CHAPTER 3

Section A Framework for
Comprehensive Development
Part 2 Development Strategies
CHAPTER 3
Physical Development Strategies
chapter
chapter
3
Physical Development Strategies
3.1 Introduction
Figure 3.1 : SJER in the Johor context
This chapter outlines the framework and strategies with regard to
physical and spatial planning. In particular it covers the planning area
of SJER, a brief review of current land use and development patterns
and proceeds to outline ten specific physical development strategies
including a proposed Special Economic Corridor and five Flagship
Zones. This chapter is also related to the specific Physical Planning
Initiatives covered in Part 3 of Section B, chapters 9 to 13 covering the
Physical Development Plan, South Johor Urbanisation, Natural and
Green Environment, the Coastal Zone and the Johor Bahru City Centre
TH
respectively.
AI
LA
Perlis
KEDAH
h
ut
a
in
Ch
PULAU
PINANG
KELANTAN
will benefit from the economic opportunities that will be promoted within
a
Se
(SJER) is defined as a geographic area in the southern part of Johor that
Langkawi
D
So
From a physical planning perspective, the South Johor Economic Region
N
TRENGGANU
PERAK
the region. This would include spatial allocation of resources (such as
PAHANG
its
ra
St
human, man-made or natural resources), which will enhance (directly
a
ak
el
M
of
or indirectly) the social, environmental and economic growth of the
SELANGOR
area. The SJER will be planned and developed as Southern Peninsular
Malaysia’s most developed region. This will be in line with the national
NEGERI
SEMBILAN
MELAKA
North
aspiration to promote balanced regional development for national
0km 25
50
100km
unity and to create an efficient, equitable and sustainable national
spatial framework.
JOHOR
SINGAPORE
Source : SJER CDP 2025
3.2 Planning Area
The CDP has been prepared for the SJER area that covers 221,634.1
hectares (2,216.3 sq. km) of land area within the southern most part of
Johor.
SJER covers the entire district of Johor Bahru (including the islands within
the district), Mukim Jeram Batu, Mukim Sungai Karang, Mukim Serkat
and Pulau Kukup in Mukim Ayer Masin, all within the district of Pontian.
3-1
SECTION A
FRAMEWORK FOR COMPREHENSIVE DEVELOPMENT
The Planning Area is located in the most developed region of the south
Figure 3.2 : Five Local Planning Authorities
of Peninsular Malaysia or also known as the Johor Bahru Conurbation,
a regional growth conurbation identified in the National Physical Plan,
2005. The state capital Johor Bahru, is the nucleus for this southern
KOTA TINGGI
growth conurbation. Built in 1855 by the late Sultan Abu Bakar, the city
is the southern gateway to Peninsular Malaysia. Sultan Abu Bakar was
descended from Temenggong Abdul Rahman, the local chief who
signed the initial treaty with the British when they sought permission
PONTIAN
to lease Singapore island in 1819. Much of the prosperity Johor
enjoys today can be traced directly to Sultan Abu Bakar’s success in
persuading British and Chinese entrepreneurs to invest in agricultural
estates in the area. Sultan Abu Bakar took a great interest in planning
and laying out his royal city of Johor Bahru and today, Johor Bahru is
the second largest city in the country after Kuala Lumpur. On 1 January
1994, Johor Bahru was officially granted city status.
South Johor is situated on the Straits of Johor (also known as the Straits
of Tebrau), which separates Malaysia and Singapore. Johor Bahru
MAJLIS DAERAH KULAI
MAJLIS DAERAH PONTIAN
MAJLIS PERBANDARAN
JOHOR BAHRU TENGAH
MAJLIS BANDARAYA JOHOR BAHRU
PIHAK BERKUASA TEMPATAN PASIR GUDANG
city occupies extensive coastal land consisting of ecologically rich
swamplands and important river systems such as Sungai Johor, Sungai
Pulai and Sungai Tebrau. The South Johor area is also an important
industrial, logistical and commercial centre. Its major industries include
electronics, resource and petrochemical refinery and ship building.
