The Coastal Zone - Iskandar Malaysia

Section B Planning and Implementation 

Part 3 Physical Planning Initiatives 

CHAPTER 12 

The Coastal Zone

The Coastal Zone 

chapter 

12 

12.1 Introduction 

Figure 12.1: The Coastal Zone of SJER 

The Coastal Zone of South Johor is 64 km in length. It fronts the Straits 

of Johor, the waterway that separates Malaysia from Singapore. Also 

known to locals as the Tebrau Straits, Johor Straits, Selat Johor or Selat 

Tebrau, this waterway is a valuable and vulnerable resource, which 

needs careful management and protection. 

SOUTH JOHOR ECONOMIC REGION 

(SJER) 

The Straits of Johor has an international boundary line that defines 

the boundaries of the two countries. It is spanned by two man-made 

connections, which are ‘The Causeway’ connecting Johor Bahru and 

Woodlands in Singapore and the Malaysia-Singapore Second Link, 

which links western Johor at Gelang Patah to Tuas in Singapore. 

As such, it is the southern gateway for international entry into 

Malaysia. Hence, it is the objective of this plan to ensure that land use 

development is controlled and that its urbanscape reflects a desirable 

image. Consequently, the development of the coastal zone needs to 

be balanced with its natural landscape and integrated spatial planning 

will be adopted in developing the coastal zone. 

12.2 Definition 

The coastal zone for SJER encompasses the waters of Johor Straits within 

Malaysian boundary and a 3km inland zone along the coastline of 

Johor Straits, which also lies within the SEC. It extends all the way into 

Pontian and Kota Tinggi where the Johor Straits waterway leads into 

two open waters which are the Straits of Malacca on the west) and 

the South China Sea (on the east). Protection and control of this area is 

therefore of utmost importance, given potential cross-border issues. 

Source : SJER CDP 2025 

12.3 Goals 

The coastal zone of SJER has many interesting natural features, 

encompassing areas of mangrove forest. It also features the famous 

protected ‘Dugong’ species, which resides near the mudflats off Sungai 

Pulai river estuary, supported by availability of sea grass . 

It is also fast becoming an area of rapid growth, with ports and 

waterfront development projects emerging along the coastal area. 

Thus the need to protect the environment and to manage the pace of 

development within this zone is paramount. The main goals of CDP with 

regard to the coastal areas are as follows: 

COASTAL ZONE GOAL 

Enhance coastal area development by protecting its natural 

environment and ensuring urban development complies with the 

highest environmental standards in achieving a balanced and 

sustainable environment. 

12 - 1

SECTION B 

PLANNING AND IMPLEMENTATION 

In light of this, SJER advocates protecting natural resources within the 

coastal areas to the extent possible. However, it cannot discount the 

fact that shipping and port activities are key to the economic growth 

of the area. In addition, there is likely to be significant development 

pressure for power, housing and commerce. However with proper 

planning and controls, a balance between the competing demands 

of economic advancement and environmental preservation can be 

achieved. 

A. Activities and Natural Assets In The Waterfront Zone 

Economic activity in the coastal areas has accelerated in recent 

years. This includes the expansion of urban areas, industrial activities, 

infrastructure development as well as the development of tourism 

facilities. As a consequence, about one-third of the coastline comprise 

of built up areas with another one-third committed for development. 

B. Existing Use and Activities 

For the purpose of this report, the coastal zone maps are illustrated in 

two sub-zones, the east and west coastal zone. This is due to the length 

of the area and the inability to display the maps in a more readable 

format. 

Currently, only 20.74% (9005.27 hectares) of the total coastal zone are 

built-up areas used for residential, commercial, industrial, institution, 

road/rail and infrastructure purposes, while another 0.6% (262.26 

hectares) has been approved for development. In total, 9267.47 

hectares (21.34%) of land within the coastal zone comprises of built up 

areas and the balance of 78.66% is currently undeveloped. 

