE & CHARACTERISTICS
2.2
DEVELOPMENT INTENSITY
2.3
VEHICULAR ACCESS, CIRCULATION AND PARKING

2.3.1 PARKING REQUIREMENTS
2.3.2 PUBLIC TRANSPORT
2.4
OPEN SPACE AND PEDESTRIAN NETWORK

2.4.1 PRIVATE OPEN SPACE
2.4.2 PEDESTRIAN CIRCULATION
2.5
LANDSCAPE GUIDELINES
2.5.1 STREET FURNITURE
2.5.2 LIGHTING
2.5.3 PUBLIC ART
2.5.4 PLANTING
TABLE OF CONTENTS
CHAPTER 1 NAKHODA (COMMERCIAL NORTH - CN)

1.1
URBAN PATERN & MASSING
1.2
SETBACK
1.3
OPEN SPACE
1.4
HEIGHT CONTROL
1.5
PLOT RATIO
1.6
VEHICULAR LINKAGES & DROP-OFFS
1.7
PEDESTRIAN LINKAGES
1.8
LANDSCAPE PRINCIPLES
1.9
URBAN DESIGN GUIDELINES CHECKLIST
CHAPTER 2 LAKSAMANA (COMMERCIAL SOUTH - CS)
2.1
2.2
SETBACK
2.3
OPEN SPACE
2.4
HEIGHT CONTROL
2.5
PLOT RATIO
2.6
2.7
PEDESTRIAN LINKAGES
2.8
2.9
CHAPTER 3 TANJUNG (PRIVATE MARINA)
3.1
3.2
SETBACK
3.3
OPEN SPACE
3.4
HEIGHT CONTROL
3.5
PLOT RATIO
3.6
3.7
PEDESTRIAN LINKAGES
3.8
3.9
PUTERI
HARBOUR
CHAPTER 4 BAHTERA (PRECINCT D)

4.1
4.2
SETBACK
4.3
OPEN SPACE
4.4
HEIGHT CONTROL
4.5
PLOT RATIO
4.6
4.7
PEDESTRIAN LINKAGES
4.8
4.9
CHAPTER 5 PUTERI (PRECINCT A & A1)
5.1
5.2
SETBACK
5.3
OPEN SPACE
5.4
HEIGHT CONTROL
5.5
PLOT RATIO
5.6
5.7
PEDESTRIAN LINKAGES
5.8
CHAPTER 6 CONCLUSION
TABLE OF CONTENTS
PUTERI
HARBOUR
FOREWORD
1
PUTERI
HARBOUR
FOREWORD
PURPOSE OF THE GUIDE
INTENT
PUTERI HARBOUR
IS PLANNED AS AN INTEGRATED URBAN WATERFRONT DEVELOPMENT OF
INTERNATIONAL STANDING.
THIS UDG IS INTENDED TO FACILITATE SINGLE PLOT DEVELOPMENT AS WELL AS MANAGE
SHE HAS GARNERED THE BEST MASTERPLAN AWARD 2009 BY

FIABCI MALAYSIA AND FIABCI PRIX DEXCELLENCE 2010, RUNNER UP IN THE BEST
MASTERPLAN CATEGORY 2010 BY FIABCI INTERNATIONAL.
THE GROWTH OF THE OVERALL BUILT ENVIRONMENT TO ENSURE THAT DEVELOPMENT ON
A SET OF URBAN DESIGN GUIDELINES (UDG) IS PREPARED FOR PUTERI HARBOURS

MASTERPLAN WHICH SEEKS TO FACILITATE THE EMERGENCE OF A COHESIVE, INTEGRATED
THESE GUIDELINES DEFINE THE CHARACTERISTICS OF DEVELOPMENT CONSIDERED NECESSARY TO ACHIEVE A SEAMLESS BUILT FORM THAT CORRESPOND WITH THE SITE CONTEXT AS
BUILT ENVIRONMENT WHILE RECOGNIZING THAT THE DEVELOPMENT WILL PROGRESSIVELY
WELL AS IMMEDIATE AND FUTURE COMMUNITY AND BUSINESS NEEDS.
EACH PLOT IS COMPATIBLE WITH ITS NEIGHBORING DEVELOPMENT IN TERMS OF OUTLOOK,

SCALE AND RELATIONSHIP TO THE STREETS.
TAKE PLACE ON A SITE BY SITE BASIS DEPENDING ON OVERALL MARKET CONDITION.
THIS UDG
ELABORATED AND EXPANDED ON THE INITIAL PROPOSALS PREPARED BY
RANCANG IN
JULY 2006 AND COX ARCHITECT IN OCTOBER 2007.
GENERALLY, PUTERI HARBOURS UDG

MANNER
BELOW
ADDRESSING
GROUND
THE
ABOVE
PROVIDES THE LAND
REKA-
USE IN A HOLISTIC
GROUND SPACE, STREET LEVEL AS WELL AS
ENVIRONMENTS.
PREPARING THE GUIDE

A
SYSTEMATIC APPROACH TO THE REVIEW PROCESS HAS BEEN ADOPTED TO ASSESS THE
CORPORATE OBJECTIVES, THE PLANNING PROCESS, DEVELOPMENT OPTIONS, PROVISION OF

ROAD AND INFRASTRUCTURE AS WELL AS MANAGEMENT OF SERVICES. EXECUTION OF THE
APPROACH INVOLVED WORKSHOPS ATTENDED BY A TEAM OF CONSULTANTS, SENIOR MANAGEMENT FROM
THE UDG ASSESSED EACH PARCELS CHARACTERISTICS AGAINST THE INTENT OF THE GUIDELINES CONCLUDING WITH THE SPECIFIC PROVISIONS FOR THE DEVELOPMENT OF EACH PRECINCTS, AS ESTABLISHED IN THE MASTERPLAN.
UEM LAND BERHAD
AND REPRESENTATIVES FROM VARIOUS GOVERNMENTAL
AGENCIES INVOLVED IN THE APPROVAL AND MANAGEMENT OF THE LAND AND INFRASTRUCTURE.
THE OUTCOME OF THE WORKSHOPS WAS THE IDENTIFICATION OF DEVELOPMENT STRATEGIES

FOR THE LAND THAT TOOK INTO CONSIDERATION UDG ISSUES RAISED IN THE WORKSHOP.
UPON THE CLIENTS CONFIRMATION OF THE DESIGN PROPOSALS, THE CONSULTANTS PROCEEDED TO REFINE AND FINALIZE THE CONCEPT DESIGN, AS WELL AS INCORPORATE THE CLIENTS
COMMENTS INTO A SET OF URBAN DESIGN GUIDELINES TO BE ADOPTED FOR IMPLEMENTATION
BY THE CLIENT AND GOVERMENT BODIES.
THE OUTCOME OF THIS EXERCISE IS TO FACILITATE

INCREMENTAL DEVELOPMENT OF EACH SUBDIVIDED PLOT WITH THE SUPPORT OF A WELL-MANAGED MECHANISM FOR IMPLEMENTATION SO THAT INDIVIDUAL DEVELOPMENT WILL COLLECTIVELY CREATE A SENSE OF WHOLENESS THAT MEETS THE OVERALL VISION FOR THIS PROJECT.
FOREWORD
PUTERI
HARBOUR
USING THE GUIDE

THIS
GUIDE IS STRUCTURED TO REFLECT THE NECESSARY LAYERING OF ANALYSIS FROM UN-
THE APPLICATION OF THIS GUIDE :
DERSTANDING THE CONTEXT FOR DEVELOPMENT THROUGH TO CONCERNS OF DETAILED DESIGN.
THESE
LAYERS OF ANALYSIS ARE PRESENTED IN THREE
(3)
PARTS AS FOLLOWS:
PART I
: PLANNING AND URBAN DESIGN FRAMEWORK
PART II
: MASTERPLAN ZONING GUIDELINES: THE URBAN STRUCTURE AND ITS CONNECTIONS
PART III : PRECINCT PLAN GUIDELINES
PART I - THE MASTERPLAN CONTEXT THAT IS BUILD

UPON HISTORIC CHARACTER, NATURAL RESOURCES AND
ASPIRATIONS
PART I
CONTAINS THE VISIONS, OBJECTIVES AND CORE DESIGN PRINCIPLES THE MAS-
TERPLAN
INTENDS
TO
ACHIEVE
AND
APPLY
WITHIN
ITS
CONTEXTUAL
SETTING.
PART II CONTAINS THE ZONING PLAN SUPPORTED BY A SET OF PRINCIPLES AND GENERAL
GUIDE-
LINES INTENDED TO GUIDE THE DESIGN PROCESS TO THE DESIRED OUTCOME OF THE MASTERPLAN.
PART
THE
III
PROVIDES
APPLICATION
VELOPMENT
WILL
OF
SITE
SPECIFIC
GUIDELINES
FOR
THE
GUIDING
PRINCIPLES
SO
COMPLY
WITH
THE
OVERALL
EACH
THAT
INTENT
SITE
TO
PIECE-MEAL
OF
THE
REFER PART II - TO UNDERSTAND THE DESIRED URBAN STRUCTURE AND CONNECTIVITY SYSTEM OF THE MASTERPLAN
ILLUSTRATE
PLOT
DE-
MASTERPLAN.
REFER PART III - SITE SPECIFIC FOR DETAILS OF BUILDINGS,

THE PUBLIC REALM AND THE INTERFACE BETWEEN BUILDINGS
START THE DESIGN PROCESS
PUTERI
HARBOUR
PART I -PLANNING & URBAN DESIGN FRAMEWORK

1
PUTERI
HARBOUR
1.0 SITE LOCATION

PUTERI HARBOUR SITS ON 1083.48 ACRES OF LAND, WHICH FORMS PART OF THE 24,000ACRE PROPOSED NUSAJAYA
REGIONAL CITY. IT IS LOCATED ON THE EASTERN PART OF THE TOWNSHIP, BOUNDED BY KOTA ISKANDAR ON THE WEST
AND THE STRAITS OF JOHOR ON THE EAST. IT IS LINKED TO THE SECOND LINK HIGHWAY VIA FEDERAL ROADS B1 &
B3
ADMINISTRATIVELY, IT IS LOCATED IN THE DISTRICT OF JOHOR BAHRU AND IS PRESENTLY UNDER THE JURISDICTION
OF MAJLIS PERBANDARAN JOHOR BAHRU TENGAH. APPROVAL OF DEVELOPMENT PROPOSALS IS REGULATED BY THIS
LOCAL AUTHORITY THROUGH THE EXERCISE OF STATUTORY PLANNING AND BUILDING CONTROL POLICIES.
PUTERI HARBOUR IS ONE OF THE SIGNATURE DEVELOPMENTS TO CATALYZE THE GROWTH OF NUSAJAYA. THE OTHER
CATALYSTS IN THE VICINITY INCLUDE THE KOTA ISKANDAR, SOUTHERN INDUSTRIAL AND LOGISTICS CLUSTERS
(SILC), MEDICAL CITY, EDU-CITY, INTERNATIONAL DESTINATION RESORT AND NUSAJAYA RESIDENCES SUCH AS
HORIZON HILLS, LEDANG HEIGHTS AND EAST LEDANG.
NEIGHBORING URBAN COMMUNITIES INCLUDE TAMAN UNGKU TUN AMINAH, TAMAN PERLING AND TAMAN SUTERA. TO
THE SOUTH IS LEISURE FARM COMPRISED OF LOW DENSITY EXCLUSIVE RESIDENTIAL AND GATED RESORT DEVELOPMENT
FIGURE 1.2 : LOCATION PLAN
FIGURE 1.1 : KEY PLAN
PUTERI
HARBOUR
2.0 GUIDING POLICIES
3.0 VISION FOR PUTERI HARBOUR
DEVELOPMENT PROPOSALS FOR PUTERI HARBOUR ARE GUIDED BY THE FEDERAL AND STATE GOVERNMENTS REGIONAL
AND LOCAL PLANNING STRATEGIES, SUCH AS THE NATIONAL PHYSICAL PLAN, JOHOR STATE STRUCTURE PLAN,
SOUTH JOHOR ECONOMIC REGION AND THE JOHOR BAHRU LOCAL PLAN.
PUTERI HARBOUR IS AN INTEGRATED URBAN WATERFRONT AND MARINA DEVELOPMENT THAT OFFERS A PANORAMIC
VIEW OF THE STRAITS OF JOHOR. THE DEVELOPMENT SEEKS TO REDEFINE LUXURY LIVING AND OFFER BOUNDLESS REAL
ESTATE BENEFITS TO THE ASTUTE INVESTOR. LOCATED ADJACENT TO THE KOTA ISKANDAR, PUTERI HARBOUR OFFERS
A UNIQUE LUXURIOUS LIFESTYLE COMMUNITY WITH EXCEPTIONAL WATERFRONT LIVING, DINING, ENTERTAINMENT, THE
ARTS AND CULTURE IN A SAFE AND POSTCARD PICTURE NATURAL SETTING. IT WILL BE AN IDEAL LOCATION FOR GLOBAL
OR REGIONAL COMMERCE AND EVENTS, WITH STATE-OF-THE-ART FACILITIES AND A BUSINESS-FRIENDLY ENVIRONMENT
THAT WILL CREATE WORLD-CLASS PERSONAL OR BUSINESS INVESTMENT OPPORTUNITIES.
THE SITE IS SITUATED WITHIN THE JOHOR BAHRU CONURBATION AREA DELINEATED UNDER THE NATIONAL AND STATE
LEVEL PLANS. WITHIN THIS CONURBATION, NUSAJAYA WILL FUNCTION AS THE STATE LEVEL ADMINISTRATIVE CENTER,
WHILE JOHOR BAHRU REMAINS AS THE NATIONAL LEVEL ADMINISTRATIVE CENTER WITH PASIR GUDANG SEAPORT,
TG. PELEPAS SEAPORT AND THE SENAI AIRPORT AS ECONOMIC ANCHORS FOR THE REGION.
AS
A PRIORITY AREA TO ATTRACT FUTURE DEVELOPMENT AND INVESTMENTS, IT HAS BEEN PROJECTED TO ACHIEVE
A POPULATION OF
1.8
MILLION BY THE YEAR
2020. THE
MAIN URBAN DEVELOPMENT TRUST IS TO PROMOTE THE
CONURBATION AS A COMMERCIAL CENTER, TRANSPORTATION HUB, EDUCATION HUB, MEDICAL HUB AND TOURISM HUB;
AND TO UTILIZE THE INFRASTRUCTURE IN AN INTEGRATED MANNER.
IN VIEW OF THE DEVELOPMENT POLICIES, THE ROLE FOR PUTERI HARBOUR WOULD BE TO SEEK TO COMPLIMENT
KOTA ISKANDAR AND NUSAJAYA ON THE WHOLE AS WELL AS SUPPORT THE INTERNATIONALIZATION OF THE JOHOR
BAHRU. AS THE DEVELOPMENT IS INTENDED TO CATER FOR INTERNATIONAL MARKETS, THE PLANNING STRATEGIES
SHOULD ADOPT INTERNATIONAL VALUES AND EXPECTATIONS TO ENSURE COMPETENCY AND COMPETITIVENESS IN THE
INTERNATIONAL REAL ESTATE MARKET ARENA.
PUTERI HARBOURS DEVELOPMENT COMPONENTS COMPRISE WATERFRONT RESIDENTIAL (PRIME WATERFRONT

PROPERTIES), COMMERCIAL DEVELOPMENT (OFFICES AND RETAIL SHOPS), FAME ( FOOD & BEVERAGE OUTLETS,
ARTS, MUSIC AND ENTERTAINMENT), TRANSPORTATION HUB (WATER TRANSPORT TERMINAL FOR WATER TAXIS AND
FERRY, BUS TERMINAL, TRAM, LRT STATION), 3 MARINAS (BERTHING, CHANDLERY AND ACCOMMODATION FACILITIES
FOR BOATERS, YACHTERS, BOAT/YACHT CHARTER OWNERS/OPERATORS AND WATER SPORTS OWNERS/OPERATORS),
RESORTS & HOTELS DEVELOPMENT AND A CULTURAL PARK.
4.0 MASTERPLAN OBJECTIVES

THE
MASTER PLAN AIMS TO REALIZE THE VISION FOR THE DEVELOPMENT AS AN ICONIC WATERFRONT LOCATION WITH
QUALITY ENVIRONMENTS AND STRUCTURES THAT COMPLIMENT EACH OTHER, INTEGRATE WELL INTO THE SURROUNDINGS
AND CONTRIBUTE TOWARDS A RICH VIBRANT AND TEXTURED WATERFRONT PRECINCT
A PLACE THAT IS ENGAGING,
CONTEMPORARY AND CULTURALLY RELEVANT.
THE MASTER PLAN OBJECTIVES ARE:
TO ENHANCE THE IDENTITY OF THE WATERFRONT
TO CREATE AMENITIES FOR ALL GROUPS OF PEOPLE TO COMPLIMENT THE WATERFRONT EXPERIENCE
TO PROMOTE A SENSE OF COMMUNITY WITHIN THE URBAN SPACES.
TO ADOPT SAFETY AND SECURITY MEASURES THROUGH ENVIRONMENTAL DESIGN.
TO PROMOTE ENVIRONMENTAL SUSTAINABLE DESIGNS AND USE OF RESOURCES.
PARALLEL
TO THE ABOVE OBJECTIVES, THE MASTERPLAN HAS SET OUT URBAN DESIGN GUIDELINES TO ENSURE THE
OBJECTIVES ARE ACHIEVED.
PUTERI
HARBOUR
5.0 CORE DESIGN PRINCIPLES & APPROACH

THE MASTER PLAN ADOPTS THE FOLLOWING FIVE (5) DESIGN PRINCIPLES AS EMBEDDED IN THE MASTERPLAN OBJECTIVE
VIZ IDENTITY, COMMUNITY, AMENITY, SAFETY AND SECURITY, AND ENVIRONMENTAL SUSTAINABILITY AS THE BASIS OF
OUTLINING THE GUIDELINES AND SETTING THE DESIGN STANDARDS.
MASTER PLAN OBJECTIVES
1.
2.
TO
ENHANCE THE IDENTITY OF THE
WATERFRONT
5.
INCORPORATE
VARIETY IN DEVELOPMENT PLOTS SIZES, TYPES AND TENURE
CREATE A HIERARCHY OF STREET EXPERIENCES BY DESIGNING VEHICULAR GATEWAYS WITH A DISTINCT VISUAL AND SPATIAL CHARACTER
SET UP THE STREET NETWORK WITH VIEWS TO THE WATERFRONT
CREATE VIEW CORRIDORS AT KEY ENTRY POINTS AND PUBLIC ACCESS THROUGH THE VIEW CORRIDORS
PROVIDE ATTRACTIVE OUTDOOR PARKS AND COMPLEMENTING RECREATIONAL USES
LINK URBAN SPACES VIA PEDESTRIAN WALKWAYS ALONG STREETS AND THROUGH GREEN SPACES TO MINIMIZE PEDESTRIAN - VEHICULAR TRAFFIC CONFLICT
PROVIDE ACCESS TO AND ALONG THE WATERFRONT FROM THE ROAD AND SIDEWALK NETWORK
CREATE DESTINATIONS ALONG THE PROMENADE THAT ENCOURAGE FERRY RIDES, BOAT RENTALS, WATCHING BOAT RACES, BIKE RENTALS, DINING AND EVENTS
MAXIMIZE BUILDING EXPOSURE TO PUBLIC SPACES AND PROVIDE ACTIVE FRONTAGE TO STREETS TO CREATE VIBRANT URBAN SPACES
PROVIDE A DOMINANT RESIDENTIAL COMPONENT IN THE DEVELOPMENT TO ENHANCE LIVELINESS OF THE PLACE THROUGHOUT THE DAY
CREATE URBAN SPACES IN EACH PRECINCTS TO ENCOURAGE COMMUNAL ACTIVITIES

CONSIDER AND APPLY THE CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED) PRINCIPLES
PLAN FOR WELL-DEFINED ROUTES AND ENTRANCES FOR GOOD CONNECTIVITY AND TO AVOID THROUGH TRAFFIC
MEASURES THROUGH ENVIRONMENTAL
INTEGRATE ALL MODES OF TRANSPORTATION
DESIGN
ADOPT USER-FRIENDLY DESIGN ASPECTS FOR STREETSCAPING AND LANDSCAPING
MAINTAIN AND EMPHASIZE A DISTINCTION BETWEEN VEHICLE, PEDESTRIAN AND BICYCLE ACCESS
PROMOTE THE USE OF SUSTAINABLE RESOURCES AND MATERIALS
TO PROMOTE THE SENSE OF COMMUNITY WITHIN THE URBAN SPACES
TO ADOPT SAFETY AND SECURITY