3.3 Planning Jurisdiction
Source : SJER CDP 2025
3.4 Urbanisation and Current Employment Centres
Johor Bahru urbanisation rate is 69.1%, which is higher than the average
national urbanisation rate of 65.4% (National Physical Plan, 2005). This
urbanisation rate can be related to the economic development of the
The Planning Area falls under the jurisdiction of five local planning
SJER as the area of concentration for investment and employment.
authorities, namely:
This is reflected by SJER’s estimated GDP of USD20 billion, which is
60% of Johor’s GDP. SJER is also where 70% of Johor’s manufacturing
■ Majlis Bandaraya Johor Bahru (Johor Bahru City Council)
■ Majlis Perbandaran Johor Bahru Tengah (Johor Bahru Tengah
Municipal Council)
■ Pihak Berkuasa Tempatan Pasir Gudang (Pasir Gudang Local
Authority)
■ Majlis Perbandaran Kulai (Kulai Municipal Council)
■ Majlis Daerah Pontian (Pontian District Council)
3-2
establishments (4,266 establishments) are located.
Johor Bahru City, Pasir Gudang, Tanjung Langsat as well the Senai-Kulai
areas are the main centres of employment, especially for services and
manufacturing activities.
PHYSICAL DEVELOPMENT STRATEGIES
Table 3.1: Current Major Economic Centres and Land Use Activities
CHAPTER 3 | PART 1
represents 84.65% of the total SJER landbank or 173,512.57 hectares of
land.
Employment Centre
Economic Activity
Johor Bahru City
Services
Manufacturing
Pasir Gudang
Tanjung Langsat
Senai-Kulai
Activities
Plastics, Electrical and
Electronics (E&E), Food
processing
Commerce, Finance,
Meeting/Incentives
/Conference/
Exhibition (MICE),
Retail trade, Hospitality &
Entertainment,
Arts & Culture
Agricultural land constitutes the current main use in SJER covering an
area of 119,302.06 hectares or 58.2%. Vacant land/shrubs account
for the second largest land area of 17,381.85 hectares or 8.48%. As for
developed land use, it covers an area of 31,461.63 hectares (15.35%) of
which residential usage covers 9,724.85 hectares (4.74%), followed by
institution/community facilities at 3,626.56 hectares (1.77%) and industrial
usage with an area of 4,046.79 hectares (1.97%). Commercial usage
E&E, Chemical, OleoChemical, ChemicalBiofuels, Engineeringbased industries, Food
Products
covers only 1,213.23 hectares (0.59%) of the total SJER land area.
Services
Port-related services
Manufacturing
Chemical, OleoChemical, Plastics,
Research &
Development,
Engineering-based
industries
The encroachment into such areas needs to be controlled and
Manufacturing
Manufacturing
Services
E&E, High-value Food
processing and Agrobased processing,
Biotech, Aviation-related
downstream industries,
Engineering-based
industries
One of the key issues in the development of SJER is balancing growth
and in development with the protection of nature and the environment.
managed in a more sustainable manner especially for developments
within the water catchments areas.
Development must capitalise upon the existing infrastructure available
within SJER, for example the second link highways and infrastructure
available within its corridor. Prioritisation of development must also
be undertaken and the opening of new frontiers must be limited
to Urbanisation Promotion Areas to protect agriculture land that is
categorised as Urbanisation Control Areas.