Table 12.1: Land Use Structure of Coastal Zone 

Landuse 

Area (Ha) 

Forest 11,405.44 

Water Bodies 2,610.02 

Open Space 616.33 

Agriculture 13,691.69 

Residential 2,475.34 

Commercial 272.24 

Industry 1,442.89 

Institution 2,296.01 

Infrastructure and Utilities 410.38 

Road and rail 2,108.41 

Vacant land 5,837.22 

Others (Committed development) 262.26 

TOTAL AREA 43,428.23 

Source: SJER CDP 2025 

The total area of the defined coastal area is 43,428.23 hectares. The area 

within the coastal zone has been put to various uses, some of which 

are not compatible with each other and may be detrimental to the 

natural environment. However, a substantial portion of the coastal zone 

remains a green area, including forests, water bodies and agricultural 

areas. 

The existence of three major ports, which are the Port of Tanjung 

Pelepas, Pasir Gudang Port and Tanjung Langsat Port, has resulted in a 

proliferation of industrial activities, as well as activities associated with 

shipping including shipyards and boat repairs, and harbour services. 

There has been an associated increase in the number of people living 

along the coastal zone. 

Figure 12.2: Indicative Key Plan for Sub-Zone 

East Zone 

Tanjung Bin, which is the largest coal fired power plant project in 

Malaysia, is also located along the coastal zone of Pontian. The 

RM7.8 billion project is sprawled over 41 hectares of land, and upon 

completion the power plant will generate 2,100MW of electricity. 

West Zone 

The Danga Bay and the Kota Air, Tebrau’s integrated township 

developments are among the new, predominantly residential 

waterfront developments fronting the Straits of Johor and overlooking 

Singapore. Nusajaya will also have a new waterfront once its marina 

development is completed. 


12 - 2

THE COASTAL AREA CHAPTER 12 | PART 3 

Waterfront activities in Johor Bahru city also include commercial and 

residential activities. Much of the coastline also has a scenic road that 

makes the waterfront areas accessible to the public and gives a sense 

of openness for the city. 

The development is concentrated on the coastal areas and it is mainly 

from Johor Bahru city centre towards Pasir Gudang and Tanjung 

Langsat. By contrast, the western zone comprises mainly of mangrove, 

agriculture and small settlement areas, although it also includes the 

Port of Tanjung Pelepas. However, with the emergence of the new 

Johor State Administrative Centre in Nusajaya and Danga Bay, there 

is increasing development pressure on the western part of the coastal 

area and if unabated this will accelerate conversion of natural resource 

areas into urban land. 

C. Natural Assets In The Coastal Zone 

The waterfront of South Johor has diverse natural assets which include 

the mangrove swamps and rivers found along the coastal zone. 

There are many rivers that flow into the Straits of Johor and these rivers 

and their tributaries play a major environmental role as well as a role 

in enhancing the aesthetics of the urbanscape of SJER. Due to rapid 

urban development, most of the rivers are affected by pollution. It is 

important to ensure that these rivers are clean. An integrated river basin 

management plan has to be put in place in order to ensure good water 

quality, which is important for preserving the environment within the 

coastal zone. 

230.79 sq.km. of mangrove is found along the coastal zone and these 

mangrove areas protect the shoreline from erosion. As the Straits of 

Johor is a short stretch of water, tidal effects from the two open waters 

of the South China Sea and the Straits of Malacca have substantial 

effect on the shoreline. Much of the mangrove area is being degraded 

and encroached upon by committed development, especially in 

the Nusajaya, Danga Bay and Tebrau areas. However, it is important 

to preserve some of these mangrove areas especially those of the 

RAMSAR, Pendas and Kim-Kim. 