4.
TO CREATE AMENITIES FOR ALL GROUPS

OF PEOPLE THAT COMPLEMENTS THE
WATERFRONT EXPERIENCE
3.
DESIGN PRINCIPLES & APPROACH

PROMOTE A CLEAR IMAGE THROUGH ENTRY STATEMENTS, SENSE OF ARRIVAL WITH LANDSCAPE AND ARCHITECTURAL THEMES
TO PROMOTE ENVIRONMENTAL SUSTAIN-

ABLE DESIGNS AND USE OF RESOURCES
CREATE QUALITY IN LAYOUT, BUILDING AND LANDSCAPE DESIGN

REDUCE POLLUTION AND ENCOURAGE RECYCLING
ADOPT INNOVATIVE GREEN BUILDINGS
PUTERI
HARBOUR
PART II -MASTERPLAN ZONING GUIDELINES

1
PUTERI
HARBOUR
1.0 DESIGN STRATEGIES AND CONTROL

HAVING ASSESSED THE SITES NATURAL, MAN-MADE AND SOCIOECONOMIC ENVIRONMENT, THE URBAN DESIGN PROPOSALS SEEK TO
ACCENTUATE THE SITES PROMINANT FEATURES. THE FOCUS OF THIS
EFFORT HAS BEEN TO ADDRESS THE LOTTING PATTERN, THE TRAFFIC
SYSTEM AND ACCESSIBILITY.
NAKHODA
NOTABLE SITE CHARACTERISTICS ARE AS FOLLOWS:
A.
T HE
MASTERPLAN HAD ESTABLISHED A STRONG AXIS
KOTA ISKANDAR AND CULMINATING AT THE SYMBOLIC

FLAGPOLE. THIS AXIS ALSO REPRESENTS THE KIBLAT
CENTRED AT
LANDMARK
KOTA
ISKANDAR
AXIS.
B.
SET
OUT RADIALLY FROM THE FLAGPOLE LANDMARK ARE GREEN
WEDGES AND ACCESSWAYS THAT CAN POTENTIALLY BE EXTENDED

INTO BOTH COMMERCIAL PRECINCTS ON THE NORTH AND SOUTH OF
KOTA ISKANDAR.
CENTRAL
FLAGPOLE
LANDMARK
PUTERI
C.
THE
HIGHER ELEVATION AREAS IN
NAKHODA
ARE TO BE RETAINED
AS HILL PARK TO FUNCTION AS A RECREATIONAL NODE AS WELL AS

A VIEW POINT FOR THE BUILDINGS SURROUNDING IT.
D.
THE LINED DRAIN IN LAKSAMANA IS TO BE UPGRADED TO A LINEAR

PARK
WITH
LANDSCAPED
FEATURES, LINKING TO THE
E.
PATHWAYS
AND
CASCADING
BAHTERA
LAKSAMANA
WATER
TANJUNG.
PLOT DEVELOPMENT IS TO BE PLANNED IN SUCH A WAY THAT EACH

BUILDING CAN CAPITALIZE ON VISTAS OF THE WATER, PRIVATE
GARDENS OF KOTA ISKANDAR, THE HARBOUR, SINGAPORES
MAIN AXIS
GREEN LUNG ACROSS THE STRAITS AS WELL AS CANAL HOUSING
VIEWS TO WATER
AND MANGROVE AREAS ABUTTING THE DEVELOPMENT.
VIEWS TO PRIVATE GARDEN
TANJUNG
PLACE MAKING
BOAT / YATCH AREAS
ACTIVE WATERFRONT
URBAN SPACE
SIGNIFICANT BUILT FORM
FIGURE 1.1 : DESIGN STRATEGIES AND CONTROL
F.
THE PROGRESSION FROM THE WATERFRONT TO THE GREENER ENVIRONMENT

POTENTIALLY CREATES 3 DISTRICT TYPE LAYERS:
I.
DISTRICT 1 MIXEDUSE WATERFRONT DEVELOPMENT

MAIN
BOULEVARD WITH
FRONT OF THE
15M
PROMENADE AND
8M
PUTERI
HARBOUR
PERGOLA IN
5 STOREY MIXED-USED BUILDING; TO BE PROMOTED
WITH WATERFRONT ACTIVITIES AND CULTURAL EVENTS.
PROJECTION
NAKHODA
OF THE RADIAL AXIS FROM THE FLAG POLE SETS THE
SUBDIVISION PATTERN OF THE LONG-SPAN CRESCENT SITES INTO
BLOCKS THAT ARE INTERLEAVED WITH GREEN WEDGES.
SUNKEN
LOW-RISE BUILDINGS ALLOW VIEW MAXIMIZATION FROM
THE COMMERCIAL AREAS TO THE NORTH AND SOUTH.
II.
DISTRICT 2 HIGH-RISE MIXED-USE

STREET FRONTAGE.
KOTA
ISKANDAR
DEVELOPMENT WITH URBAN
THE HARBOUR FRONTAGE AND COAST LINE IS TO BE ENHANCED BY

THE FORMATION OF URBAN EDGES IN THIS DISTRICT. THE PROPOSED
COMPOSITION OF TOWERS ABOVE 7 TO 8-STOREY RETAIL PODIUMS
DEFINES THIS EDGE.
THIS
DISTRICT IS DOMINATED BY STREET FRONT SHOPS WITH
PUTERI
VERANDAHS AND LANDSCAPED PROMENADES.
THE 50M CRESCENT ROAD FRONTING THIS DISTRICT IS PROPOSED

WITH ON-STREET PARKING, WIDE LANDSCAPED PROMENADE AND
NARROW CARRIAGEWAYS TO CREATE A PEDESTRIAN-SCALE FRIENDLY
STREET.
THE
LAKSAMANA
BAHTERA
FINER URBAN GRID SUGGESTS THAT INTENSIVE PEDESTRIAN
ACTIVITIES ARE TO BE SUPPORTED BY OPTIMUM CIRCULATION

NETWORK.
III.
DISTRICT 3 LOWER DENSITY TROPICAL LIFESTYLE

TANJUNG
THIS DISTRICT IS DOMINATED BY GREEN AND TROPICAL ORIENTED

DEVELOPMENTS WITH INNER COURTYARDS.
FOR NAKHODA,
THIS DISTRICT CATERS FOR FAMILY-ORIENTED
LIVING OR RESORT LIFESTYLE, SUPPORTED BY SHOPS OFFERING

GOODS AND SERVICES.
FOR LAKSAMANA,
APARTMENTS, SOHO,
EMPTY-NESTERS.
DISTRICT 1
DISTRICT 2
THIS
DISTRICT
CATERS
FOR
BOUTIQUE
DISTRICT 3
SERVICED APARTMENTS FOR YUPPIES AND
FIGURE 1.2 : DISTRICT LAYERS
PUTERI
HARBOUR
2.0 LAND ZONING USE PLAN

GUIDED BY THE SITE ATTRIBUTES AND INTENT, A LAND USE ZONING PLAN
ALSO REPRESENTS THE SUBDIVISIONAL PLAN. THIS PLAN HAS BEEN
APPROVED BY THE LOCAL PLANNING COUNCIL (MAJLIS PERBANDARAN
DAERAH JOHOR BAHRU TENGAH) ON THE 27 JUNE 2008.
THE
DEVELOPMENT OF URBAN DESIGN GUIDELINES FOR THE ZONING
PLAN FOCUS ON
PRECINCTS WITHIN THE
PUTERI HARBOUR
DEVELOPMENT VIZ.
A.
NAKHODA;
B.
LAKSAMANA;
C.
TANJUNG;
D.
BAHTERA; AND
E.
PUTERI.
THE UDG
Nakhoda
Puteri
PROPOSALS ARE TO BE CROSS-REFERENCED WITH THE
FOLLOWING GUIDELINE REQUIREMENTS IN THE FOLLOWING SECTIONS:
2.1 PLOT USE AND CHARACTERISTICS

Puteri
2.2 DEVELOPMENT INTENSITY

2.3 VEHICULAR ACCESS, CIRCULATION AND PARKING
Laksamana
Bahtera
2.4 OPEN SPACE AND PEDESTRIAN NETWORK

2.5 LANDSCAPE GUIDELINES
Tanjung
FIGURE 2.1 : APPROVED PLAN
PUTERI
HARBOUR
2.1 PLOT USE & CHARACTERISTICS

PRECINCT
PARCEL
CN-1, CN-4
(COMMUNITY)
GENERAL
HILL, UNDULATING,
INTIMATE, GREEN,
FAMILY, COMMUNITY,
LOCAL SHOPS, MEDIUM
RISE
NAKHODA
Attributes
CHARACTERISTICS
CN-2, CN-3
(DOWNTOWN)
LANDSCAPE SPINE
CONTINUED FROM
HILL, DOWNTOWN,
CORPORATE, SLEEK,
NAKHODA
WARM COLOURS (EARTH HUES), TROPICAL

VERNACULAR LANGUAGE, DEEP PERGOLA,
WOOD AND STONE, INFORMAL LANDSCAPE,
COZY, GRAINY TEXTURE, COVERED
PEDESTRIAN LINKAGE BETWEEN BUILDINGS,
SUBDUED TOWER FORM
WATERFRONT,
CENTERED TO
Envisaged
CN 2&3
CN 1&4
30% COMMERCIAL
70% RESIDENTIAL
LIGHT AND AIRY, GLASS AND STEEL, TALL

VERANDAH, SHADED, SMOOTH TEXTURE,
EXPRESSIVE TOWER FORM, SUBDUED
COLOURS (GREY BLUE HUES)
LAKSAMANA
DYNAMIC
CS 3&4
CS 1&2
CS-1, CS-2
(RETAIL)
LAKSAMANA
CS-3, CS-4
(DOWNTOWN)
TR-2,
(EXCLUSIVE)
VALLEY, INWARDLOOKING, GREEN

VALLEY, DOWNTOWN,
DYNAMIC, LUXURY,
CORPORATE, DYNAMIC
WATERFRONT, LINEAR,
UPTOWN, GRANDEUR,
LUXURY
TANJUNG
TM-1, TM-2,
TM-3
(FESTIVE)
WATERFRONT, LINEAR,
INTIMATE, INWARDLOOKING, RELAXED,
INFORMAL, LIVELY EDGE
WARM COLOURS, DEEP PERGOLA,

SUBDUED BUILDING FORM, ACTIVE EDGE
ALONG VALLEY
LIGHT AND AIRY, GLASS AND STEEL, TALL

VERANDAH, SHADED, SUBDUED COLOUR,
40% COMMERCIAL
60% RESIDENTIAL
ACTIVE EDGE ALONG VALLEY
NAUTICAL REFERENCE (SAIL-CLOTH,

ROPE, WOOD), WHITE HUES, GLASS AND
STEEL, PAVILIONS AND GAZEBOS, ACTIVE
EDGE, PONTOON WALKWAY, FORMAL
LANDSCAPING (GEOMETRIC NOT ORGANIC)
NAUTICAL REFERENCE (SAIL-CLOTH,
ROPE, WOOD) WARM COLOURS
INTERSPERSED WITH VIBRANCY, ALFRESCO,
GROUND FLOOR OPEN TO STREET, LIGHT
CANOPY, LIGHT AND AIRY, PIERS, ACTIVE
TM 1,2&3
TANJUNG
TR 2
40% COMMERCIAL
60% RESIDENTIAL
EDGE
BAHTERA
TH-1, TH-2,
TH-3
(CENTER)
WATERFRONT, FOCAL
POINT, DYNAMIC
EXPRESSIVE ARCHITECTURAL FORM, LIGHT

AND AIRY, GLASS AND STEEL
40% COMMERCIAL
60% RESIDENTIAL
THE
PUTERI
HARBOUR
PROPOSED MIXED USE COMPONENTS SHOULD SEEK
TO OFFER A VARIETY OF USAGE AND ROUND-THE-CLOCK

OCCUPANCY, PRIMARILY ON THE STREET AND PROMENADE
LEVEL.
THE USES COULD CONSIST OF THE FOLLOWING:
RETAIL;
OFFICES;
HOTELS, SERVICED APARTMENTS AND SOHO; AND
PUBLIC AMENITIES.
THE
LOCATION
ILLUSTRATED IN
OF
THE
SUGGESTED
FACILITIES
IS
FIGURE 2.2.
FESTIVE
FAMILY
/ COMMUNITY
BUSINESS
RETAIL
FOCAL POINT
SHOP - SPECIALIST
SHOP - HIGH STREET
SHOP - HIGH FASHION /
COUTURE
EXCLUSIVE
SHOP - MALLS
SHOP - CONVENIENCE
SHOP - SERVICES
SHOP - SUPERMARKET
FOOD - CAFE / SANDWICH
PLACE
FOOD - BARS / PUBS

FOOD - RESTAURANT
FIGURE 2.2 : PROPOSED MIXED USE COMPONENTS

PRECINT
2.2 DEVELOPMENT INTENSITY
NAKHODA
THE SITING OF TOWERS AND PODIUM ORIENTATION SHOULD CONSIDER

THE OVERALL SKYLINE, MAXIMIZATION OF VIEWS TOWARDS THE
MARINAS, PARKS AND STRAITS OF JOHOR AND MINIMIZATION OF VIEW
OBSTRUCTION OF ADJACENT BUILDINGS.
BUILDING
FOOTPRINT OF THE PODIUM AND PERIMETER BLOCKS IS
SUBJECT TO RECONFIGURATION BUT SHALL BE IN COMPLIANCE WITH

THE MINIMUM PLAZA
OPEN SPACE REQUIREMENTS BETWEEN BLOCKS
(REFER TO OPEN SPACE AND PEDESTRIAN NETWORK SECTION 2.4)
LAKSAMANA
DEFINITION : BUILDING HEIGHT

- APPLICATION TO TOWER BLOCK ONLY
- NUMBER OF STOREY IS CALCULATED FROM ACCESS ROAD LEVEL OR
*PROMENADE LEVEL
PLOT RATIO
- NOT INCLUSIVE OF SKY GARDEN AND CAR PARKING IN THE BUILDING AND/OR
TANJUNG
PLOT
PLOT RATIO
MAXIMUM BUILDING HEIGHT
CN 1-1
25 STOREY
CN 1-2
3.5
20 STOREY
CN 1-3
25 STOREY
CN 1-4
3.5
20 STOREY
CN 2-1
5.5
35 STOREY
CN 2-2
5.5
30 STOREY
CN 3-1
5.5
30 STOREY
CN 3-2
5.5
35 STOREY
CN 4-1
3.5
20 STOREY
CN 4-2
35 STOREY
CN 4-3
3.5
20 STOREY
CN 4-4
25 STOREY
CS 1
30 STOREY
FRONT = 6M
SIDE = 6M
REAR = 6M
CS 2
30 STOREY
FRONT = 6M
SIDE = 6M
REAR (FROM LINEAR PARK) = ZERO SETBACK
FRONT (CRESCENT ROAD) = ZERO SETBACK
SIDE (FROM ROAD) = ZERO SETBACK
SIDE (ADJACENT PLOT) = 6M
REAR (FROM ROAD) = 6M
* APPLICABLE TO TANJUNG PRECINCT ONLY
HARBOUR
OTHER REQUIREMENTS TO OBSERVE
FRONT = 6M
SIDE = 6M
REAR = 6M
FRONT = 6M
SIDE = 6M
REAR = 6M
CS 3
5.5
35 STOREY
CS 4-1
5.5
35 STOREY
CS 4-2
5.5
35 STOREY
INSTITUTION
5 STOREY
FRONT = 6M
SIDE = 6M
REAR = 6M
TM-1
3 STOREY
FRONT = 6M
SIDE = ZERO SETBACK
REAR = ZERO SETBACK
TM-2
25 STOREY
FRONT = 6M
SIDE = 6M
REAR (FROM MARINA) = ZERO SETBACK
TM-3
3 STOREY
FRONT = 6M
SIDE = 6M
REAR = 6M
TR 2-1
3.8
25 STOREY
FRONT = 6M
SIDE = 6M
REAR = 6M
TR 2-2
3.8
25 STOREY
TR 2-3
3.8
25 STOREY
BASEMENT
SETBACK
- THE DISTANCE PARALLEL TO THE PROPERTY BOUNDARY LINE OR SUBDIVISION
LINE THEREOF WHERE NO BUILDING IS ALLOWED, EXCLUDING VERANDAH.
SETBACK
PUTERI
GREEN BUILDING INDEX (GBI)

CRIME PREVENTION THROUGH ENVIRONMENTAL
DESIGN (CPTED)
SPECIAL NEEDS DESIGN
TRAFFIC CALMING MEASURES

FRONT = 6M
SIDE = 6M
REAR (FROM MARINA) = ZERO SETBACK

PRECINT
PLOT
PLOT RATIO
MAXIMUM BUILDING HEIGHT
BAHTERA
TH-1
25 STOREY
FRONT = 6M
SIDE = 6M
REAR = 6M
TH-2
3 STOREY
FRONT = ZERO SETBACK

SIDE = ZERO SETBACK
REAR = ZERO SETBACK
TH-3
3 STOREY
FRONT = 6M
SIDE = 6M
REAR = 6M
PUTERI
SETBACK
A-1
3.5
5 STOREY

FRONT (PROMENADE) = ZERO SETBACK
SIDE = ZERO SETBACK
A-2
3.5
5 STOREY

SIDE = ZERO SETBACK
A-3
3.5
5 STOREY

SIDE = ZERO SETBACK
A1-1
3.5
5 STOREY

SIDE = ZERO SETBACK
A1-2
3.5
5 STOREY

SIDE = ZERO SETBACK
A1-3
3.5
5 STOREY

SIDE = ZERO SETBACK
PUTERI
PUTERI
HARBOUR
OTHER REQUIREMENTS TO OBSERVE
GREEN BUILDING INDEX (GBI)

CRIME PREVENTION THROUGH ENVIRONMENTAL
DESIGN (CPTED)
SPECIAL NEEDS DESIGN
TRAFFIC CALMING MEASURES
MASTER PLAN
THE
PUTERI HARBOUR
ZONING GUIDELINES
PROPOSED TOWER AND PODIUM SITING AND LAYOUT
FIGURE 2.3 ILLUSTRATES THE COMPOSITION

OF 3 TYPES OF URBAN STRUCTURE AS FOLLOWS:
AS SHOWN IN
TOWER ONLY;
TOWER ABOVE PODIUM; AND
PERIMETER BLOCK
TOWER AS OBJECT
PLAN VIEW
TOWER WITH PODIUM
PLAN VIEW
PERIMETER BLOCK
TOWER AS OBJECT
TOWER WITH PODIUM
PERIMETER BLOCK
PLAN VIEW
FIGURE 2.3 : PROPOSED TOWER AND PODIUM SITTING
PUTERI
2.3 VEHICULAR ACCESS, CIRCULATION AND PARKING
B1
NAKHODA
BOULEVA
RD
NAK
NAK
VENUE
DA
HO
PUTERI BOULEVARD NORTH
SHOULD BE INCORPORATED INTO THE ROAD SYSTEM TO EASE TRAFFIC MOVEMENT WITHIN THE
HO
DA
DEVELOPMENT. THIS ROAD SHOULD ACCOMODATE DUAL LANE CARRIAGEWAY, ON-GRADE THROUGH
THE COMMERCIAL PRECINCTS AND UNDERPASS THROUGH
NAKHODA A
AND
DA
HO
DA
PUTERI BOULEVARD SOUTH
HO
NAK
A
OD
KH
NA
RELIEF ROAD PARALLEL TO
NAKHOD
NAK
A HIERARCHY OF ROADS WITH DESIGNATED FUNCTIONS HAVE BEEN PROPOSED FOR THE OVERALL
DEVELOPMENT. MAIN ACCESS POINT TO THE ENTIRE DEVELOPMENT IS VIA FEDERAL ROAD B1
AND B3 FROM THE WEST. AN ADDITIONAL ACCESS ON THE NORTH EAST SHOULD BE ESTABLISHED
TO CONNECT TO THE COASTAL HIGHWAY TO EASE TRAFFIC MOVEMENTS AT THE MAIN ACCESS
POINTS.
A
HARBOUR
KOTA ISKANDAR.
H
RT
NO
D
R
VA
THE
LE
DESIGNATED HIERARCHY AND FUNCTION OF ROADS PROPOSED FOR THE DEVELOPMENT
KOTA
ISKANDAR
SHOULD BE OBSERVED AS FOLLOWS:

A.
OU
ER
UT
PRIMARY ROAD
- PERIPHERY ROAD ON THE NORTH, SOUTH AND WESTERN BOUNDARY OF KOTA
ISKANDAR.
B3
- 50M RESERVE WIDTH, NO STREET PARKING ALLOWED

SUOT
- CARRY AND CONNECT REGIONAL TRAFFIC AND HIGH TRAFFIC VOLUME.