Airport-related services,
Education
Source: Economics and Social Aspect Report, SJER 2006
3.5 Current Development Distribution and Existing Land
Uses
The development distribution in SJER currently is imbalanced with
development focused in main urban centres and along major roads
and highways. Developments are also focussed in areas with major
industrial activities and these are mainly in the Pasir Gudang, Plentong
and Mount Austin areas. The developed areas within SJER are only
15.35% of the total area or 31,461.63 hectares of land. The developed
areas comprise of residential, commercial, industrial, institution/
community facilities, infrastructure and utilities. The undeveloped area
3-3
SECTION A
FRAMEWORK FOR COMPREHENSIVE DEVELOPMENT
Figure 3.3 : Urbanisation - Promotion and Control Areas
Table 3.2 : Existing Land Use in SJER
Land Use
DEVELOPMENT AREA
BUKIT HANTU
FR
SEDENAK
FR
%
Residential
Villages
SEDENAK
GUNUNG
PULAI FR
Hectares
KULAI
SENAI
SKUDAI
KANGKAR
PULAI
PEKAN
NENAS
NUSAJAYA
PLENTONG
JOHOR
BAHRU
MASAI
PASIR
GUDANG
TG. LANGSAT
RAMSAR
TG. PELEPAS
6,771.93
3.30
Subtotal
9,724.85
4.74
Commercial
1,213.23
0.59
Subtotal
1,213.23
0.59
Industrial
4,046.79
1.97
Subtotal
4,046.79
1.97
Public Amenities
78.18
0.04
Government Use
266.83
0.13
Institution/Public Amenities
157.10
0.08
2,251.30
1.10
Security & Emergency Facilities
147.48
0.07
Education Reserve
URBANISATION PROMOTION AREA
1.44
Planned Housing Area
Religious Reserve
URBANISATION CONTROL AREA
2,952.92
AGRICULTURE PROTECTION ZONE
INFILL DEVELOPMENT
MANGROVE
Health Facilities
354.91
0.17
SECONDARY PROMOTION AREA
FOREST
PRIMARY PROMOTION ZONE
Cemeteries
370.76
0.18
3,626.56
1.77
Airport
249.33
0.12
Army Camp
215.98
0.11
Palace
389.46
0.19
Port
971.80
0.47
Subtotal
1,826.57
0.89
Infrastructure & Utility
1,294.03
0.63
Subtotal
1,294.03
0.63
9,385.29
4.58
344.31
0.17
9,729.60
4.75
31,461.63
15.35
119,302.09
58.20
6.926.63
3.38
13,449.49
6.56
4,051.30
1.98
Pond/River/Drain
12,401.21
6.05
Vacant Land
17,381.85
8.48
DAM
RIVER
Source : SJER CDP 2025
Subtotal
Special Use
Road/Transport
Highway/Road/Rail Reserves
Parking
Subtotal
TOTAL
NON DEVELOPMENT AREA
Agriculture
Forest
Mangrove
Open Space/Recreation
Total
173,512.57
84.65
GRAND TOTAL AREA
204,974.20
100.00
Sea
GRAND TOTAL IN SJER AREA
16,659.90
221,634.10
Source : Johor Bahru District Draft Local Plan, Pontian District Draft Local Plan
3-4
URBANIZ
AGRICULT
MANGROV
FOREST
DAM
RIVER
PHYSICAL DEVELOPMENT STRATEGIES
CHAPTER 3 | PART 1
Figure 3.4: Existing Land Use Distribution Plan
Health Facilities
Sea
Cemeteries
Port
Airport
Infrastructure & Utility
Army Camp
Mangrove Forest
Community Hall
Palace
RAMSAR Zone
Government Use
Port
Religious Reserve
Infrastructure & Utility
Education Reserve
Highway/Road/Rail Reserved
Security & Emergency Facilities
Parking
Villages
Planned House
Commercial
Industry
River/Pond
Agriculture
Source : Johor Bahru District Draft Local Plan, Pontian District Draft Local Plan
3-5
SECTION A
FRAMEWORK FOR COMPREHENSIVE DEVELOPMENT
3.6 Designing the Physical Development Plan
From a physical planning standpoint, the CDP is a developmental road
map for the next 20 years that is aimed at guiding decision makers, city
planners, designers and builders in making decisions consistent with
the overall plan. The CDP provides a strategic framework of visions,
principles, development strategies, goals and key directions for a region
that is liveable for its people, in which they can carry out daily activities
with pleasure, pride, and harmony.
natural resources that provides the foundation of high living
standards. Clean water, clean air and protected natural resources
must be its abiding goals.
• Culture and Diversity - SJER should build on the strong cultural
environment, taking into considerations the diverse arts,
humanities and culture of its communities.
• Partnership - SJER must be developed with clear collaborative
effort and partnership between local government, nongovernment organisations, private sector and the community.
A physical development interpretation of the SJER vision of a ‘strong,
sustainable conurbation of international standing’ is read as a
commitment ‘To create a sustainable conurbation which has taken
into consideration the needs of all its stakeholders and subsequently
enhance the quality of its community’s life without compromising the
ecology of the environment. It also commits to creating a liveable and
attractive environment for residents, businesses and visitors.’