12 - 3

SECTION B 


Figure 12.3: Existing Land Use of the West Coastal Zone 

Gelang Patah 

Sungai Pulai 

Tanjung 

Pelepas 

Port 

Second Link 

Kukup 

Tanjung Bin 

Tanjung Piai 

Legend 

Vilages 

Planned House 

Commercial 

Industry 

Community Hall 

Government Use 

Religious Reserve 

Education Reserve 

Security & Emergency Facilities 

Health Facilities 

Cemeteries 

Airport 

Army Camp 

Palace 

Port 

Infrastructure & Utility 

Highway/ Road/ Rail Reserved 

Parking 

Sea 

Port 


Mangrove Forest 

RAMSAR Zone 

River/ Pond 

Agriculture 


12 - 4


Figure 12.4: Existing Land Use of the East Coastal Zone 

Tebrau 

Johor Bahru City 

Stulang 

Selat Johor 

Tanjung 

Langsat 

Pasir Gudang 

Legend 

Vilages 

Planned House 

Commercial 

Industry 

Community Hall 

Government Use 

Religious Reserve 

Education Reserve 

Security & Emergency Facilities 


Health Facilities 

Cemeteries 

Airport 

Army Camp 

Palace 

Port 


Highway/ Road/ Rail Reserved 

Parking 

Sea 

Port 


Mangrove Forest 

RAMSAR Zone 

River/ Pond 

Agriculture 

12 - 5

SECTION B 


12.4 Protection and Development Zones 

Figure 12.5: Protection Areas 

The coastal areas have historically played a significant role in SJER’s 

early history due to their importance to trade and transportation. They 

remain important until today, supporting fisheries, port activities as well 

as settlements. Development is expected to be focused in the coastal 

zone and this is reflected in the CDP since much of the infrastructure 

development is focused there. Thus, the challenge lies in ensuring that 

the pace of development is balanced with the needs for environmental 

protection, to ensure that SJER can meet its aspirations of becoming a 

world-class sustainable conurbation. 

Sungai 

Pulai 

Gelang 

Patah 

Johor Bahru 

City 

Pasir 

Gudang 

KEY DIRECTION: 

CZ 1: Balanced development with environmental protection within 

the Coastal Zone to achieve a world-class sustainable conurbation 

Two main zones has been identified, the coastal protection zone and 

the coastal development zone. Any development in this zone should 

take great care to ensure that the environmental standards are met. 

A. The Coastal Protection Areas 

The protection zones along the coastal area are those areas that have 

been designated as preserved mangrove areas. They also include 

the four main rivers in SJER which are water intake points and whose 

catchment areas need to be protected. The designated protection 

areas identified are considered to be the coastal land core areas; the 

areas closest to the waterfront and it comprise of: 

Table 12.2: Protection Areas 

Port of Tanjung 

Pelepas 


B. Planning Controls 

The SJER CDP Proposal Map, where the coastal zone has been defined, 

provides planning controls within these protection areas. 

Three other overlay planning zones will also help to control development 

of the coastal areas and these are the Environmental Protection 

Zone (which most of the mangrove and rivers are defined under), 

Aquaculture Zone (particularly the Sungai Pulai and Sungai Johor areas 

which falls within the coastal zone) and Water Catchment Zone (the 

catchment areas for the rivers fall within coastal areas and beyond). 

Table 12.3: Three Other Overlay Planning Zones 

Designated Mangrove Areas 

RAMSAR Sites 

Pendas Mangrove Park 

Kim-Kim Mangrove Park 


Designated Rivers 

Sungai Johor 

Sungai Pulai 

Sungai Skudai 

Sungai Tebrau 

Coastal Zone 

Environmental 

Protection Zone 

Aquaculture 

Zone 


The coastal zone for SJER comprises of the Johor 

Straits, within Malaysian boundary, and a 3km inland 

zone along the coastline of Johor Straits that also lies 

within the SEC. 

Overlay of areas are identified to require further 

environmental control by virtue of their identification 

as Environmental Sensitive Areas (see Chapter on 

Natural Environment) 

Areas within the Sungai Pulai and Sungai Johor river 

which have been identified for aquaculture and 

cage-culture activities. Such activities should not 

disturb the mangrove forest within these two rivers. 