RD
EVA
OUL
- GRADE SEPARATED JUNCTIONS ARE ANTICIPATED ALONG THESE ROADS.

2
- NO DIRECT ACCESS TO PLOT IS ALLOWED FROM THIS ROAD.
LA
PUTE
RI
MA
A
KS
B
M
SA
- ON-STREET PEDESTRIAN CROSSINGS ARE ALLOWED
MOVING STREET
LA
DESIRED RELIEF ROUTE (UNDERPASS)
LA
PARKING STREET
LOCAL ROAD
CONTROLLED JUNCTION WITH TRAFFIC LIGHTS
30M
RESERVE WIDTH FOR ACCESS WITHIN EACH PRECINCT WITH ON-STREET
PARKING.
- CRESCENT
AN
- PERMEABLE EDGE WITH ALLOWABLE ACCESS TO PLOT.
AND
AR
EV
PROPOSED RELIEF ROUTE
AN
M
SA
LOCAL ROAD - 20-30M RESERVE
- 30M RESERVE WIDTH, NO ON-STREET PARKING ALLOWED (ABUTTING KOTA ISKANDAR).
- 20M
NU
VE
HT
SECONDARY ROAD - 30-40M RESERVE
BA
C.
UE
- 40M RESERVE WIDTH, ON-STREET PARKING ALLOWED.
PUTERI BOULEVARD - 50M RESERVE
AN
AM
S
AK
EN
- RADIAL ROADS SEPARATING THE PRECINCTS.
- 50M RESERVE
AV
SECONDARY ROAD
ROAD
L
OU
PRIMARY
RA
B.
NA
- PEDESTRIAN CROSSINGS SHOULD BE DESIGNED AS UNDERGROUND OR/AND OVERHEAD

FACILITY.
FREE FLOW ALL TURN JUNCTION

LEFT IN LEFT OUT JUNCTION
ROAD
PUBLIC TRANSPORT.
50M
RESERVE WIDTH WITH ON-STREET PARKING AND CORRIDOR FOR
ENTRY POINT TO EACH PLOT

FIXED ENTRY POINT
FIGURE 2.4 : VEHICULAR ACCESS, CIRCULATION AND PARKING
10
PUTERI
HARBOUR
OTHER REQUIREMENTS
TRAFFIC CALMING FEATURES AND PEDESTRIAN CROSSINGS SHOULD BE INTRODUCED AT POINTS

WHERE THERE WILL BE CONFLICT BETWEEN PEDESTRIANS AND VEHICLES.
LAY
BY AND DROP OFF ZONES SHOULD BE LOCATED WITHIN THE PLOT AND NOT ON PUBLIC
NAKHODA
ROADS.
DOCKING AREAS FOR LOADING AND UNLOADING SHOULD BE LOCATED AT THE BASEMENT LEVEL
ONLY.
ROAD
CROSS-SECTION OF THE VARIOUS SECTIONS OF THE VARIOUS ROAD TYPES ARE
ILLUSTRATED IN
FIGURE 2.6 TO 2.9.
KOTA
ISKANDAR
LAKSAMANA
BAHTERA
TANJUNG
LIMITED PERMEABLE EDGE

PERMEABLE EDGE
PEDESTRIAN-DOMINATED EDGE
FIGURE 2.5 : ROAD NETWORK SYSTEM
11
PUTERI
HARBOUR
12
PUTERI
HARBOUR
CRESCENT ROAD
FIGURE 2.6 : CRESCENT ROAD
13
PUTERI
HARBOUR
SECONDARY ROAD - ENTRY ROAD
FIGURE 2.7 : SECONDARY ROAD (ENTRY ROAD)
14
PUTERI
HARBOUR
LOCAL ROAD - COMMERCIAL BOULEVARD
FIGURE 2.8 : LOCAL ROAD - COMMERCIAL BOULEVARD
15
PUTERI
HARBOUR
LOCAL ROAD - COMMERCIAL STREET
FIGURE 2.9 : LOCAL ROAD - COMMERCIAL STREET
16
PUTERI
HARBOUR
STREET DESIGN
RESERVE
50M ROAD RESERVE
40M ROAD RESERVE
INNER ROAD 30M AND 20M ROAD RESERVE
TYPES OF ROAD RESERVES
FLEXIBLE PAVEMENT
- SUBGRADE MIN CALIFORNIA BEARING RATIO (CBR) 5%
- SAND SUBBASE 150MM WELL COMPACTED THICKNESS
- CRUSHER RUN ROADBASE 450MM WELL COMPACTED THICKNESS
- PRIME COAT
- BITUMINOUS MACADAM BINDER COURSE 65MM THICKNESS
- TACK COAT
- ASPHALTIC CONCRETE WEARING COURSE 50MM THICKNESS
RIGID PAVEMENT
- SUBGRADE MIN CBR 5%
- CRUSHER RUN ROADBASE 200MM WELL COMPACTED THICKNESS
- LEAN CONCRETE 50MM
- GRADE 30N CONCRETE BASE WITH REINFORCEMENT MIN 0.12% AT TOP/JUSTIFIED BY LOAD CALCULATION
- CONTRACTION JOINTS AT MAX 8M INTERVALS
- EXPANSION JOINTS AT MAX 80M INTERVAL
- WARPING JOINT AT CENTRE LINE OR LANE WIDTH
DESIGN PARAMETER
ROAD GRADIENT ARE GENERALLY 2.5 %
LOWEST ALLOWABLE ROAD LEVEL IS +8.5 LEAST SIGNIFICANCE DIFFERENCE (LSD)
MINIMUM CBR VALUE FOR SUBGRADE SHALL BE 5 %
CONSTRUCTION STANDARD
SAND FOR SUB-BASE SHALL HAVE A MINIMUM THICKNESS OF 150MM, CONFORM TO JABATAN KERJA RAYA
(JKR) GRADING / BRITISH STANDARD (BS) SIEVE ANALYSIS AND HAVE A MINIMUM SOAKED CBR OF
30% WHEN COMPACTED TO 95% OF MAXIMUM DRY DENSITY USING BS HEAVY
ROAD
TYPE I AND II GRADING ENVELOPS

CBR VALUE 80%. MINIMUM THICKNESS IS 450MM FOR ANY MAIN ROAD.
BASE SHALL BE OF CRUSHED GRANITE CONFORMING TO
HAVE MINIMUM SOAKED
AND
PROMENADES OR SIDEWALKS SHALL BE EITHER RIGID OR FLEXIBLE FINISHED WITH A STAMPED FINISH OR
CONCRETE PAVER BLOCKS.
17
PUTERI
HARBOUR
50M CRESCENT ROAD
18
PUTERI
HARBOUR
40M PARKING STREET
19
2.3.1 PARKING REQUIREMENTS

WITH
PARKING REQUIREMENT
CAR
THE INTENTION TO CREATE PEDESTRIAN DOMINATED SPACES AT THE
MOTORCYCLE
PARKING SHOULD BE LOCATED AT THE SUB-
DISABLED
RESIDENTIAL
STREET LEVEL, NO CARPARK STRUCTURE IS PERMITTED ON THE GROUND
ALL
HARBOUR
TABLE 2.1 : PARKING REQUIREMENTS

TYPE OF
DEVELOPMENT
LEVEL/ROAD LEVEL.
PUTERI
APARTMENT
1 BEDROOM UNITS : 1 C/P + 10% VISITORS

50% OF TOTAL HOUSING UNITS
2 BEDROOM UNITS: 2 C/P + 10% VISITORS
BASEMENT OR BASEMENT LEVELS AND ABOVE GROUND STRUCTURES.
1% OF THE TOTAL C/P

REQUIREMENT
3 BEDROOOM UNITS: 3 C/P + 10% VISITORS

COMMERCIAL
FOR
PLOTS WITH DESIGNATED PLOT RATIO OF
OR MORE, AT LEAST
LEVELS OF BASEMENT ONLY PARKING SHOULD BE PROVIDED.
ADDITIONAL
1:47SQM
RETAIL
EATING SHOP
1:10
1:200SQM
SQM OF NETT DINING FLOOR AREA OR
PER STALL
PARKING SPACES COULD BE ACCOMMODATED ABOVE GROUND TO A MAXIMUM

OF
LEVELS.
THE
SUPERMARKET AND DEPARTMENTAL
CARPARK FLOOR TO FLOOR HEIGHT HAVE TO COMPLY
UNIFORM BUILDING BY-LAW (UBBL)

STATUTORY REQUIREMENTS.
WITH REQUIREMENT OF
ALL
AND OTHER
OR
1:47 SQM OF NETT FLOOR AREA
1:200 SQM
1:10 SQM OF NETT DINING FLOOR AREA
1:50 SQM
1 M/P
FOR EVERY
STORES
RESTAURANTS, COFFEE HOUSES,
1% OF THE TOTAL C/P

REQUIREMENT
CAFETARIAS, CANTEENS, BARS, PUBS

AND NIGHT CLUBS
PARKING REQUIREMENTS OF EACH PLOT DEVELOPMENT SHOULD BE
PROVIDED ON-SITE ACCORDING TO THE GIVEN STANDARDS SHOWN IN
2 C/P 1:50 SQM

2 STALLS
TABLE
2.1.
CONFERENCE ROOM
1:50 SQM
BANK AND FINANCIAL INSTITUTION
1:200 SQM
ANY OTHER COMMERCIAL PERMITTED
1:200 SQM
NOE ELSEWHERE CLASSIFIED

HOTEL
RESTAURANTS, CAFE AND OTHER USES
LOADING
LEVEL.
DOCKS, PLANT ROOMSSHOULD BE LOCATED AT THE BASEMENT
1 C/P PER 5 BEDROOMS
1 M/P PER 10 BEDROOMS

1% OF THE TOTAL C/P
WITHIN THE HOTEL
EATING SHOPS
1:10
SQM OF NETT DINING FLOOR AREA OR
PER STALL
1 C/P 1:50 SQM

2 STALLS
OR
1 M/P
FOR EVERY
REQUIREMENT
OFFICE
OFF-SITE
PARKING STATIONS ARE PLANNED TO CATER FOR LONG TERM
PRIVATE OR PUBLIC OFFICE
PUTERI HARBOUR AND TO ENCOURAGE THE USE OF PUBLIC

TRANSPORT. OFF-SITE PARKING IS ONLY APPLICABLE AT PARK AND RIDE
STATIONS.
1% OF THE TOTAL C/P

REQUIREMENT
PARKING NEEDS AND SERVE AS A MEANS TO REDUCE TRAFFIC FLOW INTO

THE DOWNTOWN
1:200 SQM
PLACE OF ENTERTAINMENT AND RECREATION

RETAIL
1:47 SQM
1:200 SQM
CINEMA, THEATHER AND CONCERT HALL
1 C/P PER 5 SEATS
1 M/P PER 10 SEATS
DISCOTHEQUES, DANCE HALL, NIGHT
1:50 SQM
2 C/P PER BOWLING LANE 1:10 SQM OF PUBLIC
1:50 SQM
1% OF THE TOTAL C/P
CLUBS AND KARAOKE LAUNGES
BOWLING ALLEYS
REQUIREMENT
FLOOR AREA
GYMNASIUM, HEALTH AND FITNESS
1:50 SQM
CENTRES
PLACE OF ASSEMBLY
MOSQUE
1:5 SQM OF NETT PRAYING FLOOR AREA
1:5 SQM
1% OF THE TOTAL C/P
SURAU
1:10 SQM OF NETT PRAYING FLOOR AREA
1:10 SQM
REQUIREMENT
10% OF TOTAL C/P
DISABLE SIGN
REFER TO THE DETAIL ACTIVITY AS PRESCRIBED
REFER TO THE DETAIL ACTIVITY
1% OF THE TOTAL C/P
ABOVE
AS PRESCRIBED ABOVE
REQUIREMENTS
1 UNIT : 2 C/P+ 10% VISITORS
50% OF TOTAL HOUSING UNITS
1% OF THE TOTAL C/P
TRANSIT PLANNING ZONE

REGIONAL STATION
20 UNITS
LOCAL STATION
10 UNITS
HALT
5 UNITS
MIN.
2, CLEARLY MARKED WITH
MIXED USE
COMMERCIAL
BASEMENT ONLY
BASEMENT AND ABOVE GROUND PARKING

RESIDENTIAL
REQUIREMENTS
20
PUTERI
HARBOUR
2.3.2 PUBLIC TRANSPORT

PUBLIC TRANSPORT SERVICES TO BE PROVIDED FOR PUTERI HARBOUR
INCLUDE:
SHUTTLE BUS;
URBAN RAIL/TRAM;
JB-NUSAJAYA METRO RAIL;
WATER TAXI; AND
VEHICULAR TAXI.
THE
INTRODUCTION
SEQUENTIALLY.
OF
HOWEVER
NAKHODA
THESE
SERVICES
WILL
PROVISIONS IN TERMS OF
TAKE
PLACE
(ON-STREET
OR
OFF STREET) CONNECTIONS, RESERVE AND FACILITIES SHOULD BE
KOTA
ISKANDAR
CATERED FOR WHERE REQUIRED DURING THE PLANNING STAGE OF EACH

PLOT DEVELOPMENT.
DESIGN
ISSUES SUCH AS TURNING MANEUVER
FOR BUS, TRAMS AND RAIL SHOULD BE ANTICIPATED AND PROVIDED

FOR THE DESIGN STAGE.
THIS
WILL REQUIRE SURRENDER OF LAND TO
ACCOMMODATE THESE PROVISIONS, IF NECESSARY.
PUBLIC TRANSPORT ROUTES AND FACILITIES SHOULD BE PLANNED AND

LOCATED WITHIN ACCEPTABLE WALKING DISTANCE (AT LEAST 200M)
FROM ALL DWELLINGS, ATTRACTIONS, WORKPLACE AND FACILITIES.
CONNECTIONS AND INTEGRATION WITH EXISTING OR LIKELY FUTURE
ROUTES OF DIFFERENT MODES OF TRANSPORTATION SHOULD BE
LAKSAMANA
ESTABLSIHED.
PUBLIC
TRANSPORT
FACILITIES
SUCH
AS
STOPS,
STATIONS
BAHTERA
ETC
SHOULD PROVIDE FOR PEDESTRIAN SAFETY, SECURITY, COMFORT AND

CONVENIENCE.
THIS INCLUDES SHELTERS OR SHADE, SEATS, ADEQUATE

LIGHTING AND TIMETABLE INFORMATION. THE STOPS SHOULD BE
OVERLOOKED FROM NEARBY BUILDINGS.
SHUTTLE BUS FROM JB CITY

URBAN RAIL / TRAM
JB - NUSAJAYA METRO RAIL
TANJUNG
URBAN RAIL STOP STATION
THE
PARK AND RIDE PROVISION SHOULD BE LOCATED OFF-SITE AT THE
TRANSPORT INTERCHANGE HUB TO MEET THE DEMAND OF PARKING

SPACES AND LIMIT CAR FLOW INTO
PUTERI HARBOUR.
WALKING RADIUS 200M

LAND TRANSPORT TERMINAL
WATER TAXI
CIQP AND FERRY TERMINAL
PARK & RIDE STATION, FUTURE OFF-SITE PARKING
FIGURE 2.10 : PUBLIC TRANSPORT ROUTES AND STOPS
21
PUTERI
HARBOUR
2.4 OPEN SPACE AND PEDESTRIAN NETWORK

THE PRECINCTS OF NAKHODA, LAKSAMANA, TANJUNG AND BAHTERA ARE
URBAN DESTINATIONS WITH A VARIETY OF DIFFERENT USES SUCH AS COMMERCIAL, RETAIL, TRANSPORT, ENTERTAINMENT AND RESIDENTIAL AND WILL
CREATE A RANGE OF VIBRANT PUBLIC OPEN SPACES. A MAJOR OBJECTIVE
NAKHODA
OF THE MASTERPLAN IS TO PROVIDE AN INTEGRATED PUBLIC OPEN SPACE

NETWORK WITH LIVELY, PEDESTRIAN FRIENDLY STREETS, PLAZAS, PROMENADES AND PARKS THROUGHOUT THE PRECINCT.
EACH
PRECINCT HAS A DISTINCT MAJOR PUBLIC SPACE THAT WILL GIVE
IDENTITY TO THE SURROUNDING DEVELOPMENTS:
NAKHODA IS CENTERED AROUND THE HILL PARK, WHERE THE NATURAL

TOPOGRAPHY
IS TO BE EXAGGERATED TO CREATE A DRAMATIC WILD
LANDSCAPE.
THE FOCAL POINT OF LAKSAMANA IS THE LINEAR PARK WHERE STORMWATER IS RETAINED AND FILTERED,THROUGH A CONSTRUCTED WETLAND
SYSTEM THAT ENCOURAGES BOTH ACTIVE AND PASSIVE USE OF THE
PARK.
THE BUILDINGS IN BAHTERA ARE ARRANGED AROUND A SERIES OF MAJOR PUBLIC PLAZAS WHICH SERVE AS FORECOURTS TO THE BUILDINGS
AS WELL AS PROVIDING GATHERING SPACE AND FESTIVAL SITES FOR THE
WHOLE DEVELOPMENT.
THE TANJUNG
HAS A PUBLIC PROMENADE WHICH LINKS A SERIES OF
SMALLER SCALE PUBIC SPACES, PROVING A CONTRAST TO THE GRAND

SCALE OF THE
THESE
HARBOUR.
BAHTERA
LAKSAMANA
MAJOR DESTINATIONS ARE TO BE COMPLEMENTED AND LINKED TO
A SERIES OF INTIMATELY SCALED PEDESTRIAN SPACES IN THE FORM OF

GREEN STREETS, PROMENADES AND LANEWAYS.
THESE SPACES ARE TO BE
DESIGNED FOR COMFORT AND USABILITY.
TANJUNG
PUBLIC WATERFRONT EDGE
URBAN OPEN SPACE
GREEN STREETS
HEADLAND OPEN SPACE
PUBLIC PARKS
FIGURE 2.11 : OPEN SPACE AND PEDESTRIAN NETWORK
22
PUTERI
HARBOUR
2.4.1 PRIVATE OPEN SPACE

WITHIN THE PLOT DEVELOPMENT BOUNDARIES, A FINER GRAIN OF PUBLICLY ACCESSIBLE LANDSCAPE SPACES SHOULD BE CREATED. THESE
INCLUDE LANEWAYS, CAR COURTS AND PLAZAS.
THE 15M
AND
12M
NAKHODA
LANEWAYS ARE TO BE ACCESSIBLE TO VEHICLES,
HOWEVER THEY ARE DESIGNED WITH NARROW CARRIAGEWAYS, ONSTREET PARKING, AND VARYING ROAD PAVEMENT, ALL IN ORDER TO REDUCE TRAFFIC SPEED.
THE
LANEWAYS ARE TO CREATE MORE INTIMATE
STREETSCAPES, WHERE PEDESTRIAN MOVEMENT IS PRIORITISED OVER

VEHICULAR.
THE 10M
AND
7M
LANEWAYS ARE HIGH QUALITY PUBLIC PEDESTRIAN
SPACES ACTIVATED BY RETAIL AND CAFES.
THEY
ARE TO BE DESIGNED
IN A WAY TO PROTECT PEOPLE FROM HEAT AND RAIN WHICH WILL ENCOURAGE.
PUBLIC
PLAZAS ARE TO BE LOCATED IN THE DOWN TOWN PRECINCT
AND CONNECTED TO OVERALL PEDESTRIAN NETWORK THROUGH LANEWAYS AND STREETS.
THE PLAZAS ARE TO BE PROVIDE A LARGER PUBLIC

SPACE FOR GATHERING, STREET PERFORMANCE, OUTDOOR DINING AND
GIVE AN IDENTITY TO THE PRECINCT.
LAKSAMANA
WHERE
APPLICABLE, CAR COURTS ARE TO BE PROVIDED TO GIVE A
CENTRAL SPACE AND ADDRESS FOR RESIDENTIAL BUILDINGS, ACCESS
BAHTERA
TO BASEMENT CARPARKS FOR RESIDENTS, AND SOME VISITOR PARKING.
COURTYARDS SHOULD BE PROVIDED FOR RESIDENTS LIVING IN MEDIUM

TO HIGH DENSITY APARTMENTS. THE PRIVATE COURTYARDS SHOULD BE
20% PAVED AND 80% PLANTING AND LAWN, AND PROVIDE PROTECTION
FROM WIND AND RAIN BY WAY OF STRUCTURES AND TREES. SWIMMING
POOLS AND BARBEQUES PROVIDE OPPORTUNITIES FOR RECREATION AND
GATHERING, AND INFORMAL PLAY ELEMENTS.
15M LANEWAY
TANJUNG
12M LANEWAY
10M PEDESTRIAN LANEWAY
7M PEDESTRIAN LANEWAY
PLAZA
CARCOURT
RESIDENTIAL COURTYARD/HOTEL GARDEN
FIGURE 2.12 : PRIVATE OPEN SPACE
23
PUTERI
HARBOUR
24
PUTERI
HARBOUR
2.4.2 PEDESTRIAN CIRULATION

A
CLEAR NETWORK OF PEDESTRIAN PATHWAYS IS TO BE BE ESTABLISHED
TO OFFER A VARIETY OF EXPERIENCES FOR USERS AND CREATE A DYNAMIC
NAKHODA
WALKABLE DOWNTOWN PRECINCT THAT PRIORITIES PEDESTRIAN CHOICE

AND COMFORT.
ALL
STREETS AND LANEWAYS ARE TO HAVE SHADED FOOTPATHS ON BOTH
SIDES, AND FREQUENT PEDESTRIAN CROSSING OPPORTUNITIES WHERE

CONFLICT WITH VEHICLES EXISTS.
BUILDINGS
ALONG THE STREETS AND LANEWAYS ARE TO PROVIDE VERAN-
DAHS TO IMPROVE PEDESTRIAN COMFORT AT PLACES OF HIGH ACTIVITY

WHERE COMMERCIAL, RETAIL AND PUBLIC USES WILL MAXIMISE THE ACTIVE
BUILDING FRONTAGES.
ALL PEDESTRIAN PATHWAYS ARE TO BE LINKED TO THE PUBLIC PROMENADE.