3.7 Core Physical Development Design Principles
With this clearly defined purpose, SJER’s primary vision and thrusts
towards providing a better living standard for its population can be
achieved. The CDP will balance these needs against the economic
growth, environmental quality, social and community development that
will develop SJER into a world-class conurbation.
Figure 3.5: Sustainable Development Integrating Three Main
Elements
Liveability and Sustainability is the core essence of the framework and
thrust of the plan. A number of principles have been defined for SJER,
Economic
Development
and they are:
Environmental
Protection
• Equity – SJER is committed in providing equal opportunity to all
its local population and stakeholders to share in its liveability
from such aspects as the economic growth, adequate housing,
Community & Social
Development
environmental protection, efficient mobility, public safety, public
health and recreation.
• Quality of Life – SJER’s definition of the Quality of Life for the
Source: SJER CDP 2025
community is that the community must be economically healthy
and has a broad mix of employment opportunities.
• Safety and Comfort – SJER must emphasise on a quality built
environment where developments are build to human scale
The CDP is also prepared in the anticipation of changes, to ensure
manageable growth, thus providing a sustainable pattern of
development and positive quality of life for SJER residents.
and are of high aesthetic standards to increase the standard of
living. This means that in the design of its built environment such
as buildings, streets, parks and neighbourhoods, priorities must be
given to safety, comfort and quality of life.
• Protect and Manage Natural Environment - SJER must manage
its natural environment and be highly sensitive in protecting the
3-6
3.8 SJER Physical Development Strategies
The CDP will be guided by physical development strategies to ensure
outcomes that reflects the vision and core principles outlined. These
Physical Development Strategies (PDS) will be based on the potential
of the area as well as the challenges faced by SJER in becoming a
PHYSICAL DEVELOPMENT STRATEGIES
CHAPTER 3 | PART 1
world class sustainable conurbation. These strategies will ensure that the
Furthermore, the two main links to Singapore, the Causeway and the
required flexibility, to cater to the growing needs of the community, is
Second Link, provides great advantages to this corridor. This is further
not neglected.
enhanced by the extension of the Senai Airport runway, in line with the
upgrading of Senai Airport, which is to become part of the integrated
There are ten key PDS identified and these strategies will complement
logistic hub for the southern region.
the Strategic Economic Thrusts (SET), identified in Chapter 4, the
Strategic Social Development Thrusts (SSDT) in Chapter 5 and the
PDS 2 – Protect and conserve natural, historic and open space resources
Regional Environmental Assessment prepared for the area.
to improve the quality of life
PDS 1 – Ensure a balanced development within the SJER by reaffirming
distribution and enhancing efficiency through focused development in
certain corridors and nodes
This development strategy is critical to SJER as the need to establish a
green network or system of open space is vital to its habitat protection
and bio-diversity which, in the long term, not only enhances the quality
of life but also the sustainability of SJER.
This strategy focuses on creating balanced growth within SJER which
includes redistributing development along established corridors
This development strategy will ensure that the natural forest reserve,
and capitalise development in areas with established development
mangrove, animal sanctuary and water catchment areas are
infrastructure.
protected and gazetted. In addition, given the relative abundance of
land resource, this strategy will also serve to accentuate SJER’s natural
The development corridor of Nusajaya-Johor Bahru-Pasir Gudang will
endowment as a source of competitive advantage.
be fully targeted. The corridor houses two established ports, Tanjung
Pelepas and Pasir Gudang, as well as a new state administrative centre,
Figure 3.7: PDS 2 – Protect and Conserve
Nusajaya, and the established commercial and retail centre, Johor
Bahru.