12 - 6


■ Environmental Protection Zone (EPZ) 


CZ 2: To define and manage the Environmental Protection Zone as 

a coastal land buffer area. 

■ Aquaculture Zone (AZ) 


CZ 3: To allow and promote sustainable aquaculture activities in 

Sungai Johor and Sungai Pulai 

For the designated mangrove areas, a 500m Environmental Protection 

Zone (EPZ) is imposed around the mangrove forest. This will act as a 

buffer to prevent encroachment into the mangrove forest reserves. 

Village settlements and small agriculture activities are permitted in these 

areas, subject to control so as not to damage and encroach upon the 

designated mangrove areas. 

Table 12.4: Designated Mangrove Areas and EPZ 


RAMSAR – World Heritage Park (Sungai Pulai 

Mangrove Forest, Tanjung Piai and Pulau 

Kukup) 

Pendas Mangrove Park 

Kim-Kim Mangrove Park 

Sungai Johor Mangrove Forest 

Sungai Lebam Mangrove Forest 


EPZ Requirements 

500 m all around 





For other mangrove areas, which are non-designated mangrove 

reserves, a minimum buffer of 100m is required. 

Table 12.5: Non-Designated Mangrove Areas and EPZ 


Sungai Melayu 

Sungai Perepat 

Sungai Busong 


EPZ Requirements 




Two rivers have been identified as the Aquaculture Zone (AZ) which are 

Sungai Pulai and Sungai Johor. Aquaculture activities are only allowed 

within the waterways of the rivers and are confined to 

cage-cultures. Lightweight structures such as boardwalks and jetties 

may be built on stilts to link the mainland to the waterways of the rivers. 

Aquaculture activities in Sungai Pulai are expected to be less intensive 

than in Sungai Johor where the riverine area is larger and there are 

less mangrove forests. The Sungai Johor AZ will support the production 

of marine aquaculture fish for which Johor accounts for 40% (2003) of 

national production. 

A marine park has been identified in Sungai Johor and will include 

facilities such as laboratories, lightweight structured jetties, floating 

homes, small operations offices and cold rooms. The Economic and 

Social Aspect Report 2006 indicates that a total of 46,300 metric tonnes 

of production is targeted on these two sites which would make these 

major aquaculture industry areas. 

Thus, care must be taken to ensure that these aquaculture activities do 

not affect the surrounding mangrove forest which are breeding grounds 

for the fishing industry. The catchment area of these two rivers, which 

are currently of Class II standard (DOE, 2004), need to be preserved. 

Figure 12.7: Location plan of AZ 

Figure 12.6: The RAMSAR and 500m EPZ 

Sungai 

Johor 

Johor Bahru City 

Sungai 

Pulai 

Port of 

Tanjung 

Pelepas 

Gelang 

Patah 

Pasir 

Gudang 

500 m 

Environmental 



Aquaculture Zone 


12 - 7

SECTION B 


C. Use and Activities within Coastal Protection Area (CPA) 

Figure 12.8: Examples of activities allowed in Mangrove Areas 

Careful planning and controls on development have to be imposed on 

the coastal protection areas. Generally, no development is allowed 

within the coastal protection areas which comprise of the designated 

mangrove areas and the five main rivers. 

Table 12.6: Activities allowed in the CPAs 

Planning Zone Activities Allowed Conditions 

Designated 

Mangrove 

Areas and 

Other 

Mangrove 

areas within 

Coastal area 

No development or 

agriculture allowed. 

Sustainable logging 

and low impact 

nature tourism may be 

permitted; subject to 

local constraints. 

Nil 

However, facilities 

for visitors such as 

boardwalks, lookout 

towers, visitors centres 

can be built. 