THE
PUBLIC PROMENADE IS PROVIDED FOR THE ENTIRE EXTENT OF THE
WATERFRONT TERMINATES ON THE HEADLAND PUBLIC SPACE, MAKING THIS

A MAJOR FOCAL POINT FOR THE DEVELOPMENT.
THE LARGE PARKS ARE TO
HAVE A SYSTEM OF SHADED, MEANDERING PATHWAYS LINKING BACK TO THE

STREET NETWORK, AND PROVIDING A DIFFERENT SCALE PEDESTRIAN EXPE-
LAKSAMANA
RIENCE FOR ALL TYPES OF USERS.
THE
BAHTERA
PEDESTRIAN PATHWAYS ARE TO PROVIDE A HIGH LEVEL OF COMFORT,
SAFETY AND AMENITY FOR PEDESTRIANS SUCH AS, PEDESTRIAN SCALE

LIGHTING SHOULD CONTRIBUTE TO SECURITY AND SAFETY, AND PLANTING
AND TREES TO IMPROVE THE MICROCLIMATE.
TANJUNG
COVERED WALKWAYS SHOULD BE PROVIDED TO LINK ALL MAJOR FACILITIES
AND SHOPPING STREETS.
PUBLIC CIRCULATION - WATERFRONT PROMENADES

PUBLIC CIRCULATION - FOOTPATHS ON STREETS
PUBLIC CIRCULATION - THROUGH PARKS AND GARDENS
PUBLICALLY ASSESSIBLE - PRIVATE LANEWAYS AND
CARCOURTS
SHARED ZONES
FIGURE 2.13 : PEDESTRIAN CIRCULATION
25
PUTERI
HARBOUR
26
PUTERI
HARBOUR
2.5 LANDSCAPE GUIDELINES

LANDSCAPE ELEMENTS ARE TO RESPOND TO LOCAL CULTURAL CONDITIONS
THROUGH THE USE OF MATERIALS, TEXTURES AND FORMS THAT CELEBRATE
THE MALAYSIAN NATIVE LANDSCAPE.
THE
NAKHODA
THEME SHOULD BE TO CREATE A BOLD, CONTEMPORARY TROPICAL
LANDSCAPE IN SCALE WITH EACH DISTINCTIVE PRECINCT OF DEVELOPMENT.
CREATE LANDSCAPES FOR A VARIETY OF USES; LARGE PUBLIC GATHERINGS, SPECIAL EVENTS, CELEBRATIONS AS WELL AS INTIMATE FINE GRAIN
OF STREETS, LANEWAYS AND URBAN PLAZAS ENCOURAGING PEDESTRIAN
MOVEMENT THROUGHOUT THE CITY.
DEVELOP STRONG INDOOR / OUTDOOR RELATIONSHIPS BETWEEN COMMERCIAL AND RETAIL AND THE ADJACENT PUBLIC LANEWAYS AND PLAZAS, AND
RESIDENTIAL AND THE ADJACENT GARDENS, TO ACTIVE AND ENLIVEN THE
PUBLIC DOMAIN.
USE
TREES, STRUCTURES, WATER FEATURES AND PLANTING TO CREATE
COOL MICRO CLIMATES, AND USE VERANDAHS AND ROOF STRUCTURES TO

PROTECT PEOPLE FROM RAIN, TO ENCOURAGE PEOPLE TO INHABIT THE
LANDSCAPE.
LAKSAMANA
BAHTERA
PROVIDE A CLEAR DELINEATION BETWEEN PUBLIC AND PRIVATE USES WHILST

ENCOURAGING PASSIVE SURVEILLANCE TO INCREASE SECURITY.
CREATE
TANJUNG
DESTINATION LANDSCAPES AT KEY LOCATIONS TO ENCOURAGE A
COMPLETE EXPERIENCE OF ALL THE PRECINCTS AND USE DISTANT VIEWS

AND VERTICAL INSTALLATIONS TO LINK THESE DESTINATIONS.
CREATE
A LANDSCAPE THAT WILL EVOLVE INTO A MULTILAYERED AND EN-
GAGING PLACE APPROPRIATE FOR A RANGE OF DIFFERENT USERS AT DIFFERENT TIMES OF THE DAY AND DIFFERENT TIMES OF THE YEAR.
FIGURE 2.14 : LANDSCAPE GUIDELINES
27
PUTERI
HARBOUR
2.5.1 STREET FURNITURE

STREET FURNITURE IS TO PROVIDE OPTIONS FOR DIFFERENT SIZED GROUPS
OF PEOPLE, DIFFERENT AGES, AND DIFFERENT GENDERS, AS WELL AS PROVIDING OPTIONS FOR SITTING IN THE SUN OR THE SHADE, OUT OF THE WIND,
OR UNDER SHELTER FROM THE RAIN.
NAKHODA
FURNITURE SHOULD OFFER THE FLEXIBILITY FOR NUMEROUS DIFFERENT ARRANGEMENTS OF PEOPLE, AS WELL AS OFFERING THE POSSIBILITY TO SIT
ALONE.
THE
STREETS AND LANEWAYS OF THESE PRECINCTS SHOULD BE UNIFIED
BY USING A CONSISTENT LANGUAGE OF STREET FURNITURE.
THIS WILL NOT
ONLY VISUALLY STRENGTHEN THE PRECINCT, BUT WILL ALSO REDUCE MAINTENANCE AND SIMPLIFY REPLACEMENT.
ROBUST MATERIALS WITH NATURAL FINISHES SHOULD BE USED TO ENSURE

LONG TERM DURABILITY OF THE STREET FURNITURE. COMBINING FUNCTIONALITY OF THE FURNITURE CAN BE USED TO REDUCE VISUAL CLUTTER.
THROUGHOUT THESE SPACES, LEVEL CHANGES, WALLS AND STEPS SHOULD
ALSO BE DESIGNED TO MAXIMIZE INFORMAL SEATING POSSIBILITIES. STEPS
IN THE PUBLIC DOMAIN SHOULD BE GIVEN A GENEROUS SCALE THAT MAKES
THEM SUITABLE FOR CIRCULATION AS WELL AS OFFERING SEATING POSSIBILITIES FOR A LARGE GROUP OF PEOPLE.
LAKSAMANA
STREET FURNITURE
BAHTERA
TANJUNG
CRESCENT ROAD FURNITURE

HEADLAND PLAZA CUSTOM FURNITURE
INFORMAL SEATING ELEMENTS SUCH AS STEPS AND WALLS
HEADLAND WATERFRONT CUSTOM FURNITURE
TANUNG CUSTOM FURNITURE
HILL PARK CUSTOM FURNITURE
LINEAR PARK CUSTOM FURNITURE
FIGURE 2.15 : STREET FURNITURE
28
PUTERI
HARBOUR
29
PUTERI
HARBOUR
2.5.2 LIGHTING
USE OF LIGHTING SHOULD INCREASE SAFETY IN THE PUBLIC REALM, AID IN
GEOGRAPHIC ORIENTATION THROUGH WELL LIT FOCAL POINTS AND LANDMARKS, HIGHLIGHT CHARACTER AND CULTURAL IDENTITY AND CREATE A
SENSE OF DRAMA.
NAKHODA
ATTENTION SHOULD BE DRAWN TO ARCHITECTURAL FEATURES SUCH AS THE

BRIDGES AND STRUCTURES THROUGH THE USE OF UP LIGHTS AND DOWN
LIGHTS AND SIGNIFICANT VERTICAL SURFACES CAN BE EMPHASIZED WITH A
WASH OF COLOURED LIGHT.
ATMOSPHERE
CAN BE CREATED THROUGH HIGHLIGHTING FEATURE TREES
AND STREET TREES WITH UPLIGHTS AND SPECIAL FEATURE LIGHTING TO

PROMINENT LANDMARKS.
STREETS
AND LANEWAYS SHOULD CONTAIN PEDESTRIAN SCALE LIGHTING
FOR SAFETY AND COMFORT WITHIN THE DEVELOPMENT AT NIGHT.
CLUTTER
SHOULD BE AVOIDED IN THE PUBLIC DOMAIN BY INTERGRATING
LOW LEVEL LIGHTING INTO SITE FURNITURE.
INCREASED
LIGHTING SHOULD BE PROVIDED IN PLACE OF NIGHT ACTIVITY,
LAKSAMANA
WHILE LOW LEVEL LIGHTING FOR PATHWAYS, EDGE AND ENTRANCES SHOULD
ENHANCE THE SAFETY OF THE DEVELOPMENT.
LIGHT
BAHTERA
FITTINGS SHOULD BE ENERGY EFFICIENT AND SITE SPECIFIC; AND
WHERE APPROPRIATE, INTEGRATED WITH OTHER ELEMENTS.
TANJUNG
STREET LIGHTING
LOW LEVEL LIGHTING INTO STEPS
WATERFRONT LIGHTING
PLAZA FEATURE LIGHTING
PARK LIGHTING. LOW LEVEL PATH
LIGHTING AND UPLIGHTING TO FEATURE TREES
FIGURE 2.16 : LIGHTING
30
PUTERI
HARBOUR
31
PUTERI
HARBOUR
2.5.3 PUBLIC ART

PUBLIC
ART SHOULD BE INCORPORATED AS A DESIGN STRATEGY INTO THE
PLANNING OF PUBLIC SPACES FROM THE OUTSET AND ACT AS A CATALYST
NAKHODA
FOR GENERATING ACTIVITY.
THERE
ARE A NUMBER OF WAYS PUBLIC ART CAN BE INCORPORATED INTO
THE DEVELOPMENT.
A SERIES OF PERMANENT COMMISSIONED WORKS WILL

INDICATE IMPORTANT ACTIVITY NODES AND FOCAL POINTS.
PUBLIC ARCHITECTURE, LANDSCAPES AND BRIDGES CAN BE DESIGNED WITH
SCULPTURAL INTENT.
BUILDINGS SUCH AS THE CONVENTION CENTRE AND THE TANJUNG CLUBHOUSES WILL BE DESIGNED TO BE ICONIC, SCULPTURAL STRUCTURES.
MAJOR
PUBLIC LANDSCAPE CAN ALSO BE DESIGNED WITH BOLD ARTISTIC
GESTURES.
THE LINEAR PARK, THE HILL PARK AND CASCADING TERRACES AT THE
HEADLAND ARE ALL EXAMPLES OF HOW LANDSCAPE CAN BE MANIPULATED
IN A SCULPTURAL WAY.
SITE
LAKSAMANA
BAHTERA
SPECIFIC INSTALLATIONS MAY OCCUR ON PROMINENT SITES AND UTI-
LISE LANDSCAPE FEATURES, MATERIALS AND PLANTS, TO CELEBRATE THE

LOCAL LANDSCAPE.
WITHIN BAHTERA,
THE
HEADLAND
TANJUNG
PUBLIC SPACE AND THE CELEBRATION
SPACE SHOULD BE DESIGNED WITH FLEXIBILITY TO ACCOMMODATE TEMPORARY EXHIBITS RELATING TO SPECIAL EVENTS AND FESTIVALS.
LANDSCAPE SCULPTURE
AREAS FOR SITE SPECIFIC INSTALLATION
PERMANENT COMMISSIONED WORKS
AREAS FOR TEMPORARY EXHIBITS AND INSTALLATIONS
BRIDGES
FIGURE 2.17 : PUBLIC ART
32
PUTERI
HARBOUR
33
PUTERI
HARBOUR
2.5.4 PLANTING
TREES
WILL BE USED IN A NUMBER OF WAYS WITHIN THE PRECINCTS LAND-
SCAPE TO ENHANCE THE PHYSICAL AND AESTHETIC QUALITIES OF EACH SITE.

STREET TREES WILL HAVE A STRONG IMPACT ON THE QUALITY OF THE STREETS
AND LANEWAYS WITHIN THE DEVELOPMENT. DIFFERENT SPECIES CAN BE USED
NAKHODA
TO CREATE DIFFERENT STREET CHARACTERS AND DEFINE A LEGIBLE STREET

HIERARCHY, PROVIDING A MUCH MORE COMFORTABLE AND VIBRANT PUBLIC DOMAIN.
THE
DESIGN OF THE MAJOR PUBLIC SPACES THROUGHOUT THE DEVELOPMENT
SHOULD INVOLVE A VARIETY OF DIFFERENT TREE TYPES AND FORMATIONS TO

EMPHASIZE DIFFERENT SPATIAL CHARACTERISTICS.
TREE SPECIES TO BE SELECTED THAT SHOULD PROVIDE SHADE, VISUAL INTEREST, MOVEMENT, COLOUR AND TEXTURE TO THE PUBLIC SPACES.
THE HILL PARK IS CHARACTERIZED BY DRAMATIC STANDS OF WILD VEGETATION
FRAMING VIEWS TO THE HARBOUR.
THE LINEAR PARK SHOULD CONTAIN MORE FORMAL ARRANGEMENTS OF TREES
WHICH WILL REINFORCE THE DOMINANT LINEAR GEOMETRY.
IN
THE
HEADLAND
PUBLIC SPACE, INFORMAL AND FORMAL GROVES OF TREES
WITH CLEAR TRUNKS AND HIGH CANOPIES SHOULD BE USED TO ADD VERTICAL
INTEREST SHOULD BE USED TO AND MAINTAIN OPEN VIEWS TO THE WATER.
THIS
WILL BE CONTRASTED WITH A DRAMATIC FORMAL BOSQUE OF TREES ON THE

UPPER HEADLAND SPACE.
ALONG THE TANJUNG WATERFRONT TREES SHOULD BE ARRANGED INFORMALLY

TO DEFINE EDGES, PATHWAYS AND GATHERING SPACE, WITH FEATURE TREES
USED AT FOCAL POINTS.
THE
LAKSAMANA
BAHTERA
OVERALL PLANTING CONCEPT FOR THE DEVELOPMENT IS TO CREATE A
BOLD, CONTEMPORARY TROPICAL LANDSCAPE.
PLANTING IN THE PUBLIC DOMAIN

TURE, SCENTS AND COLOUR.
SELECTED
TANJUNG
SHOULD PROVIDE SEASONAL INTEREST, TEX-
PLANT MATERIAL WILL PREDOMINANTLY BE
MALAYSIAN
NATIVE SPE-
CIES WITH EXOTIC SPECIES USED IN CONTRAST.

STREET TREES-MAIN
THE ARRANGEMENT, PATTERNS AND FORMS OF UNDERSTOREY PLANTING SHOULD

VARY OVER THE DIFFERENT PRECINCTS AND OPEN SPACES. THROUGHOUT THE
DEVELOPMENT, INFORMAL AND WILD PLANTING ARRANGEMENTS SHOULD BE
USED TO EMPHASIZE AND PLAY OFF FORMAL PLANTING.
PLANTING
ALONG STREETS SHOULD DEFINE PEDESTRIAN ZONES AND CREATE
GROVE TREES
WATERFRONT TREES
PARK TREES
WIL LANDSCAPE
CHARACTER FOR THE DIFFERENT STREETS.
FIGURE 2.18 : PLANTING STRATEGY
34
PUTERI
HARBOUR
35
PUTERI
HARBOUR
36
PUTERI
HARBOUR
PART III -PRECINCT PLAN GUIDELINES

1
PUTERI
HARBOUR
HILL
COMMUNITY
cozy
intimate
GREEN
DOWNTOWN
HIGH STREET
water
CHAPTER 1 - NAKHODA (COMMERCIAL NORTH -CN)

2
PUTERI
HARBOUR
1.1 URBAN PATTERN & MASSING
THE
URBAN PATTERN IS INTENDED TO CREATE COMMUNITY LIVING WITH THE ADOPTION OF PERIMETER BLOCKS TO
FORM ATTRACTIVE AND ACESSIBLE PUBLIC REALM.
BUILDING
CN-4-2
2
MASSING AND ORIENTATION SHOULD RESPOND TO THE SURROUNDING TOPOGRAPHY AND VIEWS TO
PERIMETER BLOCK SHOULD NOT BE MORE THAN
60M
IN LENGTH, BEYOND WHICH A MINIMUM OF
6M
EACH
BREAK
CN-1-1
SHOULD BE PROVIDED TO ENHANCE PEDESTRIAN PERMEABILITY.
CN-1-2
ICONIC TOWERS ARE TO BE SITED IN CN-2-1 AND CN-3-2 AT THE PROMINENT JUNCTIONS FACING THE WATERFRONT
NAKHODA 2
OD
KH
RECREATIONAL FACILITIES.
NA
CN-4-1
CREATE FUNCTIONAL URBAN SPACES THAT WILL PROMOTE A SENSE OF PLACE AND OPPORTUNITIES FOR SOCIAL AND
ALWAYS DEFINE ENCLOSURES.

