I think on average it takes about 3 years to redevelop starting from scratch...the timeline might have started back in 2008/2009 when the Selangor govt designed PJ section 13 to be the "Orchard Road" of Malaysia...
Selangor Govt deemed it as prime strategic location...The state is faciliating the whole process
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By Au Foong Yee of theedgepropety.com
Monday, 09 November 2009
SHAH ALAM: Certain industrial and older housing enclaves in Petaling Jaya (PJ), Klang and Kajang have been identified for redevelopment in a bid by the Selangor state government to enhance their land value and to create a stimulus for the state.
Selangor Menteri Besar Tan Sri Abdul Khalid Ibrahim said on Nov 9 the regeneration exercise would kick off in PJ. Owners of buildings in �three or four� areas, among them Section 13, would be given incentives to redevelop their buildings into commercial use.
�We have written to the industries concerned to relocate. If they agree to move, they can rebuild on the existing tract commercial property with certain densities,� Abdul Khalid told The Edge Financial Daily and theedgeproperty.com. These industrial operations will be allowed to be relocated to other more acceptable areas in Selangor, such as those near ports, he said.
The redevelopment was in the interest of the property owners, stressed the Menteri Besar. �What we gain is that PJ will become redeveloped and vibrant. They [land owners] will make the money � the state is just making the environment conducive for them.�
He was also asked about redevelopment creating traffic- and transportation-related issues, congestion being at the top of many people�s worries. Won�t residents complain? �In a way, yes,� conceded Abdul Khalid.
�We have to show them that we cannot leave PJ in this [current] manner; we have to convince them that we will plan for and provide facilities to reduce congestion.�
Towards this end, the state government has asked for another transportation study to be carried out, based on the increased densities in the areas concerned. This is to establish whether the higher densities were feasible. The concept of park and ride was also being considered.
According to a report in City & Country, the property pullout of The Edge weekly earlier this year, the 220-acre hub of industrial activities in Section 13 is now dotted with �limited commercial� developments in the form of modern offices and retail blocks.
Factories have been operating in Section 13 since the 1960s but in recent years, its growing potential for commercial activities could not be ignored, given its strategic location. This explained the Petaling Jaya City Council�s approval for �limited commercial� activities there, based on certain guidelines.
Meanwhile, on the revival and rehabilitation of abandoned housing in Selangor, Abdul Khalid said the state government had been quite successful � thanks to land value appreciation over time, resulting in people willing to pay more for the completed units.
The challenge, however, was in the selection of the best contractors or developers to complete the projects.
Some of the projects were initiated by the state government, which was willing to lose �a bit� so long as the project is completed, added Abdul Khalid.