River Areas 

Passive Recreational 

activities 

Aqua-culture activities 

Jetty and Boardwalks 

Does not have impact on 

the river eco-system. 

Cage-culture activities 

only. Comply with 

environmental standards 

and planning guidelines 

for eco-zone. 

Preferably on pontoon or 

floating structures. 

Mangrove 

Environmental 


(500m and 

150m buffer 

areas) 

Passive Recreational 

activities 

Does not have impact 

on the mangrove ecosystem. 

Only in areas identified 

for passive development. 

Comply with the 



for eco-zone. 

River EPZ’s 

Eco-Agriculture activities 

only. 

Eco-Resort 

• Low Density/Low 

Impact Resort Homes 

• Eco-friendly chalets 

• Resort Facilities 

Use of herbicide is 

not allowed for these 

agriculture activities. 

Comply with 



for eco-zone. 



12 - 8


D. The Coastal Development Zone (CDZ) 

The Coastal Development Zones comprise of areas other than the 

environmental protection zone and aquaculture zone. These are areas 

which can be developed or areas that are already built-up. 

The main objective is to ensure major development along waterfront 

areas are planned to protect both the urban qualities (urban profile) 

and the natural landscape of the area. 

Key Direction: 

CZ 4: New Development along the waterfront development shall 

adapt to the coastal landscape of the area. 

This implies that development projects within the coastal area need to 

take into consideration the natural elements within the area. 

New development along the coastal area should be confined to the 

uses allowed in the CDP. Tourism or leisure based activities are the most 

appropriate uses along the coastal areas. However, other uses that can 

capitalise on the location, while adhering to environmental standards, 

should not be denied. 

▼ Economic Opportunities 

The coastal area of SJER is an important area of economic activity; it 

is expected to generate many opportunities to support the growing 

population base as this has been emphasised in the Economic Report 

of SJER. Three project initiatives that have direct impact to the coastal 

areas are:- 

Table 12.7: Economic Project Initiatives 

Initiative L 1 Enhance Role of PTP as the Maritime Hub 

Initiative F 8 Development of Marine Aquaculture Park 

Initiative T 5 Development of Waterways Into A Maritime Corridor 

Source: Economics Report SJER, 2006, RMA 

The Port of Tanjung Pelepas or PTP is not only an important transhipment 

port but a focal point for logistics activities. It is further enhancing its 

role as a maritime hub and is expanding its services to support all forms 

of marine activities. The existence of the port has encouraged many 

enterprises to be sited there and hence, creates opportunities for a Free 

Zone to be established. 

As mentioned in the above section, aquaculture activities in Sungai 

Pulai and Sungai Johor are encouraged to support the marine 

aquaculture industry. Under the Ninth Malaysia Plan, the Fisheries 

Department has targeted to reach the production output of 46,300 

metric tones of fish by 2010 which will lead to a demand for fish fry and 

fish feed. 

Tourism is a major economic sector for the country and SJER has many 

opportunities to expand its tourism industry. The coastal areas provide 

significant potential for tourism as a result of the attractions of scenic 

coastal views while natural resource areas can encourage eco-tourism 

activities. The waters of SJER create opportunities for marine sports such 

as yachting. 

All three of these major initiatives will spur urban development. However, 

they are also dependent on a healthy eco-system, hence, the need to 

protect the future of the coastal environment. 

▼ Planning Control 

Careful planning control needs to be exercised over the coastal 

areas to guide the development of the waterfront areas. To ensure a 

balanced development, the coastal area has been divided into several 

sections and the planning guidelines in the table below will be used to 

guide developments in this area. 

Table 12.8: Planning Controls for Development along Coastal Area 

Section 

A 

B 

C 

Use and Activities Allowed 

Pulau Kukup-Sungai Pulai 

No Development Zone except for Tanjung Bin and PTP. 

Sungai Pulai Waterways – Aquaculture activities only 

All guidelines as mentioned in Coastal Protection Zone applies 

i.e. for Mangrove and River areas. 