A
OD
HILL
PARK
BAYU
CN-4-4
CN-4-3
H
AK
CN-1-4
ODA
KOTA
ISKANDAR
NAKHODA 5
NAKH
CN-1-3
CN-3-2
DA
CN-2-2
HO
NAK
CN-3-1
CN-2-1
H
RT
O
DN
R
VA
LE
RI
TE
PU
U
BO
FIGURE 1.1 : URBAN PATTERN AND MASSING - NAKHODA

ICONIC TOWER BLOCK
TOWER BLOCK
PODIUM
PERIMETER BLOCK
OPEN SPACE
PUBLIC HILL PARK
PUTERI
HARBOUR
1.2 SETBACK
ZERO SETBACK IS APPLIED IN CN-2 AND CN-3. THERE

VIZ. ACCORDING TO SECTION 01 AND SECTION 02.
ZERO
ARE TWO TYPES OF ZERO SETBACK FOR THESE PLOTS
CN-4-2
SETBACK IS TO BE OBSERVED FROM THE BOUNDARY ABUTTING THE CRESCENT ROAD AND THIS CONTINUES
02,
A RECESSED
6M
CN-1-1
WALKWAY IS INTRODUCED AS PROTECTION AGAINST WEATHER TO
FACILITATE PEDESTRIAN MOVEMENT.
ZERO
SETBACK IS ALSO APPLICABLE FOR THE BASEMENT LEVEL FROM BOUNDARIES WITH
REQUIREMENT.
FOR
OTHER PLOTS WITH
6M
ZERO
NAKHODA 5
SETBACK SECTION
CN-1-2
FOR
OD
FOR SETBACK SECTION 01, A 6M COVERED VERANDAH IS INTRODUCED WITHIN THE PLOT FRONTING THE CRESCENT
ROAD.
SETBACK
SETBACK, THE SETBACK FOR BASEMENT WILL ABIDE TO EXISTING
DA
REQUIREMENT BY THE LOCAL AUTHORITY AND BUILDING STATUTORY.
NAKHODA 2
KH
NA
CN-4-1
TO WRAP THE EDGE OF THE DEVELOPMENT ON BOTH OF THE SIDE BOUNDARIES ABUTTING THE ACCESS ROADS.
HILL
PARK
CN-4-4
CN-4-3
HO
K
NA
KOTA
ISKANDAR
BAYU
CN-1-4
CN-1-3
ODA
NAKH
CN-3-2
02
DA
HO
NAK
CN-2-2
CN-3-1
02
CN-2-1
01
AR
EV
H
RT
NO
L
OU
01 I B
R
TE
PU
FIGURE 1.2 : SETBACK LINE - NAKHODA

ZERO SETBACK 01
ZERO SETBACK 02
6M SETBACK
SECTION 01
SECTION 02
(ZERO SETBACK, CRESCENT ROAD)
(ZERO SETBACK)
PUTERI
HARBOUR
1.3 OPEN SPACE
OPEN SPACE IS CATEGORIZED INTO THE FOLLOWING TYPES:

- PUBLIC OPEN SPACE (HILL PARK)
CN-4-2
- SEMI PUBLIC OPEN SPACE WITHIN THE PLOTS (PROMENADES, VERANDAH, PLAZA, COMMUNAL GREEN, ATRIUM
AND WALKWAYS WITHIN EACH PLOT)
KH
NA
CN-4-1
OD
CN-1-2
- SEMI PRIVATE OPEN SPACE (RESIDENTIAL COMMUNAL GREEN)
EACH DEVELOPMENT PLOT SHOULD PROVIDE A MINIMUM OF 10% OF THE TOTAL LAND
THIS AREA IS EXCLUDING VERANDAHS AND WALKWAYS FOR PEDESTRIAN LINKAGES.
AREA FOR OPEN SPACE.
NAKHODA 2
CN-1-1
OPEN SPACE SERVES AS NODE OF ACTIVITIES THROUGHOUT THE URBAN FABRIC. THE HILL PARK ACTS AS CENTRAL
FEATURE OF CN, REINFORCED BY A NETWORK OF PATHWAYS.
ALL
VERANDAHS, ARCADES, PERGOLAS OR RECESSED COLONNADES SHOULD BE LINKED TO ALL CATEGORIES
OF OPEN SPACES.
LEVEL
OD
DIFFERENCES BETWEEN WALKWAY AND ROAD SHOULD BE ABSORBED OUTSIDE OF THE
HILL
PARK
H
AK
CN-1-4
ODA
CN-3 IN THE FORM OF PLAZAS, SQUARES, ARCADES AND

PROMENADES SHOULD HAVE A MINIMUM WIDTH OF 6M THAT WILL SERVE AS A CONNECTING ELEMENT BETWEEN
BUILDINGS AND TO PROMOTE LIVELY URBAN ATMOSPHERE.
OPEN SPACE WITHIN
AND
OPEN SPACE FOR RESIDENTIAL AREA IN
CN-1
AND
CN-4
KOTA
ISKANDAR
CN-1-3
CN-2-2
CN-3-2
DA
SPACE
THIS
SHOULD PROMOTE A SENSE OF BELONGING AND PASSIVE SURVEILLANCE WITH LINKAGES ESTABLISHED TO ADJACENT
OPEN SPACES.
CN-3-1
SHOULD BE CREATED TO ALLOW
RESIDENTS TO ENJOY SOCIAL AND RECREATIONAL ACTIVITIES WITHIN THEIR BUILDING COMPOUND.
HO
SEMI-PRIVATE
CN-2
NAKH
NAK
SEMI-PUBLIC
BAYU
CN-4-4
CN-4-3
BOUNDARY LINE.
NAKHODA 5
CN-2-1
THE MINIMUM WIDTH REQUIRED IS 10M.
H
RT
O
DN
R
VA
LE
RI
TE
PU
U
BO
FIGURE 1.3 : OPEN SPACE - NAKHODA

PUBLIC OPEN SPACE
SEMI-PUBLIC OPEN SPACE
(MIN 6M WIDE)
SEMI-PRIVATE OPEN SPACE
(MIN 10M WIDE)
PUTERI
HARBOUR
RELATIONSHIP BETWEEN BUILDING AND OPEN SPACE
BUILDING BLOCKS AND COURTYARD / PLAZA

RECESS 6M VERANDAH WITH 4.5MIN CLEAR PATHWAY PROMOTED AS PROTECTION
AGAINST WEATHER TO FACILITATE CONTINUOUS PEDESTRIAN MOVEMENT.
RESIDENTIAL BLOCKS AND PARK

VISUAL PERMEABLE FENCE (MAX. 1.2M MEASURED FROM INSIDE) CREATED
AT THE BOUNDARY, WITH 1.5M DROP 2 BOUNDARY PROMOTED PRIVACY FOR
THE RESIDENTIAL UNIT.
RESIDENTIAL BLOCKS AND PARK

LEVEL DIFFERENCE OF PLOT AND THE HILL PARK TO BE ABSORBED BY LANDSCAPE DECK / COURTYARD, 1.2M FENCE
MEASURED FROM INSIDEIS INTRODUCED TO CREATE A PRIVACY FOR THE RESIDENTIAL, BUT MAINTAIN VIEW OF PARK
GROUND.
MIXED RESIDENTIAL BLOCK AND PARK

HEIGHT DIFFERENCE FROM ROAD TO PATHWAY WOULD BE ABSORBED BY
PATHWAY-ROAD.
PUTERI
HARBOUR
1.4 HEIGHT CONTROL
MASSIVE BUILDINGS ARE NOT PERMITTED.

THE
HARBOUR FRONTAGE AND COAST LINE IS ENHANCED BY THE FORMATION OF URBAN EDGES CONSISTING OF
CN-4-2
LOW-RISE RETAIL PODIUMS PUNCTUATED WITH TOWERS TO DEFINE THE URBAN SKYLINE.
CN-4-1
KH
THE HARBOUR FRONTAGE IS FRAMED BY THE 35-STOREY ICONIC TOWERS DESIGNATED AT CN-2-1 AND CN-32.
NA
OD
CN-1-2
THE
LOCATION OF TOWER AND HEIGHT CONTROL IS PREDETERMINED TO MANIFEST THE URBAN SKYLINE AND
MAXIMIZE VIEWS AND VISTAS TOWARDS THE HARBOUR, HILL PARK AND SEMI-PRIVATE GARDENS OF KOTA ISKANDAR.
ALL TOWERS SHOULD BE SITED AT THE DESIGNATED POSITIONS WITH HEIGHT CONTROL AS SHOWN IN FIGURE 1.4.
FOR GROUND
TO 6M.
FLOOR AND FIRST FLOOR, THE ALLOWABLE FLOOR TO FLOOR HEIGHT SHOULD BE BETWEEN
CN-1-1
NAKHODA 2
HILL
PARK
OD
KOTA
ISKANDAR
CN-4-4
CN-4-3
4.5M
BAYU
NAKHODA 5
H
AK
CN-1-4
ODA
NAKH
CN-1-3
CN-3-1
NAK
CN-3-2
ICONIC TOWER
DA
HO
CN-2-2
CN-2-1
H
RT
O
DN
ICONIC TOWER
R
VA
LE
RI
TE
PU
U
BO
FIGURE 1.4 : HEIGHT CONTROL - NAKHODA

MAXIMUM
35 STOREY
MAXIMUM
30 STOREY
MAXIMUM
25 STOREY
MAXIMUM
20 STOREY
MAXIMUM
8 STOREY
PUTERI
HARBOUR
1.5 PLOT RATIO
THE PLOTS FRONTING THE HARBOUR VIZ CN-2 AND CN-3 HAVE A HIGHER PLOT RATIO OF 5.5 AS THE AREA IS
DESIGNATED AS A BUSINESS CENTRE THAT ALSO ACTS AS AN EDGE FRONTING THE WATER.
CN-4-2
CN-1-2
SERVE AS AN
KOTA ISKANDAR AND ALSO THE RESIDENTIAL ZONE.
NAKHODA 2
EDGE FOR THE DEVELOPMENT FRONTING THE GARDENS OF
4.0. THEY
REMAINING PLOTS HAVE BEEN DESIGNATED WITH A PLOT RATIO MEDIUM RATIO OF
CN-1-1
DEVELOPMENT DATA
A
PLOT
CN 1-1
LAND AREA
PROPOSED
SQM
AC
15,378.0
3.8
PLOT RATIO
61,512.2
53,833.1
CN 1-3
14,568.7
3.6
58,274.7
CN 1-4
9,307.8
2.3
3.5
32,577.2
CN 2-1
17,401.5
4.3
5.5
95,708.0
CN 2-2
16,592.1
4.1
5.5
91,256.5
CN 3-1
13,354.6
3.3
5.5
73,450.4
CN 3-2
11,735.9
2.9
5.5
64,547.3
CN 4-1
19,829.6
4.9
3.5
69,403.5
CN 4-2
19,829.6
4.9
CN 4-3
12,949.9
3.2
3.5
45,324.7
CN 4-4
10,117.1
2.5
40,468.5
176,442.8
43.6
CN-4-4
CN-4-3
H
AK
CN-1-4
CN-1-3
N
OD
AKH
CN-3-1
CN-2-2
CN-3-2
3.5
BAYU
DA
3.8
KOTA
ISKANDAR
NAKHODA 5
HO
15,378.0
HILL
PARK
NAK
CN 1-2
TOTAL
OD
ESTIMATED GFA
SQM
THE
OD
CN-4-1
KH
THE PLOTS ABUTTING THE HILL PARK VIZ. CN-1-2, CN-1-4, CN-4-1 AND CN-4-3 HAVE BEEN ASSIGNED WITH
THE LOWER PLOT RATIO OF 3.5 AS THE BUILDINGS ARE PREDOMINANTLY FOR RESIDENTIAL USE TO COMPLIMENT
THE HILL.
NA
CN-2-1
H
RT
RD
NO
A
EV
UL
79,318.3
TE
RI
PU
BO
765,674.40
FIGURE 1.5 : PLOT RATIO - NAKHODA

PR 5.5
PR 4.0
PR 3.5
PUTERI
HARBOUR
1.6 VEHICULAR LINKAGES & DROP-OFFS
THE
50m
DESIGNATED ACCESS POINTS INTO ALL PLOTS HAVE BEEN ESTABLISHED AND SHOULD BE OBSERVED AS
NAK
INDICATED IN
FIGURE 1.6.
THE INTERNAL STREETS CONSIST OF 30M AND 20M ROAD RESERVES WITH ON-STREET PARKING. THESE STREETS
SHOULD HAVE TRAFFIC CALMING DEVICES TO FACILITATE PEDESTRIAN CROSSING AND SLOW DOWN TRAFFIC FLOW.
TWO WAY TRAFFIC SHOULD BE ENCOURAGED THROUGHOUT THE PRECINCT TO REDUCE VEHICLE SPEED.
A RELIEF ROAD PARALLEL TO THE CRESCENT ROAD SHOULD BE INCORPORATED THROUGH CN-2 AND CN-3.
DROP
20m
HILL
PARK
A
OD
OFF POINTS SHOULD BE LOCATED WITHIN EACH PLOT AND SHOULD NOT BE ALLOWED TO UTILIZE PUBLIC
6M
WEDGES WITH DUAL FUNCTION AS BOMBA ACCESS SHOULD BE AT LEAST
CN-1-3
WIDE WITH APPROPRIATE
LANDSCAPING.
CN-1-4
ENTRY TO BASEMENT AND SERVICE ACCESS ARE ONLY ALLOWED VIA INTERNAL ACCESS WITHIN EACH PLOT.
20m
GREEN
H
AK
CN-4-4
CN-4-3
OD
ROAD SPACE.
BAYU
NAKHODA 5
KH
NO STAGGERED JUNCTION OF LESS THAN 50M IS ALLOWED.
20m
CN-1-2
CN-1-1
NA
CN-4-2
CN-4-1
DA
THE PRECINCT IS BOUNDED BY PERIPHERY ROADS VIZ. 50M CRESCENT ROAD ON THE SOUTH, 50M ROAD ON THE
NORTH, 40M ROAD ON THE EAST AND 30M ROAD ON THE WEST.
HO
OD
AKH
30
40m
30m
CN-3-2
DA
HO
NAK
CN-3-1
KOTA
ISKANDAR
CN-2-2
H
0Tm
O5R
N
D
CN-2-1
R
VA
LE
RI
TE
PU
U
BO
FIGURE 1.6 : VEHICULAR LINKAGES & DROP-OFFS - NAKHODA

MAIN ROAD
CRESCENT ROAD
SECONDARY ROAD
ACCESS ROAD
PROPOSED RELIEF ROAD
GREEN WEDGE / BOMBA
RESERVE
DESIGNATED INGRESS /
EGRESS
ENTRY TO BASEMENT AND
SERVICES
PUTERI
HARBOUR
1.7 PEDESTRIAN LINKAGES
THE
LAYOUT OF PATHWAY SHOULD SEEK TO ADDRESS ACCESSIBILITY, EASE AND COMFORT, CONNECTIVITY AND
SAFETY.
THE
CN-4-2
GIANT PERGOLA ALONG THE EDGES OF
CN-2 & CN-3
SEEKS TO CREATE AN AMBIGUOUS EDGE BETWEEN
60M.
CN-1-1
PEDESTRIAN PATHWAYS BETWEEN BUILDINGS WITHIN EACH PLOT AND NEIGHBOURING PLOTS SHOULD BE COVERED.
PEDESTRIAN
LINKAGES BETWEEN EXTERNAL AND INTERNAL NETWORK SHOULD BE COORDINATED TO FACILITATE
PEDESTRIAN MOVEMENT TO NEIGHBOURING PRECINCTS, OPEN SPACES AND PUBLIC TRANSPORT SERVICES.
THE
OD
DESIGN AND CONSTRUCTION OF PATHWAYS SHOULD CONSIDER THE USE OF NON-SKID DURABLE MATERIAL
WITH SUFFICIENT WIDTH AND STRENGTH FOR USE OF PEDESTRIANS, WHEELCHAIRS, STROLLERS, WALKERS AND
CRUTCHES.
NAKHODA 2
PERIMETER BLOCKS SHOULD ALLOW PENETRATION BETWEEN THE OUTER EDGE AND INTERNAL OPEN SPACES
AT EVERY
CN-1-2
ALL
THE
OD
KH
THE BUILDINGS.
NA
CN-4-1
THE PUBLIC AND SEMI-PUBLIC SPACE. IT SHOULD BE LINKED TO THE COVERED VERANDAH ALONG THE EDGES OF
HILL
PARK
CN-4-4
CN-4-3
CN-1-4
CN-1-3
OD
H
NAK
ISKANDAR
AND STAIRS SHOULD BE PROVIDED AT ALL PLACES WITH PLATFORM LEVEL DIFFERENCES.
MUST BE NO MORE THAN
THE
GRADIENT
RAMPS
DA
CN-2-2
CN-3-2
HO
PATHWAYS SHOULD BE INTEGRATED WITH TRAFFIC CALMING DEVICES. KERB RAMPS SHOULD BE INSTALLED AT ALL
JUNCTIONS, INTERSECTIONS AND WHERE PEDESTRIAN CORSSINGS EXIST.
CN-3-1
NAK
PLANTS/SCRUBS SHOULD BE PROMOTED THAT ENCOURAGES SAFETY AND VISIBILITY FROM PUBLIC VIEW.
BAYU
H
AK
KOTA
PATHWAYS SHOULD BE WELL-LIT AND WHERE APPROPRIATE, SUITABLE LANDSCAPE DESIGN AND TYPE OF
NAKHODA 5
CN-2-1
1:12.
H
RT
RD
NO
A
EV
UL
TE
RI
PU
BO
FIGURE 1.7 : PEDESTRIAN LINKAGES - NAKHODA

6M GIANT VERANDAH
MIN 3M COVERED VERANDAH
@ BUILDING SETBACK ZONE
GREEN WEDGE
INTERNAL LINKAGE
OFFSITE LINKAGE
OFFSITE LINKAGE
(UNDERGROUND)
URBAN RAIL STOP
SHUTTLE BUS FROM JB
CITY
URBAN RAIL/TRAM
10
PUTERI
HARBOUR
convenience
services
specialist
ACTIVITIES
f & b - themed/family
f & b - cafe
retail - high street

community
business
11
PUTERI
HARBOUR
ATTRIBUTES
vernacular tropical
modern tropical
12
PUTERI
HARBOUR
1.8 LANDSCAPE PRINCIPLES
13
PUTERI
HARBOUR
14
PUTERI
HARBOUR
15
PUTERI
HARBOUR
16
PUTERI
HARBOUR
17
PUTERI
HARBOUR
18
PUTERI
HARBOUR
19
PUTERI
HARBOUR
1.5 URBAN DESIGN GUIDELINES CHECKLIST

CHECKLIST
Development Data
Land Area
Maximum Plinth Area
CHECKLIST
Fixed Ingress / Egress & Service

Ha (
sqft)
sqm (
sqft)
Plot Ratio
Total GFA allowed
URBAN DEISGN GUIDELINES

Fixed ingress / egress
Fixed road level
Coordinated ground plane
Loading dock
@ Basement
70%
Open Space @ Ground Level:
Setback
Zero Setback (with colonnade)
refer to designed section
Zero Setback (without colonnade)
Deep soil plant space (flush with ground) - 1.2m deep
20% (
sqm)
Other soft & hard surface
10% (
sqm)
30% (
sqm)
(70% plinth area @ podium)
6m Setback
Total Open Space
6m Setback (with 6m verandah in building setback zone)

Landscape @ Roof Top
Verandah / Giant Verandah
column should less than 10% of pergola facade
visually permeable ground and 1st floor

* optional courtyard / above space
@ 1st floor
Landscape @ roof level excluded from total GFA

Deep soil plant space - 1.2m deep
30%
10%
* standardized finishes & level
Building Height Control
Total Open Space

Minimum Requirement of Skygarden within Tower
Building height expressed as physical floors above ground plane

(from road level)
50,000 sqft GFA with 1,000sqft

skydeck
Minimum witth of the skygarden in any direction should be 2.5m
Building height expressed as physical floors above promenade

level (for the building fronting promenade)
Skygarden / skydeck excluded from total GFA

Podium maximum height
30%
Tower maximum height (including podium)
10%
Total
not more than 6m (flr to flr heights) @ ground and 1st floor & minimum 4.5m
40%
Building - Building Connection within Plot

- Unfixed Location
not more than 4.5m (flr to flr heights) for others

Car Parking Requirement:
40%
refer Section 2.3.1 Parking

Requirement
Continous covered walkway
coordinated level with adjacent site
Residential
Retail
Tower Location / View angle
Others
Pre-determined tower location within plot
Total carpark requirement

Offground podium carpark (if required)
no car park structure allowed @

ground plane
Fixed Level
maximum 5 storey podium carpark

Shared Passage way (6m setback)
Shared street avenue & green wedges/ alley
(Refer to landscape options)
Fixed level
coordinated landscape with

adjacent site
* allow bomba access
coordinated ground plane
20
PUTERI
HARBOUR
VALLEY
RETAIL
stylish
GREEN
ENTERTAINMENT
HIGH FASHION
downtown
CHAPTER 2 - LAKSAMANA (COMMERCIAL SOUTH - CS)