Figure 3.6: PDS 1 – Balanced Development within SJER
Source: SJER CDP 2025
Source: SJER CDP 2025
3-7
SECTION A
FRAMEWORK FOR COMPREHENSIVE DEVELOPMENT
PDS 3 – Focus development in areas where existing and adequate
PDS 4 – Promote in-fill and redevelopment in existing communities,
infrastructure exists, build further enabling infrastructure
including brownfield sites
Development should initially focus in areas where ready resources and
Establishing a targeted growth area will assist the cause of protecting
infrastructure are available and adequate. Thus, it is important to review
undeveloped land resources and thus identifies existing areas for
the planned growth areas in terms of the infrastructure and services
redevelopment. Managing these resources efficiently and establishing
that exist such as roads, sewers, power and water. Concurrently, this
a sustainable future land use plan means that the development within
would cultivate the growth management strategy that will affect the
existing urban areas must be encouraged and promoted especially
development phasing and coordination of infrastructure investments.
within urban areas such as Johor Bahru. Incentives are proposed for
brownfield development involving redevelopment of existing properties,
This development strategy will strengthen existing and emerging
restoration of old buildings and in-fill development of vacant sites with
economic clusters identified in Chapter 4 of this plan and subsequently
good potential for development.
enhance the efficiency and productivity as well as the supply and
knowledge chains.
PDS 5 – Enhance accessibility by improving Regional and East-West
linkages as well as provide alternative modes of public transportation
Concurrently development will also look into building new enabling
This strategy is important to create sustainable economic growth in
infrastructure, including key catalyst infrastructure development such as
the southern region. The regional linkage between the Kuala Lumpur
the Coastal Highway that has been identified under the Ninth Malaysia
conurbation and Johor Bahru conurbation and eventually Singapore
Plan.
will enhance mobility within the regions and spur economic growth for
Figure 3.8: PDS 3 – Focus on Existing Urban Areas
the area.
Linkages between the east and west of the development corridor are
also important with alternative modes of public transportation such as
rail, road and water based linkages is enhanced to provide greater
access.
Figure 3.9: PDS 5 – Enhance Regional and Local Access
Source: SJER CDP 2025
SINGAPORE
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3-8
Source: SJER CDP 2025
PHYSICAL DEVELOPMENT STRATEGIES
CHAPTER 3 | PART 1
PDS 6 - Promote key economic initiatives that will become focal points
PDS 8 – Manage Regional Growth Especially in the Periphery Areas of
for growth within the region
SJER
The need to create new development catalysts within the region is
SJER shall manage the growth of its periphery areas as well as ensuring
critical. Such development catalysts should focus on new economic
plans for areas outside SJER complements developments within SJER.
initiatives as well as enhancing existing initiatives.
Agriculture areas will set the urban limits for SJER. Further developments
within existing urban area will make it more compact and subsequently
New economic initiatives can spur the corridor into a quantum leap
enhances established areas. Concentrating compact settlements in
thus benefiting the region. Creative industry initiatives as well as an MSC
the periphery areas will assist in striving to achieve sustainability while
Cyber city are among the new initiatives that could provide growth
protecting the agriculture-promoted areas, a primary product of the
catalyst for the area, while an education and healthcare hub and the
periphery areas, and valued environmental areas. Accessibility to these
new state administrative centre in Nusajaya will further spur growth.
areas is important to the mobility of people and transportation of goods
Figure 3.10: PDS 6 – Key Economic Initiatives as Focal Points for Growth
and also for future expansions of urban communities.
PDS 9 – Plan for innovative and sustainable infrastructure and utilities
SJER shall demonstrate the use of innovative and sustainable
infrastructure and utilities in its area especially as pressures on energy
and resource utilisation increases with the anticipated increase in
economic activity. The need to reduce, reuse and recycle is among the
SENAI-SKUDAI
LOGISTICS HUB
key fundamentals to managing demand for infrastructure and utilities.
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PASIR GUDANG
OLEOCHEMICAL
INDUSTRY
SJER encourages efficient use of energy and alternative energy that
leads to substantial savings over the life-time of the development. It
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SINGAPORE
shall also encourage integrated water management as part of an
integrated cycle.
Source: SJER CDP 2025
PDS 10 – Promote Planned Communities that will produce quality
neighbourhoods
PDS 7 – Plan and develop SJER as one integrated global node consisting
A key aspiration for SJER is to develop model neighbourhoods and
of Johor, Singapore and Indonesia
planned communities that will produce high quality neighbourhoods
Developing SJER as one integrated global node with Singapore and
Indonesia, in particular with the islands of Batam and Bintan, is important
in strengthening SJER’s international linkages as well as attaining a
critical mass for the region. With this global node having a population of
with high liveability factors. In this regard, elements and features in
design, build quality and use of materials that promote safety and
security, social integration and community development will be
consciously pursued.
more than 8 million today and a projected population of more than 10
million in 2025, SJER should position itself to support this growth.