Sungai Pulai-2 nd Crossing 

Free Access Zone with 100m buffer from coastal waterfront 

2 nd Crossing- Sungai Pendas Forest Reserve 

• Medium density residential with 100m buffer from coastal 

waterfront 

• Regional Park at Pendas 

• No development or agriculture allowed. Sustainable 

logging and low impact nature tourism may be permitted 

subject to local constraints. 

12 - 9

SECTION B 


Section 

D 

E 

F 

G 

H 

I 


Nusajaya CPA 

Waterfront development 

Nusajaya CPA – Kg Sungai Melayu 

• Facing Selat Johor – Waterfront Development 

• Along Sungai Melayu – Urban development with 100m 

buffer from waterfront 

Sungai Melayu – Sungai Danga 

Medium density – Medium high density residential with 100m 

buffer from coastal waterfront 

Danga Bay – Sg Skudai 

Waterfront Development 

Sungai Skudai – Johor Bahru City Centre 

Waterfront development 

Permas Jaya – Kota Puteri 

Medium density – Medium high density residential with 100m 

buffer from coastal waterfront 

Section 


J Pasir Gudang 

Port Activities 

K Kim-Kim Regional Park 

No development or agriculture allowed. Sustainable logging 

and low impact nature tourism may be permitted subject to 

local constraints. 

L Sungai Johor 

• Mangrove Reserves 

• Environmental Protection Area 

• Aquaculture activities only 

• All guidelines as mentioned in Coastal Protection Zone 

apply i.e. for Mangrove and River areas. 


Figure 12.9: Coastal Zone 

Sungai 

Johor 

Sungai 

Melayu 

Danga 

Bay 

Johor Bahru 

City Centre 

Pasir Gudang 

Sungai 

Kim Kim 

Nusajaya 

Sungai 

Pulai 

Pendas Mangrove 

Regional Park 

Second 

Link 

Kukup 


12 - 10


Figure 12.10: Major Developments along Coastal Zone 

1. RAMSAR Site 

2. Tanjung Pelepas Port 

3. Free Trade Zone 

4. Second Link Free Access Zone 

5. Pendas Mangrove Regional Park 

6. Nusajaya Waterfront 

7. Cyber Park 

8. Danga Bay River Development 

9. Pantai Lido - Public Zone 

10. Johor Bahru Waterfront 

11. Johor Bahru Access Free Zone 

12. Stulang Park 

13. Tebrau Bay River Development 

14. Permas Jaya Waterfront 

15. Bandar Kota Puteri Waterfront 

16. Pasir Gudang Port 

17. Pasir Putih Waterfront 

18. Sungai Kim - Kim Regional Park 

19. Tanjung Langsat Technology Park & Port 

20. Aqua Culture Service Centre 

21. Sungai Johor Mangrove Park 


12 - 11

SECTION B 


12.5 Johor Bahru Coastal Development 

The Johor Bahru coastal area presents an excellent prime waterfront 

development opportunity. The development would not only create 

an attractive new feature for the city but would also provide the 

opportunity to create new public spaces for the benefit of the growing 

population. 100 acres of parks and open spaces would be created, in 

addition to another 180 acres of land for mixed use development and 

infrastructure which have already been created. The opportunity to 

reshape the coastal area will result in a new and vibrant waterfront that 

will link Johor Bahru City Centre to Danga Bay development. The Johor 

Bahru Coastal development will reclaim 250 metres of land to create a 

new shoreline. 