21
PUTERI
KOTA
ISKANDAR
HARBOUR
INNER
HARBOUR
THE URBAN PATTERN IS INTENDED TO FACILITATE PEDESTRIAN MOVEMENT BETWEEN BUILDINGS AND CREATION OF
QUALITY URBAN SPACES.
AR
EV
D
A
AM
AN
AM
CS-3
LAK
UT
SO
NA
KS
ADJACENT BUILDINGS.
UL
FACADES SHOULD ADDRESS SUPERVISION TO STREETS, OPEN SPACES AND PEDESTRIAN LINKAGES TO
BO
BUILDING
RI
CS-1
TE
THE URBAN FABRIC FOR THE PLOTS CS-3 & CS-4 IS INTENDED TO BE MORE DENSE THAN PLOTS CS-1 & CS-2.
PU
ICONIC TOWERS ARE TO BE DESIGNATED IN CS-3 & CS-4-2.
CS-4-1
NA
LINEAR
PARK
A
AM
EACH BUILDING BLOCK SHOULD NOT BE MORE THAN 60M IN LENGTH BEYOND WHICH A MINIMUM OF 6M WIDE BREAK
IS REQUIRED BETWEEN BLOCKS.
PUTERI
KS
CS-4-2
LA
THE LAYOUT OF THE BLOCK SHALL SEEK TO DEFINE QUALITY URBAN SPACE WHICH INCLUDES THE DRAINAGE CANAL
BEING CONVERTED TO A LINEAR PARK.
LA
AR
EV
UL
BO
D
UE
N
VE
CS-2
A
AN
SA
AK
TANJUNG
FIGURE 2.1 : URBAN PATTERN & MASSING - LAKSAMANA

ICONIC TOWER BLOCK
TOWER BLOCK
PODIUM
PERIMETER BLOCK
LINEAR PARK
22
PUTERI
KOTA
ISKANDAR
2.2 SETBACK
CS-4-2
WALKWAY IS INTRODUCED AS PROTECTION AGAINST WEATHER TO
SETBACK IS ALSO APPLICABLE FOR THE BASEMENT LEVEL FROM BOUNDARIES WITH ZERO SETBACK
REQUIREMENT.
FOR
OTHER PLOTS WITH
6M
NA
02
01
MA
SA
LAK
CS-3
AN
AM
KS
LA
TH
ZERO
AN
CS-1
SOU
6M
A RECESSED
AM
02,
CS-4-1
KS
SETBACK SECTION
FACILITATE PEDESTRIAN MOVEMENT.
LINEAR
PARK
LA
FOR
PUTERI
AR
LEV
FOR SETBACK SECTION 01, A 6M COVERED VERANDAH IS INTRODUCED WITHIN THE PLOT FRONTING THE CRESCENT
ROAD.
01
BOU
ZERO SETBACK IS TO BE OBSERVED FROM THE BOUNDARY ABUTTING THE CRESCENT ROAD AND THIS CONTINUES
TO WRAP THE EDGE OF THE DEVELOPMENT ON BOTH OF THE SIDE BOUNDARIES ABUTTING THE ACCESS ROADS.
02
ER
ZERO SETBACK IS APPLIED IN CS-3 AND CS-4. THERE ARE TWO TYPES OF ZERO SETBACK FOR THESE PLOTS
VIZ. ACCORDING TO SECTION 01 AND SECTION 02.
INNER
HARBOUR
PUT
HARBOUR
BO
02
AR
EV
UL
CS-2
NU
VE
AN
AM
S
AK
TANJUNG
FIGURE 2.2 : SETBACK LINE - LAKSAMANA
ZERO SETBACK 01
ZERO SETBACK 02
SECTION 01
SECTION 02
(ZERO SETBACK, CRESCENT ROAD)
(ZERO SETBACK)
ZERO SETBACK 03
6M SETBACK
SECTION 03
(ZERO SETBACK)
23
PUTERI
2.3 OPEN SPACE
HARBOUR
KOTA
ISKANDAR
INNER
HARBOUR

- PUBLIC OPEN SPACE (LINEAR PARK)
CS-4-2
- SEMI PUBLIC OPEN SPACE WITHIN THE PLOTS (PROMENADES, VERANDAH, PLAZA, ATRIUM AND WALKWAYS)
PUTERI
RI
TE
BO
UL
AR
EV
AN
ALL VERANDAH SHOULD BE LINKED TO ALL CATEGORIES OF OPEN SPACES. FOOTPATH LEVELS SHOULD BE FLUSHED.
LEVEL DIFFERENCES BETWEEN WALKWAY AND ROAD SHOULD BE ABSORBED OUTSIDE OF THE BOUNDARY LINE.
SO
AN
M
SA
AN
AM
UT
CS-3
LAK
KS
D
AR
EV
UL
BO
SEMI-PUBLIC OPEN SPACE WITHIN CS-1, CS-2, CS-3 AND CS-4 IN THE FORM OF PLAZAS, SQUARES, ARCADES
AND PROMENADES SHOULD HAVE A MINIMUM WIDTH OF 6M THAT WILL SERVE AS A CONNECTING ELEMENT BETWEEN
BUILDINGS AND TO PROMOTE LIVELY URBAN ATMOSPHERE.
AM
CS-1
LA
CS-4-1
KS
THE LINEAR PARK ACTS AS THE GREEN LUNG AND FUNCTIONS AS A PLACE FOR PUBLIC FESTIVE GATHERINGS AND
EVENTS. IT IS THE CENTRE OF GRAVITY FOR ALL THE OPEN SPACES IN THIS PRECINCT.
LINEAR
PARK
LA
PU
UE
CS-2
N
VE
A
AN
AM
S
AK
TANJUNG
FIGURE 2.3 : OPEN SPACE - LAKSAMANA
PUBLIC OPEN SPACE
24
PUTERI
HARBOUR
RELATIONSHIP BETWEEN BUILDING AND OPEN SPACE
SECTION 03 (OPTION : RECESSED OR EXTENDED)
BUILDING BLOCKS AND LINEAR PARK

RECESS 6M VERANDAH WITH 4.5MIN CLEAR PATHWAY PROMOTED, LEVEL DIFFERENCE BETWEEN LG1 AND LINEAR PARK ABSORBED OUTSIDE BOUNDARY
LINE, WITH STEPS AND RAMP PROVIDED
BUILDING BLOCKS AND OPEN SPACE

RECESS 6M VERANDAH WITH 4.5MIN CLEAR PATHWAY PROMOTED AS
PROTECTION AGAINST WEATHER TO FACILITATE CONTINUOUS PEDESTRIAN
MOVEMENT.
25
PUTERI

KOTA
ISKANDAR
2.4 HEIGHT CONTROL
INNER
HARBOUR
ICONIC TOWER

THE
HARBOUR FRONTAGE AND COAST LINE IS ENHANCED BY THE FORMATION OF URBAN EDGES CONSISTING OF
CS-4-2
LOWRISE RETAIL PODIUMS PUNCTUATED WITH TOWERS.
THE
PUTERI
LINEAR
PARK
UL
AR
EV
THE PRIVATE INSTITUTION SITE FRONTING THE LINEAR PARK SHALL HAVE A MAXIMUM HEIGHT OF 5 STOREY.
CS-1
CS-
AN
BO
ISKANDAR.
C
CS-4-1
-4-1
AM
KS
KOTA
RI
LA
MAXIMIZE VIEWS AND VISTAS TOWARDS THE HARBOUR, MARINA, LINEAR PARK AND SEMI-PRIVATE GARDENS OF
TE
THE HARBOUR IS THE FRONTAGE - FRAMED BY 35-STOREY ICONIC TOWERS DESIGNATED AT CS-3 AND CS-4-2.
PU
SO
CS-3
AN
AM
LAK
UT
4.5M
M
SA
KS
FOR GROUND
TO 6M.
AN
LA
HARBOUR
ICONIC TOWER
AR
EV
UL
BO
UE
CS
2
CS-2
N
VE
A
AN
AM
S
AK
TANJUNG
FIGURE 2.4 : HEIGHT CONTROL - LAKSAMANA

MAXIMUM
35 STOREY
MAXIMUM
30 STOREY
MAXIMUM
5 STOREY
MAXIMUM
8 STOREY
26
PUTERI

KOTA
2.5 PLOT RATIO
ISKANDAR
THE
PLOTS FRONTING THE HARBOUR HAVE A HIGHER PLOT RATIO OF
5.5
CS-4-2
PRIVATE
INSTITUTION
AS THE AREA IS DESIGNATED AS A
SOU
CS-1
49,371.6
12.2
246,858.0
CS-2
40,873.2
10.1
204,366.0
AC
SQM
149,126.5
5.5
73,450.4
CS4-2
13,354.6
3.3
5.5
73,450.4
INSTITUTION
16,187.4
48,562.2
TOTAL
160,255.3
39.6
5.5
3.3
CS-3
AN
6.7
13,354.6
SA
LAK
AM
27,113.9
CS4-1
KS
CS-3
N
MA
LA
SQM
TH
CS-1
GFA
PLOT RATIO
ESTIMATED
AN
PROPOSED
AM
KS
LAND AREA
CS-4-1
LINEAR
PARK
LA
DEVELOPMENT DATA
AR
LEV
BOU
CS-1 AND CS-2 IS PREDOMINANTLY RETAIL AND RESIDENTIAL WITH A DESIGNATED PLOT RATIO OF 5.0.
PLOT
PUTERI
BUSINESS CENTRE THAT ALSO ACTS AS AN EDGE FRONTING THE WATER.
ER
A PLOT RATIO OF 3.0 HAS BEEN ASSIGNED TP THE PRIVATE INSTITUTION PLOT TO REFLECT ITS USE AND FUNCTION.
INNER
HARBOUR
PUT
HARBOUR
AR
EV
UL
BO
795,813.5
UE
CS-2
N
VE
AN
SA
AK
TANJUNG
FIGURE 2.5 : PLOT RATIO - LAKSAMANA

PR 5.5
PR 5.0
PR 3.0
27
PUTERI

KOTA
ISKANDAR

PRECINCT IS BOUNDED BY PERIPHERY ROADS VIZ.
WEST,
50M
CRESCENT ROAD ON THE EAST,
50M
40M ROAD ON THE SOUTH AND 30M ROAD ON THE NORTH.
CS-3
S
AK
WIDE WITH APPROPRIATE
ENTRY TO BASEMENT AND SERVICE ACCESS ARE ONLY ALLOWED VIA INTERNAL ACCESS WITHIN EACH PLOT.
6M
LANDSCAPING.
AR
EV
WEDGES WITH DUAL FUNCTION AS BOMBA ACCESS SHOULD BE AT LEAST
50
m
30
A
AM
UL
ROAD SPACE.
GREEN
NA
BO
SOUT
DROP
RD
AN
PUTERI
AM
KS
A RELIEF ROAD PARALLEL TO THE CRESCENT ROAD SHOULD BE INCORPORATED THROUGH CS-3 AND CS-4.
CS-4-1
LA
CS-1
NA
TWO WAY TRAFFIC SHOULD BE ENCOURAGED THROUGHOUT THE PRECINCT TO REDUCE VEHICLE SPEED.
MA
LINEAR
PARK
20
SA
THE INTERNAL STREETS CONSIST OF 30M AND 20M ROAD RESERVES WITH ON-STREET PARKING. THESE STREETS
SHOULD HAVE TRAFFIC CALMING DEVICES TO FACILITATE PEDESTRIAN CROSSING AND SLOW DOWN TRAFFIC FLOW.
LAK
CS-4-2
30
ROAD ON THE
EVA
THE
FIGURE 2.6.
BOUL
RI
THE
INDICATED IN
INNER
HARBOUR
PUTE
HARBOUR
50
CS-2
UE
N
VE
A
AN
A40m
AM
S
AK
TANJUNG
FIGURE 2.6 : VEHICULAR LINKAGES & DROP-OFFS - LAKSAMANA

MAIN ROAD
CRESCENT ROAD
SECONDARY ROAD
ACCESS ROAD
PROPOSED RELIEF ROAD
GREEN WEDGE / BOMBA
RESERVE
EGRESS
SERVICES
28
PUTERI
THE
KOTA
ISKANDAR
INNER
HARBOUR
LAYOUT OF PATHS SHOULD SEEK TO ADDRESS ACCESSIBILITY, EASE AND COMFORT, CONNECTIVITY AND
PUT
SAFETY.
GIANT PERGOLA ALONG THE EDGES OF
CS-3 & CS-4
CS-4-2
SEEKS TO CREATE AN AMBIGUOUS EDGE BETWEEN
AR
EV
UL
BO
ALL
-3
CS-3
AN
CRUTCHES.
TH
2
SA
LAK
AM
KS
N
MA
LA
THE
SOU
PEDESTRIAN
AN
CS-1
1
AM
KS
CS-4-1
LA
THE PERIMETER BLOCKS SHOULD ALLOW PENETRATION BETWEEN THE OUTER EDGE AND INTERNAL OPEN SPACES
AT EVERY 60M.
AR
LEV
THE BUILDINGS.
BOU
LINEAR
PARK
THE PUBLIC AND SEMI-PUBLIC SPACE. IT SHOULD BE LINKED TO THE COVERED VERANDAH ALONG THE EDGES OF
PUTERI
THE
ER
HARBOUR
UE
2
CS-2
N
VE
AN
SA
RAMPS AND STAIRS SHOULD BE PROVIDED AT ALL PLACES WITH PLATFORM LEVEL DIFFERENCES. THE GRADIENT
MUST BE NO MORE THAN 1:12.
AK
TANJUNG
FIGURE 2.7 : PEDESTRIAN LINKAGES - LAKSAMANA
6M GIANT VERANDAH
MIN 3M COVERED VERANDAH
@ BUILDING SETBACK ZONE
GREEN WEDGE
INTERNAL LINKAGE
OFFSITE LINKAGE
OFFSITE LINKAGE
(UNDERGROUND)
URBAN RAIL STOP
SHUTTLE BUS FROM JB
CITY
URBAN RAIL/TRAM
JB-NUSAJAYA METRO RAIL
29
PUTERI
HARBOUR
high fashion
KOTA
ISKANDAR
INNER
HARBOUR
CS-4-2
WATERFRONT
LINEAR
PARK
CS-4-1
CS-1
CS-3
CS-2
entertainment / IT mall
TANJUNG
ACTIVITIES
cafe / F&B
community
business
30
PUTERI
HARBOUR
ATTRIBUTES
modern tropical
modern minimalist
31
PUTERI
HARBOUR
2.8 LANDSCPE PRINCIPLES
32
PUTERI
HARBOUR
33
PUTERI
HARBOUR
34
PUTERI
HARBOUR
35
PUTERI
HARBOUR
36
PUTERI
HARBOUR
37
PUTERI
HARBOUR
38
PUTERI
HARBOUR
39
PUTERI
HARBOUR

CHECKLIST
Development Data
Land Area
Maximum Plinth Area
CHECKLIST

Ha (
sqft)
sqm (
sqft)
Plot Ratio
Total GFA allowed

Fixed road level
Loading dock
@ Basement
70%
Setback
20% (
sqm)
10% (
sqm)
30% (
sqm)
(70% plinth area @ podium)
6m Setback
Total Open Space


@ 1st floor

30%
10%
Total Open Space


(from road level)

skydeck


30%
10%
Total
40%

- Unfixed Location

40%

Requirement
Residential
Retail
Others

no car park structure allowed @

ground plane
Fixed Level
maximum 5 storey podium carpark

Fixed level

adjacent site
40
PUTERI
HARBOUR
WATERFRONT
EAT
piers
DRINK
LUXURY
chic
UPTOWN
CHAPTER 3 - TANJUNG (PRIVATE MARINA)

41
PUTERI
HARBOUR
OUTER
HARBOUR

CONVENTION
CENTRE
LAKSAMANA
THE
WATER FRONTAGE AND COAST LINE IS ENHANCED BY WELL-DEFINED URBAN EDGE THAT IS FORMED
BY THE SITING OF TOWERS ABOVE
BA
HT
LEVELS OF LOWRISE RETAIL PODIUMS FROM THE PROMENADE LEVEL

EN
AV
A
MASSING AND ORIENTATION SHOULD RESPOND TO THE SURROUNDING TOPOGRAPHY AND VIEWS
AN
BUILDING
WEDGES SHOULD BE CREATED AT THE PODIUM LEVEL OF
EN
UE
TM2
CIQ
LA
KS
SOCIAL AND RECREATIONAL ACTIVITIES.
GREEN
AV
AM
TO CREATE FUNCTIONAL URBAN SPACES THAT WILL PROMOTE A SENSE OF PLACE AND OPPORTUNITIES FOR
FRONTING THE MARINA.
ER
TM2
FOR INCREASED PERMEABILITY
AND VIEWS TO THE MARINA FROM THE STREET LEVEL AND CONVENTION CENTER.
THE
TM1
TM3
WEDGES SHOULD
CORRESPOND WITH THE ALIGNMENT OF THE RADIAL AXIS FROM THE MAIN FOCAL POINT OF THE DEVELOPMENT.
THE RESIDENTIAL TOWER AT TR-2 IS ORIENTATED TO CAPTURE VIEWS OF TANJUNG, STRAITS OF JOHORE
SINGAPORE ISLANDS FOREST RESERVE.
AND
TM1
BUILDING IS INTENDED TO BE LOW RISE TO ALLOW VIEW PENETRATION FROM
STREET TO THE
LAKSAMANA
TANJUNG
TR2-1
AND THE
TR AND TM BUILDINGS.
TR2-2
TR2-3
STRAITS OF JOHORE
FIGURE 3.1 : URBAN PATTERN & MASSING - TANJUNG

ICONIC TOWER BLOCK
TOWER BLOCK
PODIUM
42
PUTERI
HARBOUR
TM-1
WITH THE LEVEL DIFFERENCE OF 6.5-7.0 METERS BETWEEN ROAD AND PROMENADE LEVEL, THE BUILDING SHOULD
BE 2 LEVELS FROM THE PROMENADE WITH AN OPEN PAVILLION ON THE GROUND LEVEL, TO PRESERVE THE VIEW
AND VISTA TOWARDS TANJUNG FROM ROAD LEVEL.
02
01
SECTION 01
THE GREEN WEDGES CREATED BETWEEN THE PAVILION

LAKSAMANA AND THE WATERFRONT PROMENADE.
IS INTENDED TO ALLOW PEDESTRIAN FLOW BETWEEN
SECTION 02
43
TM-2
WITH 6
METERS DIFFERENCE BETWEEN THE ROAD AND PROMENADE LEVEL, THE
PUTERI
HARBOUR
03
LEVELS BELOW ROAD LEVEL
CAN ACCOMMODATE CARPARKING WITH THE CONDITION THAT IT IS TO BE SCREENED OFF FROM THE ROAD AND
PROMENADE.
BETWEEN THE CAR

F&B OUTLETS.
PARK AND THE PROMENADE, SPACES COULD BE CREATED FOR FLEA MARKET ACTIVITIES AND
SECTION 03
44
TR 2-1
PUTERI
HARBOUR
04
THE CROSS SECTION ILLUSTRATES THE MASSING ON PLOT TR2-1
SECTION 04
45
PUTERI
HARBOUR
TR 2-2

05
SECTION 05
46
PUTERI
HARBOUR
TR 2-3
06
SECTION 06
47
THE
CROSS SECTION ILLUSTRATES THE
PUTERI
HARBOUR
STOREY LOWRISE BUILDING (FROM PROMENADE LEVEL) FRONTING THE
08
07
SECTION 07
THE CROSS SECTION ILLUSTRATES THE DESIGN OF THE CLUB HOUSE
SECTION 08
48
PUTERI
HARBOUR
THE CROSS SECTION ILLUSTRATES THE ICONIC TOWER AS A HARBOUR MARKER
09
SECTION 09
49
PUTERI
HARBOUR
3.2 SETBACK
ZERO
TM1, TM2, TR2-2

WATERFRONT PROMENADE AND WATER EDGE.
SETBACK IS APPLIED IN
AND
TR2-3
HT
LAKSAMANA
ER
U
EN
TR-2-2 AND PART OF TR-2-3, THE

ALLOWABLE BUILDING HEIGHT IS MAXIMUM 5 STOREY. (ZERO SETBACK 01) THIS IS INTENDED TO CREATE A DENSE
URBAN WATERFRONT FABRIC SO THAT THE BUILT CHARACTER COULD RELATE CLOSELY TO THE MARINA ACTIVITIES.
TM3 IS REQUIRED TO PROVIDE 6M SETBACK FROM ALL OF ITS BOUNDARIES.
THE 6M
ZERO
UE
A
AN
CIQ
AM
TM-2
02
TM-1
SETBACK SHOULD ALSO BE OBSERVED FROM BOUNDARIES ABUTTING THE ROAD, NEIGHBOURING PLOTS
TM-3
AND COASTAL RESERVE.
AV
EN
AV
FROM THE BOUNDARY ABUTTING THE WATER EDGE FOR
KS
WITHIN 25M
LA
CONVENTION
CENTRE
BA
GENERALLY FROM BOUNDARIES ABUTTING THE