3-9
SECTION A
FRAMEWORK FOR COMPREHENSIVE DEVELOPMENT
Figure 3.11: PDS 10- Planned Community Module
■ Optimise Spatial Distribution of Economic Activities – To enhance
efficiency and regional balance by focusing development on the
SEC and the northern node, which is the Senai-Kulai area (in the
vicinity of the Senai Airport).
■ Strengthen International Linkages – To create dynamism and
value-added in the economy of SJER within the regional
agglomeration Singapore-Johor-Riau (SIJORI). International
linkages will enhance market access thus benefiting SJER in terms
of technology and innovations.
■ Build on Existing Strength in Respect of Resource Endowment and
Lever on Singapore’s Strength.
■ Adopt the Cluster Approach – To be adopted where industries
of interrelated activities are geographically clustered together.
Such clusters need to be encouraged and to include downstream
activities, producers of complementary products, specialised
infrastructure providers, institutions providing specialised training
and technical support etc.
■ Provide the Right Types of Incentives and Support.
These SETs are important influencing factors in the physical development
Source: SJER CDP 2025
of SJER and will be translated into spatial strategies to accelerate
development within the SJER area. New potential economic centres
3.9 SJER Strategic Economic Thrusts (SET)
The physical development strategies identified above is in line with
achieving the SETs that have been identified to accelerate the growth
of SJER during the planning period of the CDP. This includes:
■ Strenghten Existing Main Economic Drivers and Diversification – To
further strengthen the current main economic drivers; the drivers
are electrical and electronics, petrochemical and oleo-chemical,
pond and agro processing, logistics and related services. The four
additional drivers and pillars to economic growth are all servicebased, such as health and educational services, financial services,
and creative industries.
■ Strengthen Supporting Industries (mainly SMI) and Basic
Foundation – To ensure that the main industries are able to
develop without undue constraints.
3 - 10
are to be identified while strong existing clusters will be enhanced and
strengthened by encouraging value-added activities to be developed
within these areas. Infrastructure development will be identified to
cater for and link the expanded areas while new technological
requirements are explored to cater for the new industries. The growth of
SJER will be economically driven and thus generating employment and
opportunities for new job creation.
PHYSICAL DEVELOPMENT STRATEGIES
Figure 3.12: Economics Spatial Distribution by Major Growth
Centres
CHAPTER 3 | PART 1
Area
Economic Activities
Pasir Gudang Area
E&E, Chemicals, Oleo Chemical, Food,
Engineering, Other Industries, Port &
Logistics, Warehousing
Tanjung Langsat Area
Petrochemical, Other Chemical, Oleo
Chemical, Bio-Diesel, R&D, Engineering
Source: SJER CDP 2025
3.10 The Physical Development Planning Concept
In line with the desired vision, the Physical Plan of the CDP will adopt an
optimum land use development-planning concept that will translate
the ten development strategies from PDS 1 to PDS 10. These strategies
promote sustainability and economic growth that will balance between
Source: SJER CDP 2025
environmental conservation and protection as well as meeting the
needs and demand for social development.
Table 3.3 : Spatial Distribution of Economic Activities
The Physical Plan is then further developed by taking cognisance of
Area
Economic Activities
Johor Bahru Area
Plastic, E&E, Food Products, Financial
For example, natural elements such as forest, rivers, and mangrove
Services, Commerce & Retail, Arts &
and hill areas have been incorporated into the plan to become an
Culture, Hospitality, Urban tourism
important feature of the overall development. The land use planning
Nusajaya Area
MSC-Based, R&D, Creative & Multimedia,
Industry, Software Development,
the opportunities accorded and constraints of the SJER planning area.
concept is illustrated in the plan shown in Figure 3.15 which translates
the aforementioned development strategies.