Figure 12.11: Johor Bahru Waterfront Development 

MIXED USE 

9.68 ac 

OPEN SPACE 

MIXED USE 

8.12 ac 

MIXED USE 

11.17 ac 

MIXED USE 

15.42 ac 

MIXED USE 

8.60 ac 

MIXED USE 

5.79 ac 

Mixed Use 

Parks 

Existing Building (Lot 1) 

OPEN SPACE 

51.71 ac 

MIXED USE 

4.95 ac 

Promenade 

MIXED USE 

9.51 ac 

MIXED USE 

9.70 ac 

MIXED USE 

10.64 ac MIXED USE 

10.97 ac 

MIXED USE 

4.99 ac 

MIXED USE 

2.45 ac 

OPEN SPACE 

4.70 ac 

MIXED USE 

13.07 ac 

MIXED USE 

3.98 ac 

MIXED USE 

2.46 ac 

MIXED USE 

12.40 ac 

OPEN SPACE 

4.86 ac 

LANDUSE ACREAGE 

MIXED USE 161.11 

OPEN SPACE 118.78 

INFRASTRUCTURE 88.63 

TOTAL 368.52 


12 - 12


12.6 Proposed Nusajaya Free Access Zone (FAZ) 

Another area which has great potential is the proposed Nusajaya Free 

Access Zone (FAZ). The land is located just off the western part of the 

second crossing and it is 1029 acres in size, which allows for it to be 

developed as an integrated FAZ. 

The objectives of the FAZ are as follows: 

■ FAZ will help enhance the linkages between SJER and Singapore; 

■ FAZ, if extended to PTP could further enhance the position of the 

Port of Tanjung Pelepas; 

Subject to approval by SJA and other authorities, the FAZ will create a 

seamless work and living environment between Johor and Singapore. A 

golf course has also been proposed as part of the recreational facilities 

for its population. This will be enhanced further by shopping, food and 

entertainment facilities. 

Table 12.9: Development Components in FAZ 

LAND USE ACREAGE % 

Commercial 

Commercial Centre 

Office Parks 

243.63 

206.35 

23.66 

20.04 

Sub Total 449.98 43.71 

Open Space 

Parks 

Golf Course 

Promenade 

Canal 

135.79 

239.74 

20.35 

62.87 

13.19 

23.28 

1.98 

6.11 

Sub Total 458.75 44.56 

Infrastructure 

Road 120.78 11.73 

Sub Total 120.78 11.73 

GRAND TOTAL 1029.51 100.00 


Among the proposals of the proposed FAZ is that it will be a 24-hour 

city, the FAZ will have no limitations on duration of stay and access 

will be permitted at all hours. A smart card system will be developed 

to facilitate movement in and out of the area, and to entice 

Singaporeans to live in the FAZ and travel to work in Singapore. 

Most of the properties here will be on lease. Global businesses will be 

encouraged, although business licenses shall be limited to Malaysians. 

Direct access to the proposed FAZ from neighbouring areas is 

envisaged to be strictly controlled. For example, a 30m bund would be 

created, and a canal of 30m in length will be built all along this bund for 

retention as well as security purposes. 

12 - 13

SECTION B 


Figure 12.12: Proposed Nusajaya FAZ Development Components 


Figure 12.13: FAZ Development Concepts 

OFFICE PARK 

45.87 ac 

PARK 

53.91 ac 

COMMERCIAL 

44.48 ac 

COMMERCIAL 

42.59 ac 

COMMERCIAL 

9.54 ac 

PARK 

24.03 ac 

OFFICE PARK 

160.48 ac 

GOLF COURSE 

239.74 ac 

COMMERCIAL 

17.04 ac 

COMMERCIAL 

46.31 ac 

COMMERCIAL 

52.48 ac 

PARK 

57.85 ac 

COMMERCIAL 

15.67 ac 


12 - 14


▼ Public Access 

In the coastal zone, public access to the coast shall be secured and 

designated to ensure free access for the general public. Thus, for all 

new developments, a public right of way in a form of a pedestrian 

promenade is proposed. 

▼ Edges 

Development works on the edges of the coastal areas are important. 

Two types of edges will be proposed along the coastal zone; soft edges 

and hard edges. 