E
OUTER
HARBOUR
02
SETBACK IS ALSO APPLICABLE FOR THE BASEMENT LEVEL FROM BOUNDARIES WITH ZERO SETBACK
REQUIREMENT.
FOR
OTHER PLOTS WITH
6M
TR-2-1
TANJUNG
01
TR-2-2
TR-2-3
STRAITS OF JOHORE
FIGURE 3.2 : SETBACK LINE - TANJUNG

ZERO SETBACK 01
ZERO SETBACK 02
6M SETBACK
5 STOREY RESERVE SETBACK
50
PUTERI
HARBOUR
OUTER
HARBOUR
3.3 OPEN SPACE

A
A
THE
WATERFRONT PROMENADE AND OPEN SPACES AT
TM-1
TM-2
AV
EN
UE
AN
AND
EN
TM-2
M
SA
- SEMI PRIVATE OPEN SPACE (RESIDENTIAL COMMUNAL GREEN)

ER
UE
- SEMI PUBLIC OPEN SPACE WITHIN THE PLOTS (PROMENADES, VERANDAH, PLAZA, COMMUNAL GREEN, ATRIUM
AND WALKWAYS)
HT
LAKSAMANA
- PUBLIC OPEN SPACE (PROMENADE & STRAITS RESERVE)
CONVENTION
CENTRE
BA
CIQ
AK
TM-1
TM-3
SHOULD BE CREATED TO SUPPORT
URBAN LIFESTYLE ACTIVITIES IN THIS PRECINCT.
THE GREEN WEDGES DESIGNATED AS SEMI-PUBLIC OPEN SPACE AT TM-1 AND TM-2 SHOULD HAVE A MINIMUM
WIDTH OF 6M IN THE FORM OF ACTIVE PLAZAS AND SQUARES.
SEMI-PRIVATE
OPEN SPACE FOR RESIDENTIAL AREA AT
TR-2-2
AND
TR-2-3
TANJUNG
TR-2-1
SHOULD BE CREATED TO ALLOW
RESIDENTS TO ENJOY SOCIAL AND RECREATIONAL ACTIVITIES WITHIN THEIR BUILDING COMPOUND.
THIS SPACE
10M TO PROMOTE A SENSE OF BELONGING WITH PASSIVE SURVEILLANCE AND
LINKAGES ESTABLISHED TO ADJACENT OPEN SPACES.
SHOULD HAVE A MINIMUM WIDTH OF
TR-2-2
TR-2-3
RVE
STRAITS OF JOHORE
RESE
AITS
STR
FIGURE 3.3 : OPEN SPACE - TANJUNG

PUBLIC OPEN SPACE
SEMI-PRIVATE OPEN SPACE
51
PUTERI
HARBOUR
OUTER
HARBOUR
3.4 HEIGHT CONTROL
THE
TOWER
HT
ER
THIS
AS THE HEADLAND TOWER.
EN
ICONIC TOWER FOR THIS PRECINCT IS TO BE SITED AT
AV
TR-2-3
CAPTURES 360 DEGREES SCENIC VIEWS OF PUTERI HARBOUR.
THE
BA
LAKSAMANA
AN
CONVENTION
CENTRE
EN
TM-2
UE
CIQ
NO TOWER BUILDING IS ALLOWED AT TM-1 AND TM-3. THE MAXIMUM HEIGHT ALLOWABLE FOR BOTH PLOTS IS 3
LA
KS
AM
MAXIMIZE VIEWS AND VISTAS TOWARDS THE SURROUNDING NOTABLE LANDSCAPE.
AV
TM-1
TM-3
TM
STOREYS FROM THE PROMENADE LEVEL TO ALLOW PENETRATION OF VIEWS FROM THE ROAD LEVEL TOWARDS THE
WATER AND MARINA.
FOR GROUND
TO 6M.
4.5M
TANJUNG
TR-2-1
R-2-1
TR-2-2
ICONIC
TOWER
TR-2-3
2-3
STRAITS OF JOHORE
FIGURE 3.4 : HEIGHT CONTROL - TANJUNG

MAXIMUM
25 STOREY
MAXIMUM
5 STOREY
MAXIMUM
3 STOREY
52
PUTERI
HARBOUR
3.5 PLOT RATIO
OUTER
HARBOUR
A HIGHER
PLOT RATIO IS ASSIGNED TO
TM2
TO PROMOTE MORE ACTIVE USES THAT WOULD ALSO COMPLIMENT
SURROUNDING USES OF THE CONVENTION CENTER, TRANSPORT HUB AND THE
PLOTS
FOR
TR-2
HT
LAKSAMANA
ER
E
NU
3.8
AV
EN
VE
TANJUNG.
ARE PREDETERMINED FOR RESORT STYLE LIVING, HENCE A PLOT RATIO OF
CONVENTION
CENTRE
BA
A PLOT RATIO OF 3.0 IS TO BE OBSERVED AT TM1 AND TM3 TO REFLECT ITS USE AND FUNCTION.
UE
A
A
AN
HAS BEEN
AM
DESIGNATED FOR EACH PLOT.
CIQ
TM-2
S
AK
TM-1
TM-3
DEVELOPMENT DATA
PLOT
LAND AREA
PROPOSED
PLOT RATIO
ESTIMATED
GFA
SQM
AC
SQM
TR 2-1
13,071.3
3.23
3.8
49,671.1
TR 2-2
31,565.4
7.8
3.8
119,948.7
TR 2-3
33,993.6
8.4
3.8
129,175.5
TM 1
4,856.2
1.2
14,568.7
TM 2
40,063.8
9.9
160,255.3
TM 3
10,521.8
2.6
31,565.4
TOTAL
134,072.1
33.13
TANJUNG
TR-2-1
TR-2-2
505,184.7
TR-2-3
STRAITS OF JOHORE
FIGURE 3.5 : PLOT RATIO - TANJUNG

PR 4.0
PR 3.8
PR 3.0
53
PUTERI
HARBOUR
OUTER
HARBOUR
THE
INDICATED IN
DROP
BAH
A
KS
TER
TM-2
AA
VE
CIQ
NU
40
ROAD SPACE.
VE
AN
THE PRECINCT IS SERVICED BY PERIPHERY ROADS VIZ. 40M ROAD ON THE NORTH, 50M CRESCENT ROAD ON THE
EAST AND 20M ROAD ON THE WEST.
LAKSAMANA
FIGURE 3.6.
CONVENTION
CENTRE
50
UE
TM-1
TM-3
ENTRY TO BASEMENT AND SERVICE ACCESS ARE ONLY ALLOWED VIA INTERNAL ACCESS WITHIN EACH PLOT. THESE
ACCESSES CAN BE SHARED BETWEEN ADJACENT PLOTS.
TR-2-1
20
TANJUNG
TR-2-2
TR-2-3
STRAITS OF JOHORE
FIGURE 3.6 : VEHICULAR LINKAGES & DROP-OFFS - TANJUNG

MAIN ROAD
CRESCENT ROAD
SECONDARY ROAD
ACCESS ROAD
EGRESS
SERVICE
54
PUTERI
HARBOUR
OUTER
HARBOUR
THE
SAFETY.
CONVENTION
CENTRE
LAKSAMANA
A COVERED PEDESTRIAN VERANDAH LINKING ALL THE PODIUMS AT THE PROMENADE LEVEL SHOULD BE ESTABLISHED
IN TM-2 TO CREATE A ROBUST STREET MALL AND COMPLIMENT THE WATERFRONT ACTIVITIES.
KELONG
WALK IS INTRODUCED AT
TR2-2
AND
TR2-3
AS A SEMI-PUBLIC PEDESTRIAN BOARDWALK CONNECTING
THE WATERFRONT PROMENADE AND THE STRAITS RESERVE.
IT
IS INTENDED TO ENHANCE THE WATERFRONT
A
AN
THE
TM-2
M
SA
LA
CIQ
TER
AA
VE
NU
TM-3
GREEN WEDGES ARE RETAINED TO ALLOW PEDESTRIAN CONNECTIVITY BETWEEN THE CONVENTION CENTER/
TRANSPORT HUB AND THE
BAH
TM-1
EXPERIENCE.
UE
N
VE
TANJUNG AND TM-2.
PEDESTRIAN
TANJUNG
TR-2-1
THE
CRUTCHES.
ALL
TR-2-2
TR-2-3
RAMPS
AND STAIRS SHOULD BE PROVIDED AT ALL PLACES WITH PLATFORM LEVEL DIFFERENCES.
MUST BE NO MORE THAN
THE
GRADIENT
STRAITS OF JOHORE
1:12.
STRAIT
VE
RESER
FIGURE 3.7 : PEDESTRIAN LINKAGES - TANJUNG

VERANDAH
GREEN WEDGE
PROMENADE
KELONG WALK
INTERNAL LINKAGE
OFFSITE LINKAGE
OFFSITE LINKAGE
(UNDERGROUND)
URBAN RAIL STOP
SHUTTLE BUS FROM JB
CITY
URBAN RAIL/TRAM
JB-NUSAJAYA METRO RAIL
55
PUTERI

cafe
HARBOUR
pub
OUTER
HARBOUR
E
NU
LAKSAMANA
VE
AN
BAH
CONVENTION
CENTRE
A
KS
TER
AA
VE
CIQ
NU
TANJUNG
flea market
STRAITS OF JOHORE
spa
ACTIVITIES
community
business
56
PUTERI
HARBOUR
ATTRIBUTES
modern tropical
57
PUTERI
HARBOUR
3.8 TANJUNG LANDSCAPE PRINCIPLES
58
PUTERI
HARBOUR
59
PUTERI
HARBOUR
60
PUTERI
HARBOUR
61
PUTERI
HARBOUR
62
PUTERI
HARBOUR
63
PUTERI
HARBOUR
64
PUTERI
HARBOUR
65
PUTERI
HARBOUR

CHECKLIST
Development Data
Land Area
Maximum Plinth Area
CHECKLIST

Ha (
sqft)
Plot Ratio
Total GFA allowed

Fixed road level
sqm (
sqft)
Loading dock
@ Basement
70%
Setback
20% (
sqm)
10% (
sqm)
30% (
sqm)
(70% Plinth Area @ Podium)
6m Setback
Total Open Space


@ 1st floor

10%
Total Open Space

(from road level)
40%
skydeck


30%
10%
Total
40%

- Unfixed Location

30%
refer Section 2.3.1 Parking Requirement
Residential
Retail
Others

Fixed Level

Fixed level

adjacent site
66
PUTERI
HARBOUR
WATERFRONT
congregate
dynamic
LANDMARK
iconic
CHAPTER 4 - BAHTERA (PRECINCT D)

67
THE
PUTERI
HARBOUR
INNER HARBOUR
BUILDING MASSING AND FUNCTION IN THIS PRECINCT SHOULD REFLECT ITS ROLE AS THE HEART OF THE
ENTIRE DEVELOPMENT.
THE
BUILDINGS DESIGNATED ON THIS SITE INCLUDE THE HOTEL, CONVENTION CENTRE
AND TRANSPORT TERMINAL AND THE
LAYAR
CUSTOM, IMMIGRATION, QUARANTINE, AND PORT CLEARANCE (CIQP AND
FERRY TERMINAL).
THE
BUILDING SHALL GENERALLY BE LOWRISE WITH THE HOTEL BEING THE ONLY ICONIC TOWER BLOCK IN THIS
PUTERI
PRECINCT.
THE CONVENTION CENTRE AND TRANSPORT TERMINAL TAKES ON THE CURVILINEAR FROM EXTENDED FROM
TH-3
CLUBHOUSE
PRECINCT A AND A1.
HEADLAND
PLAZA
HOTEL
OUTER HARBOUR
THESE BUILDINGS SHOULD BE SEAMLESSLY INTEGRATED WITH EACH OTHER TO PROVIDE COMFORT OF MOVEMENT.
CONNECTION VIA PLAZAS, SKY BRIDGE AND COVERED WALKWAYS SHOULD BE INTRODUCED BETWEEN BUILDINGS.
TH-1
CONVENTION
CENTRE & TRANSPORT
TERMINAL
BA
HT
ER
AA
VE
NU
TM-01
TH-2
CIQP
& FERRY TERMINAL
STRAITS OF JOHORE
TANJUNG
FIGURE 4.1 : URBAN PATTERN & MASSING - BAHTERA

ICONIC TOWER BLOCK
PODIUM
HEADLAND PARK
68
PUTERI
HARBOUR
TH-1
THE CROSS SECTION ILLUSTRATES THE MASSING ON PLOT TH-1 (CONVENTION CENTRE & TRANSPORT TERMINAL)
01
SECTION 01
69
PUTERI
HARBOUR
02
8
7
SECTION 02
03
04
SECTION 03
SECTION 04
70
PUTERI
HARBOUR
4.2 SETBACK
INNER HARBOUR
ZERO SETBACK IS ONLY APPLIED IN THE CIQP & FERRY TERMINAL PLOT (TH2) FROM ALL BOUNDARIES ABUTTING
THE PROMENADE.
LAYAR
FOR THE BUILDING IN TH2 AND TH3, A 6M SETBACK FROM ALL BOUNDARIES SHOULD BE OBSERVED.
PUTERI
TH-3
CLUBHOUSE
HEADLAND
DLA
PLAZA
OUTER HARBOUR
HOTEL
TH-1
BA
HT
ER
CONVENTION
CENTRE & TRANSPORT
TERMINAL
AA
VE
NU
TM-01
TH-2
CIQP
& FERRY TERMINAL
STRAITS OF JOHORE
TANJUNG
FIGURE 4.2 : SETBACK LINE - BAHTERA
ZERO SETBACK
6M SETBACK
71
PUTERI
HARBOUR
4.3 OPEN SPACE

INNER HARBOUR

- PUBLIC OPEN SPACE (PROMENADE)
- SEMI PUBLIC OPEN SPACE
ATRIUM AND WALKWAYS)
WITHIN THE PLOTS
(HEADLAND
THE HEADLAND
PLAZA FUNCTION AS CENTRAL PARK FOR
LAYAR
PLAZA, VERANDAH, PLAZA, COMMUNAL GREEN,
PUTERI HARBOUR
PUTERI
HEADLAND
PLAZA
TH-3
CLUBHOUSE
THAT WILL BE CELEBRATED FOR
PUBLIC GATHERINGS AND EVENTS.
ALL
OPEN SPACES WITHIN
PUTERI HARBOUR
HOTEL
OUTER HARBOUR
SHALL GRAVITATE TO THIS CENTRAL PARK WITH SEAMLESS
CONNECTIVITY AND COMFORT.
TH-1
BA
HT
ER
CONVENTION
CENTRE & TRANSPORT
TERMINAL
AA
VE
NU
TM-01
TH-2
CIQP
& FERRY TERMINAL
STRAITS OF JOHORE
FIGURE 4.3 : OPEN SPACE - BAHTERA

PUBLIC OPEN SPACE
72
PUTERI
HARBOUR
4.4 HEIGHT CONTROL

INNER HARBOUR
THE MAXIMUM HEIGHT OF 25 STOREYS IS LIMITED TO THE HOTEL SITE WITHIN ITS PLOT.
NO TOWER BUILDING IS ALLOWED

TERMINAL AND CLUBHOUSE PLOTS.
FOR GROUND
TO 6M.
AT
CONVENTION CENTRE
AND
TRANSPORT TERMINAL, CIQP & FERRY
4.5M
LAYAR
PUTERI
TH-3
CLUBHOUSE
HOTEL
OUTER HARBOUR
TH-1
BA
CONVENTION
CENTRE & TRANSPORT
TERMINAL
HT
ER
AA
VE
NU
TM-01
TH-2
CIQP
& FERRY TERMINAL
STRAITS OF JOHORE
TANJUNG
FIGURE 4.4 : HEIGHT CONTROL - BAHTERA
MAXIMUM
25 STOREY
MAXIMUM
5 STOREY
MAXIMUM
3 STOREY
73
PUTERI
HARBOUR
4.5 PLOT RATIO

INNER HARBOUR
A LOWER PLOT RATIO IS APPLIED IN THIS PRECINCT TO COMPLIMENT THE URBAN WATERFRONT SETTING.
PLOT TH1 AND TH3 SHALL OBSERVE A PLOT RATIO OF 3 RESPECTIVELY, WHILE TH2 SHALL OBSERVE A PLOT
2.
LAYAR
RATIO OF
PUTERI
DEVELOPMENT DATA
PLOT
LAND AREA
PROPOSED
PLOT RATIO
TH-3
CLUBHOUSE
ESTIMATED GFA
SQM
AC
TH-1
55,441.9
13.7
166,325.6
TH-2
4,451.5
1.1
8,903.1
TH-3
6,070.3
1.5
18,210.8
TOTAL
65963.7
16.3
HOTEL
SQM
OUTER HARBOUR
TH-1
193,439.5
BA
CONVENTION
CENTRE & TRANSPORT
TERMINAL
HT
ER
AA
VE
NU
TM-01
TH-2
CIQP
& FERRY TERMINAL
STRAITS OF JOHORE
TANJUNG
FIGURE 4.5 : PLOT RATIO - BAHTERA
PR 3.0
PR 2.0
74
PUTERI
HARBOUR

INNER HARBOUR
THE
INDICATED IN
FIGURE 4.6.
THE PRECINCT IS SERVICED BY THE 50M CRESCENT ROAD ON THE WEST THAT CULMINATES
CIQP & FERRY TERMINAL TO FACILITATE CIRCULATION OF PUBLIC AND PRIVATE VEHICLES.
LAYAR
IN A LOOP AT THE
PUTERI
THE 20M INTERNAL STREET IS PROVIDED FOR ACCESS INTO THE CONVENTION CENTRE AND TRANSPORT
TERMINAL, HOTEL AND CLUB HOUSE. THIS ACCESS ROAD SHOULD ADOPT TRAFFIC CALMING DEVICES TO
FACILITATE PEDESTRIAN CROSSING AND SLOW DOWN TRAFFIC FLOW.
TH-3
CLUBHOUSE
ONLY ONE (1) SERVICE ACCESS IS ALLOWED VIA THE 50M ROAD. NO SERVICE ACCESS IS ALLOWED VIA THE 20M
THE BOMBA ACCESS SHOULD BE AT LEAST 6M WIDE WITH APPROPRIATE LANDSCAPING.
TO
CREATE A SENSE OF ARRIVAL, A FEATURE BRIDGE LINKING BUILDING
A1
20
AND THE CONVENTION CENTRE
SHOULD BE CREATED. IT IS INTENDED TO FORM AN ARCHWAY ENTRANCE ACROSS THE
20M
TH-1
INTERNAL STREET
INTO THIS PRECINCT.
DROP
CONVENTION
CENTRE & TRANSPORT
TERMINAL
ROAD SPACE.
50
BA
HT
ER
AA
VE
NU
TM-01
30m
OUTER HARBOUR
HOTEL
ROAD.
TH-2
CIQP
& FERRY TERMINAL
STRAITS OF JOHORE
TANJUNG
FIGURE 4.6 : VEHICULAR LINKAGES & DROP-OFFS - BAHTERA
MAIN ROAD
SECONDARY ROAD
ACCESS ROAD
BOMBA RESERVE
DESIGNATED INGRESS / EGRESS
SERVICES
75
PUTERI
HARBOUR