Engineering & Emerging Technology, Biotechnology, Medicine & Health, Multimedia
& Technical Education
Port of Tanjung Pelepas
E&E, Petrochemical, Hi-tech
Area
Manufacturing, R&D, Food Products,
Logistic Centre, Port Services, Warehousing,
Entreport Trade, Regional HQs, Regional
Procurement Centres
Senai Area
E&E ,Food Products (High Value), AgroProducts, Other Industries Engineering
Warehousing, Logistic, Airport Services
3 - 11
SECTION A
FRAMEWORK FOR COMPREHENSIVE DEVELOPMENT
Figure 3.13: Development Planning Concept
3.11 SJER Flagship Zones
Five Flagship Zones are proposed as key focal points for developments
in the SJER. Four of the focal points will be located in the NusajayaJohor Bahru-Pasir Gudang corridor also known as the Special Economic
Corridor (SEC)
3 - 12
The flagship zones listed below are envisaged to both strengthen further
existing economic clusters as well as to diversify and develop targeted
growth factors identified under SET 1:
Flagship Zone A
–
Johor Bahru City Centre
Flagship Zone B
–
Nusajaya
Flagship Zone C
–
Western Gate Development
Flagship Zone D
–
Eastern Gate Development
Flagship Zone E
–
Senai-Skudai
PHYSICAL DEVELOPMENT STRATEGIES
CHAPTER 3 | PART 1
Figure 3.14: Flagship Zones in SJER
Flagship Zone
A – Johor Bahru
Key Functions and Activities
Service and business district
Free Access Zone
B – Nusajaya
Development
D – Eastern Gate
Development
Key Functions and Activities
Pasir Gudang Port and industrial zone
Tanjung Langsat Technopolis
Kim-Kim Regional Park
Johor State Administrative Centre
New financial and business district
C – Western Gate
Flagship Zone
E – Senai-Skudai
Senai International Airport
MSC Cyber city and Nusajaya Cyber
Integrated logistic hub
park
Skudai Knowledge Centre
Education hub
Senai Multimodal Terminal Hub
Port of Tanjung Pelepas (PTP)
RAMSAR SItes
2nd Link Free Access Zone
Source: SJER CDP 2025
3 - 13
SECTION A
FRAMEWORK FOR COMPREHENSIVE DEVELOPMENT
3.12 The Special Economic Corridor (SEC)
With many of the economic drivers already present, the Nusajaya-Johor
It is targeted that developments within SJER will initially focus on the
medium term in the Nusajaya-Johor Bahru-Pasir Gudang corridor. The
corridor is an established area of development with two major ports,
Port of Tanjung Pelepas and Pasir Gudang, and a third oleo-chemical
port at Tanjung Langsat. The area also has two major links to Singapore,
the Causeway and the Second Link in Nusajaya.
Bahru-Pasir Gudang corridor will be the main and premier zone for
development and investment. The existing growth nodes will spearhead
regional growth and will be enhanced to entice and attract both
local and foreign investors. New initiatives that will also attract other
economic drivers to this region such as ICT, multimedia and research,
health, education, financial services and creative industry will also be
centred in this zone.
Many of the new catalyst developments are expected to be in the
relatively new and greenfield area of Nusajaya. Located next to Port
of Tanjung Pelepas and in the vicinity of the Second Link, Nusajaya also
houses the new state administrative centre and has been identified
The SEC is envisaged to house most of the leading-edge developments
in SJER including proposed Free Access Zones that will have a relatively
large international component.
as an area to house several targeted new growth sectors including in
education, healthcare and tourism, among others.
Existing industrial clusters are found mainly within the existing growth
nodes of this corridor. The main economic activities found here are
manufacturing, electrical and electronics, chemicals and chemical
products, food products and the service industry (mainly logistics and
tourism).
Figure 3.15: The Special Economic Corridor
JB CITY
CENTER
NUSAJAYA
ADMINISTRATIVE CENTRE
MSC CYBER CITY
JOHOR BAHRU CITY CENTRE
CENTRAL BUSINESS DISTRICT
PASIR GUDANG
OLEOCHEMICAL INDUSTRY
JOHOR BAHRU
CITY CENTRE
PASIR
GUDANG
NUSAJAYA
Source: SJER CDP 2025
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