Figure 12.16: Edges: Green represents soft edges; Orange represents hard edge 

Figure 12.14: Integration of Promenade along the Coastline 


▼ Visualisation 

The visual projection of the coastal zone development is important as 

the area is the gateway of Malaysia. Iconic buildings can be located 

along the coastline to enhance the skyline of Southern Johor. 

Figure 12.15: Iconic Buildings along the Coastline 


Soft edges are green and blend in with the natural landscape. The 

natural protection and eco-zone areas are of natural soft edges 

with existing vegetation, while some urban areas with low impact 

development will also be of soft edges though it is subject to treatment 

to prevent erosion. 

Figure 12.17: Examples of soft edges with existing vegetation 

EXISTING EDGE 

GRADIENT 


300mm THICKNESS 

ROCK PROTECTION 

(NORMINAL 130MM 

dia.) WITH EARTH 

INFILL FOR PLANT 

GROWTH 

SUPPLEMENTARY ROCK 

PROTECTION WITH EARTH 

INFILL & REPLANTING 

EXISTING 

AQUATIC 

GROWTH 

ORIGINAL 

BEACH 


12 - 15

SECTION B 


Figure 12.18: Examples of soft edges with treatments along 

development 

Hard edges are suitable for coastlines with commercial or higher impact 

development though protection of the seawall should not be harsh. 

Instead, it must integrate well with durable materials such as river stones 

and good quality timber work. 

Figure 12.19: Examples of hard edges with treatments along 

developments 

MAKE GOOD 

LOCALLY 

EXCAVATED 

MATERIAL 

PROMENADE 

(20M WIDE) 

BOLLARD 

FEATURE CAPPING 

PROTECTION 

EXTENDS 500 

BEYON BREAK 

POINT 

CONCRETE 

RETANING WALL 

REDUCE WATER LEVEL OR 

CONSTRUCT TEMPORARY BUND, 

EXCAVATE SLOPE 

TO REDUCE LEVEL AND INSTALL 

CONCRETE PILING 

PROMENADE 

(20M WIDE) 

TOPSOIL 

SITE BOULDERS 

EXISTING EDGE 

GRADIENT 

MORTAR BEDDING 

300mm THICKNESS 


(NORMINAL 130MM 

dia.) 

SUBSOIL BACKFILL 

STONE FACING 


ANGLED AND 

STAGGERED GABION 

GEOTEXTILE 



12 - 16


▼ Ambiance 

Marinas and jetties are synonymous with the coastline. These types of 

structures can help to enhance the commercial areas along coastlines 

and support the use of water taxis. For residential developments, it is 

recommended that the buildings are built fronting the river. 

Figure 12.20: Examples of marina and jetty along the Coastline 

▼ Coastline water quality 

The quality of water along the coast needs to be maintained . Gross 

pollution trap and similar natural devices will be located in rivers to 

ensure garbage and mud are trapped before being discharged into 

coastal waters. In addition, a waterway is also proposed at the existing 

causeway to improve water flow along the coastline. 

Figure 12.21: Improve water flow at the existing Causeway 


12.7 Environmental Impact Assessment 

The Coastal Zone is considered to be an Environmental Sensitive Area 

(ESA) and the environmental impact of new development projects 

or major changes to existing projects must undergo an Environmental 

Impact Assessment (EIA). 

KEY DIRECTION 

CZ 5: The need to conduct and obtain approvals for an 

Environmental Impact Assessment on any development within the 

Coastal Zone 


The Environmental Quality Act (EQA) has identified 19 prescribed 

activities that require Environmental Impact Assessments (EIA) to be 

carried out and submitted for approvals of activities. However, based 

on the Act, the need for EIA for ESAs appear to have been left out. Thus, 

in the CDP, it is proposed that EIA is required for development projects 

within the coastal zone for whatever scale of activity, given that the 

sensitivity of the coastal zone and the international obligations that SJER 

has over this area. 

12 - 17

The Coastal Zone - Iskandar Malaysia

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