INNER HARBOUR
THE
SAFETY.
A COVERED
LAYAR
VERANDAH AND OVERHEAD BRIDGE SHOULD BE PROVIDED TO LINK UP BUILDING
CENTRE AND TRANSPORT TERMINAL AND
CIQP & FERRY TERMINAL
A1,
CONVENTION
AT THE STREET LEVEL AS WELL AS THE
ABOVE GROUND LEVELS FOR INCREASED CONNECTIVITY.
AN ICONIC PEDESTRIAN BRIDGE HAS BEEN PLANNED TO CONNECT THE HEADLAND PARK TO LAYAR.
PEDESTRIAN
PUTERI
TH-3
CLUBHOUSE
HOTEL
THE
OUTER HARBOUR
TH-1
CRUTCHES.
ALL
CONVENTION
CENTRE & TRANSPORT
TERMINAL
BA
HT
ER
AA
VE
NU
RAMPS AND STAIRS SHOULD BE PROVIDED AT ALL PLACES WITH PLATFORM LEVEL DIFFERENCES. THE GRADIENT
MUST BE NO MORE THAN 1:12. WHERE NECESSARY, LIFT CORE SHOULD BE PROVIDED TO FACILITATE MOVEMENT
OF THE DISABLE AND ELDERLY THROUGH VARYING PLATFORM LEVEL.
TM-01
TH-2
CIQP
& FERRY TERMINAL
STRAITS OF JOHORE
TANJUNG
FIGURE 4.7 : PEDESTRIAN LINKAGES - BAHTERA
VERANDAH
STRAITS RESERVE
(ACCESSIBLE PUBLIC
PATHWAY)
PEDESTRIAN FREE ZONE
INTERNAL LINKAGE
OFFSITE LINKAGE
ICONIC PEDESTRIAN BRIDGE
PEDESTRIAN SKYBRIDGE
URBAN RAIL STOP STATION
LAND TRANSPORT TERMINAL
SHUTTLE BUS FROM JB
CITY
URBAN RAIL/TRAM
JB - NUSAJAYA METRO RAIL
76

cafe
PUTERI
HARBOUR
pub
INNER HARBOUR
LAYAR
PUTERI
HEADLAND
CLUBHOUSE PLAZA
OUTER HARBOUR
HOTEL
restaurant
BA
CONVENTION
CENTRE & TRANSPORT
INTERCHANGE
HT
ER
AA
VE
NU
CIQ
TM-01
STRAITS OF JOHORE
TANJUNG
convenience
ACTIVITIES
community
business
77
PUTERI
HARBOUR
ATTRIBUTES
modern high tech
78
PUTERI
HARBOUR
4.8 LANDSCAPE PRINCIPLES
79
PUTERI
HARBOUR
80
PUTERI
HARBOUR
81
PUTERI
HARBOUR
82
PUTERI
HARBOUR
83
PUTERI
HARBOUR
84
PUTERI
HARBOUR
85
PUTERI
HARBOUR
86
PUTERI
HARBOUR
87
PUTERI
HARBOUR
88
PUTERI
HARBOUR

CHECKLIST
Development Data
Land Area
Maximum Plinth Area
CHECKLIST

Ha (
sqft)
sqm (
sqft)
Plot Ratio
Total GFA allowed

Fixed road level
Loading dock
@ Basement
70%
Setback
20% (
sqm)
10% (
sqm)
30% (
sqm)
6m Setback
Total Open Space


@ 1st floor

30%
10%
Total Open Space


(from road level)

skydeck


30%
10%
Total
40%

- Unfixed Location

40%

Requirement
Residential
Retail
Others

Fixed Level

Fixed level

adjacent site
89
PUTERI
HARBOUR
HARBOUR
BEVERAGE
cozy
wedges
INTEGRATED
WATERFRONT
PROMENADE
diversity
CHAPTER 5 - PUTERI (PRECINCT A & A1)

90
PUTERI
THE CORNICHE SITES ARE THE PRIMARY CONNECTORS BETWEEN PRECINCTS AND THE INNER HARBOUR.
THE CORNICHE,
ALONG WITH THE PEDESTRIAN BRIDGE BETWEEN
PRECINCTS A AND A1
A1-3
KOTA
ISKANDAR
H
RT
RD
A
EV
I
ER
BO
DEVELOPMENT.
THE
NO
A1-2
UL
WILL PLAY
THE PRIMARY ROLE IN THE CREATION OF A BENCHMARK ARCHITECTURAL LANGUAGE FOR THE ENTIRE
HARBOUR
PU
PROPOSED OCCUPATION OF THE BUILT FORMS IN THIS PRECINCT WILL FURTHER ENHANCE AND
A1-1
EXTEND THE ACTIVE AND LIVELY ENVIRONMENT CREATED WITHIN THIS AND ADJACENT PRECINCTS.
THE ARRANGEMENTS OF THE BUILT FROM IN PRECINCT A AND A1 ARE DESIGNED TAKE FULL ADVANTAGE
ORIENTATION MAXIMIZE FRONTAGE TO THE INNER HARBOUR AND ACHIEVE A
WELL-DEFINED EDGE IN RELATION TO THE PLANNED ROAD NETWORK.
OF THE WATERFRONT.
MAIN BUILT FORMS RUNNING ON THE CURVED AXIS, TO BOTH LAND AND WATER SIDES, WITH A NOMINAL
25M DEPTH.
CRESCENT STREET AND PROMENADE

IMPROVED TO ENSURE VIEWS OVER FROM OUTER PRECINCTS TOWARD THE INNER HARBOUR.
IS
WATERFRONT
A-3
A-2
BOU
A-1
RI
UTE
STOREYS MEASURED FROM EACH SIDE-
TH
SOU
LIMIT OF
ARD
LEV
HEIGHT
FIGURE 5.1 : URBAN PATTERN & MASSING - PUTERI
PERIMETER BLOCK
OPEN SPACE
WATERFRONT PROMENADE
91
PUTERI
5.2 SETBACK
H
RT
A SEPARATE 8M RESERVE FOR A UNIFYING MULTI-LEVEL PERGOLA/BRIDGE STRUCTURE BETWEEN THE BUILDINGS
AND THE PROMENADE.
TOTAL
SETBACK FROM THE WATER EDGE IS
HARBOUR
23M = 15
METER PROMENADE RESERVE
+ 8
NO
D
KOTA
ISKANDAR
R
VA
LE
A1-3
RI
TE
PU
BO
A1-2
METER PERGOLA
RESERVE.
ZERO SETBACK DESIGNATED TO CREATE A DOWNTOWN URBAN FABRIC AND STREETSCAPE, WITH A WIDE CRESCENT
STREET THAT IS EXPECTED TO ACCOMODATE AND HANDLE VEHICULAR DROP-OFF/ PICK-UP AND A CONTINOUS
PEDESTRIAN PROMENADE.
A1-1
SOU
TH
A-3
A-2
PUT
BOU
RI
A
LEV
RD
A-1
FIGURE 5.2 : SETBACK LINE - PUTERI

8M
15M
ZERO SETBACK 01
ZERO SETBACK 02
92
PUTERI
HARBOUR
GIANT PERGOLA AXONOMETRIC DIAGRAM
93
PUTERI
5.3 OPEN SPACE
THE CORNICHE WATERFRONT PROMENADE IS THE MOST IMPORTANT PUBLIC OPEN SPACE IN PUTERI HARBOUR
AND IT WILL, IN LARGE PART, ESTABLISH THE IMAGE AND IDENTITY FOR THE WHOLE PRECINCT. IT WILL OFFER A
RANGE OF EXPERIENCES AND APPEAL TO WIDE RANGE OF USERS.
THE GREEN WEDGES AND THE PROMENADE ARE THE MOST ACTIVE WATERFRONT EDGES OF PUTERI HARBOUR.
THESE SPACES PROVIDE EVENT PLATFORMS FOR OUTDOOR PUBLIC ACTIVITIES.
THE
H
RT
KOTA
ISKANDAR
NO
D
HARBOUR
A1-3
AR
EV
R
TE
L
OU
A1-2
PU
A1-1
PROMENADE ALLOWS CONNECTIONS AND THE EXPERIENCE OF THE WATER THROUGH ACTIVE ENGAGEMENT
WITH THE WATER AND ITS PHYSICAL SETTING BY CREATING AREAS OF PASSIVE AND ACTIVE OPEN SPACE BY THE
WATERFRONT.
THE
STRATEGY IS TO ENSURE THAT THE OPEN SPACE AND LANDSCAPE SETTING CAN ACCOMMODATE A RANGE
OF USES FROM LARGE CROWDS FOR CIVIC
/ CULTURAL EVENTS AND CELEBRATION TO SMALL FAMILY AND SOCIAL
OUTINGS.
TH
A-3
A-2
PUT
BOU
RI
A
LEV
SOU
RD
A-1
FIGURE 5.3 : OPEN SPACE - PUTERI

PUBLIC OPEN SPACE

(MIN 6M WIDE)
94
PUTERI
5.4 HEIGHT CONTROL
BUILDING
HEIGHTS ARE KEPT TO A MAXIMUM OF
STOREYS MEASURED RELATIVE TO THE FRONTING ROAD OR
TH
OR
KOTA
ISKANDAR
D
AR
EV
ACCESS AND VIEWS TO THE WATER.

A1-2
I
ER
BO
PU
4.5M
A1-1
WATERFRONT
A-3
TH
A-2
A-1
PUT
RI
BOU
A
LEV
SOU
RD
FOR GROUND
TO 6M.
A1-3
UL
PREMEABLE LEVEL AND ARE PERMEATED WITH LARGE LANDSCAPE WEDGES AND VIEWS CORRIDORS PROVIDING
HARBOUR
ADDITIONAL HEIGHTS SUBJECT TO
UDG COMMITTEE APPROVAL.
FIGURE 5.4 : HEIGHT CONTROL - PUTERI

MAXIMUM
MAXIMUM
5 STOREY FROM
ROAD LEVEL
5 STOREY FROM
ROAD LEVEL
MAXIMUM
5 STOREY FROM
PROMENADE LEVEL
MAXIMUM
5 STOREY FROM
PROMENADE LEVEL
GREE WEDGES
95
PUTERI
HARBOUR
5.5 PLOT RATIO
THE
PLOT RATIO OF THE SITES ARE INTENTIONALLY RESTRICTED TO AVOID OVER DEVELOPMENT, WHICH COULD
H
RT
KOTA
ISKANDAR
NO
D
AR
EV
FORM PLOT RATIO A BARRIER BETWEEN THE SURROUNDING THE WATERFRONT.

RI
HEIGHT CONTROL IS USED IN CONJUNCTION TO ACHIEVE THIS INTENT.
L
OU
A1-3
A1-2
TE
PU
A1-1
DEVELOPMENT DATA
PROPOSED
PLOT RATIO
ESTIMATED
GFA
SQM
AC
SQM
A-1
8,498.4
2.1
3.5
29,744.4
A-2
8,498.4
2.1
3.5
29,744.4
A-3
8,903.1
2.2
3.5
31,160.8
TOTAL
258,99.0
6.4
A1-1
8,093.7
3.5
28,328.0
A1-2
8,093.7
3.5
28,328.0
A1-3
8,093.7
3.5
28,328.0
TOTAL
24,281.1
90,649.6
84,984.0
TH
A-3
SOU
I
BOU
A-2
R
UTE
LAND AREA
ARD
LEV
PLOT
A-1
FIGURE 5.5 : PLOT RATIO - PUTERI

PR 3.5
96
PUTERI
HARBOUR
H
RT
O
DN
AR
EV
KOTA
ISKANDAR
VEHICULAR MOVEMENT WITHIN IS CLEAR AND LEGIBLE LINEAR SETTING ALONG THE CRESCENT STREET.
R
TE
L
OU
A1-3
PU
A1-2
THE CRESCENT STREET IS DESIGNATED AS A DOWNTOWN LOW SPEED PARKING AND PEDESTRIAN STREET WHERE
STREET-FRONT ACTIVITIES AND HIGH-STREET EXPERIENCES ARE PARAMOUNT.
50
5.6.
A1-1
WATERFRONT
A-3
50m
TH
A
LEV
A-2
PUT
ER
BOU
PREDETERMINED TO MITIGATE CONFLICT WITH PEDESTRIAN WAYS AND LANDSCAPING, AS SHOWN ON FIGURE
THE STREET FRONTAGE IS AN ONLY ONE SIDE, VEHICULAR ACCESS POINTS RELATIVE TO THE BUILDINGS ARE
SOU
AS
RD
A-1
FIGURE 5.6 : VEHICULAR LINKAGES & DROP-OFFS PUTERI
CRESCENT ROAD
SECONDARY ROAD
ACCESS ROAD
EGRESS (25M AWAY FROM
THE BOUNDARY LINE OR
JUNCTION)
DROP OFF
97
PUTERI
HARBOUR
THE CONCENTRATION OF PEDESTRIAN ACTIVITIES OCCURS ALONG THE EDGE OF THE INNER HARBOUR CULMUNA-
KOTA
ISKANDAR
H
RT
NO
D
AR
EV
TING AT THE HEADLAND PLAZA.

RI
ALL BUILDINGS SHALL SUPPORT AND PROVIDE CROSS MOVEMENT OF PEDESTRIAN BETWEEN BUILDINGS AND
LINKAGES WITH THE WATERFRONT PROMENADE AT MULTIPLE LEVEL.
E
UT
SOU
TH
PUT
ER
BOU
A
LEV
RD
L
OU
FIGURE 5.7 : PEDESTRIAN LINKAGES - PUTERI
8M GIANT PERGOLA
GREEN WEDGE
INTERNAL LINKAGE
OFFSITE LINKAGE (ZEBRA
CROSSING)
OFFSITE LINKAGE
(UNDERGROUND)
ICONIC PEDESTRIAN BRIDGE
98
PUTERI
HARBOUR
ATTRIBUTES
vernacular tropical
modern tropical
99
PUTERI
HARBOUR

CHECKLIST
Development Data
Land Area
Maximum Plinth Area
CHECKLIST

Ha (
sqft)
Plot Ratio
Total GFA allowed

Fixed Ingress / Egress (refer to attachment)
Fixed Road Level
sqm (
sqft)
Loading Dock
@ Basement
70%
Setback
20% (
sqm)
Other soft & Hard Surface
10% (
sqm)
30% (
sqm)
6m Setback
Total Open Space
6m Setback (with 6m verandah in building setback zone

column should less than 10% of prgola facade

@ 1st floor
Landscape @ Roof Level excluded from total GFA

30%
10%
Total Open Space

Building Height expressed as physical floors above ground plane

(from road level)

30%
10%
Total
Residential (refer parking requirement attached)

Retail (Refer parking requirement attached)
Others (Refer parking requirement attached)

Offground Podium Carpark (if required)
Fixed Level
Fixed Level
40%

- Unfixed Location

skydeck
Minimum witth of the Skygarden in any direction should be 2.5m

Shared Street Avenue & Green Wedges/ alley
40%

adjacent site
100
PUTERI
HARBOUR
CHAPTER 6 - CONCLUSION
101
PUTERI
HARBOUR
DESIGN REVIEWS & CHANGES TO PARAMETERS
THE URBAN DESIGN GUIDELINE SERVES AS A FRAMEWORK TO ENSURE THE WHOLENESS OF

THE URBAN ENVIRONMENT OF PUTERI HARBOUR, WHILE AVOIDING STERILITY WITH ANTICIPATING
THE CHARACTERS OF THE DIFFERENT PRECINCTS ACCORDING TO THE USE, AND THUS ASSIGNING
VARYING ATTRIBUTES ACCORDINGLY. THIS WILL ASCERTAIN A UNIFIED URBAN ENVIRONMENT WHILE
MAINTAINING VIBRANCY AND ROBUSTNESS AND ALSO DIVERSITY.
IN CONCLUSION, THE CONSULTANT SUGGESTS THAT THE URBAN DESIGN GUIDELINE DOCUMENT
SHOULD BE REVIEWED EVERY 2 YEARS IN ORDER TO MAINTAIN ITS RELEVANCE TO THE CHANGING
TIMES AND NEEDS. IT IS ALSO CRUCIAL THAT THE DETAIL GUIDELINES IN THE DOCUMENT BE
SUBMITTED TO THE STATE PLANNING COMMITTEE FOR THEIR APPROVAL TO ENSURE THAT THE
GUIDELINES CAN BE ADOPTED.
THE CONCERN REGARDING THE MANAGEMENT AND MAINTENANCE OF ARBITRARY SPACES BETWEEN
PRIVATE AND PUBLIC PROPERTIES NEEDS TO BE FURTHER STUDIED AND THUS ESTABLISHED
ACCORDINGLY.
IT
IS EXPECTED THAT THE
URBAN DESIGN GUIDELINE
WILL BE FOLLOWED RIGOROUSLY BY
FUTURE CLIENTS AND CONSULTANTS REGARDING THE DEVELOPMENT OF THEIR RESPECTIVE SITES
TO ENSURE A SUCCESSFUL IMPLEMENTATION.
IT IS HOPED THAT WITH THE URBAN DESIGN GUIDELINE, PUTERI HARBOUR WILL HAVE A VIVACIOUS
AND STIMULATING URBAN ENVIRONMENT AND THIS FACTOR ALONE WILL BE ITS MAJOR APPEAL
BEFITTING ITS VISION AS AN INTERNATIONAL WATERFRONT CITY AND DESTINATION.
102

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URBAN DESIGN GUIDELINES

URBAN DESIGN GUIDELINES

FIABCI PRIX DEXCELLENCE

URBAN DESIGN GUIDELINES

PART III : PRECINCT PLAN GUIDELINES

PART I : PLANNING & URBAN DESIGN FRAMEWORK

PART II : MASTERPLAN ZONING GUIDELINES

VEHICULAR ACCESS, CIRCULATION AND PARKING

OPEN SPACE AND PEDESTRIAN NETWORK

CHAPTER 1 NAKHODA (COMMERCIAL NORTH - CN)

URBAN DESIGN GUIDELINES

CHAPTER 4 BAHTERA (PRECINCT D)

URBAN DESIGN GUIDELINES

URBAN DESIGN GUIDELINES

IS PLANNED AS AN INTEGRATED URBAN WATERFRONT DEVELOPMENT OF

THIS UDG IS INTENDED TO FACILITATE SINGLE PLOT DEVELOPMENT AS WELL AS MANAGE

SHE HAS GARNERED THE BEST MASTERPLAN AWARD 2009 BY

THE GROWTH OF THE OVERALL BUILT ENVIRONMENT TO ENSURE THAT DEVELOPMENT ON

A SET OF URBAN DESIGN GUIDELINES (UDG) IS PREPARED FOR PUTERI HARBOURS

BUILT ENVIRONMENT WHILE RECOGNIZING THAT THE DEVELOPMENT WILL PROGRESSIVELY

WELL AS IMMEDIATE AND FUTURE COMMUNITY AND BUSINESS NEEDS.

EACH PLOT IS COMPATIBLE WITH ITS NEIGHBORING DEVELOPMENT IN TERMS OF OUTLOOK,

TAKE PLACE ON A SITE BY SITE BASIS DEPENDING ON OVERALL MARKET CONDITION.

ELABORATED AND EXPANDED ON THE INITIAL PROPOSALS PREPARED BY

JULY 2006 AND COX ARCHITECT IN OCTOBER 2007.

GENERALLY, PUTERI HARBOURS UDG

PROVIDES THE LAND

GROUND SPACE, STREET LEVEL AS WELL AS

PREPARING THE GUIDE

CORPORATE OBJECTIVES, THE PLANNING PROCESS, DEVELOPMENT OPTIONS, PROVISION OF

UEM LAND BERHAD

AND REPRESENTATIVES FROM VARIOUS GOVERNMENTAL

THE OUTCOME OF THE WORKSHOPS WAS THE IDENTIFICATION OF DEVELOPMENT STRATEGIES

THE OUTCOME OF THIS EXERCISE IS TO FACILITATE

URBAN DESIGN GUIDELINES

USING THE GUIDE

GUIDE IS STRUCTURED TO REFLECT THE NECESSARY LAYERING OF ANALYSIS FROM UN-

THE APPLICATION OF THIS GUIDE :

DERSTANDING THE CONTEXT FOR DEVELOPMENT THROUGH TO CONCERNS OF DETAILED DESIGN.

LAYERS OF ANALYSIS ARE PRESENTED IN THREE

: PLANNING AND URBAN DESIGN FRAMEWORK

: MASTERPLAN ZONING GUIDELINES: THE URBAN STRUCTURE AND ITS CONNECTIONS

PART III : PRECINCT PLAN GUIDELINES

PART I - THE MASTERPLAN CONTEXT THAT IS BUILD

REFER PART III - SITE SPECIFIC FOR DETAILS OF BUILDINGS,

START THE DESIGN PROCESS

URBAN DESIGN GUIDELINES

PART I -PLANNING & URBAN DESIGN FRAMEWORK

URBAN DESIGN GUIDELINES

1.0 SITE LOCATION

FIGURE 1.2 : LOCATION PLAN

FIGURE 1.1 : KEY PLAN

URBAN DESIGN GUIDELINES

2.0 GUIDING POLICIES

3.0 VISION FOR PUTERI HARBOUR

MILLION BY THE YEAR

MAIN URBAN DEVELOPMENT TRUST IS TO PROMOTE THE

PUTERI HARBOURS DEVELOPMENT COMPONENTS COMPRISE WATERFRONT RESIDENTIAL (PRIME WATERFRONT

4.0 MASTERPLAN OBJECTIVES

A PLACE THAT IS ENGAGING,

CONTEMPORARY AND CULTURALLY RELEVANT.

THE MASTER PLAN OBJECTIVES ARE: