It starts from a Grid of 9 boxes superimposed into the land. Assuming the river passed through from high to low, you have a topography map. These potential ponds are recreational pockets of urban park. From here Urban Designer understood which box should have water features, STP and which box should be the administrative center.

Each square Box defines the edge of the path and it is the Solid Building Footprint demarcating the boundary of a "district". So, there are 9 districts connected by the paths. The rivers are diverted to urban park as rain water retention ponds. These are the recreational nodes for the districts. The center of each district is left open.

Each of the district has its neighborhood center acting as a nucleus where community center, market, public spaces are centralized. It becomes self-contained. Green Lungs are surrounding the edge of the paths and the figure ground generating a sense of a city in a garden.   

With the figureground, nodes and paths, green lungs readily configured, it is time to determine its Plot Ratio. Most tower blocks will be oriented to the North-South axis to avoid the Sun Glare. This generates the Urban Profile. The District Center (colored Red) are linked together creating a network. The center district remained as the administrative block for this precinct.

THIRD SCHEDULE:  G

1. Immediately upon the signing of this Agreement 10%

2. Within twenty-one (21) working days after receipt by the Purchaser of the Vendor's written notice of the completion of:-

(a) the foundation of the said Building 10%


(b) the structural framework of the said Building 15%

(c) the walls of the said Building with door and window frames placed in position 10%

(d) the roofing, electrical wiring, plumbing (without fittings), gas piping (if any) and internal telephone trunking and cabling to the said Building 10%

(e) the internal and external finishes of the said Building including the wall finishes 10%

(f) the sewerage works serving the said Building 5%

(g) the drains serving the said Building 5%

(h) the roads serving the said Building 5%

3. On the date the Purchaser takes vacant possession of the said Building, with water and electricity supply ready for connection 12.5%

4. On the date the Purchaser takes vacant possession of the said Building as in item 3 2.5
as follows: -

(a) where separate document of title to the said Lot has been issued and the Proprietor/Vendor has executed and delivered to the Purchaser….

(b) where separate document of title to the said Lot has not yet been issued, to be held by the Vendor’s solicitors as stakeholder for payment to the Vendor within twenty-one (21) working days…

5. On the date the Purchaser takes vacant possession of the said Building as in 5 item 3 and to be held by the Vendor's solicitor as stakeholder for payment to the Vendor as follows:

(a) two point five percentum (2.5%) at the expiry of eight (8) months after the date the Purchaser takes vacant possession of the said Property;

(b) two point five percentum (2.5%) at the expiry of twenty-four (24) months after the date the Purchaser takes vacant possession of the said Building.

TOTAL 100%

THIRD SCHEDULE:  H 

1. Immediately upon the signing of this Agreement 10%

2. Within twenty-one (21) working days after receipt by the Purchaser of the Vendor's written notice of the completion of:-

(a) the work below ground level of the said Building comprising the said Parcel including foundation of the said Building 10%
(b) the structural framework of the said Parcel 15%

(c) the walls of the said Parcel with door and window frames placed in position 10%

(d) the roofing, electrical wiring, plumbing (without fittings), gas piping (if any) and internal telephone trunking and cabling to the said Parcel 10%

(e) the internal and external finishes of the said Parcel including the wall finishes 10%

(f) the sewerage works serving the said Building 5%

(g) the drains serving the said Building 5%

(h) the roads serving the said Building 5%

3. On the date the Purchaser takes vacant possession of the said Parcel, with water and electricity supply ready for connection 12.5%


4. On the date the Purchaser takes vacant possession of the said Parcel as in item 3 2.5 and to held by the Vendor’s solicitors as stakeholder for payment to Vendor within 21 working days after the receipt by the Purchaser of the written confirmation of the Proprietor/Vendor’s submission to appropriate authority of the application for subdivision of the said Building or Land, as the case maybe






5. On the date the Purchaser takes vacant possession of the said Parcel as in 5 item 3 and to be held by the Vendor's solicitor as stakeholder for payment to the Vendor as follows:

(a) two point five percentum (2.5%) at the expiry of eight (8) months after the date the Purchaser takes vacant possession of the said Property;


(b) two point five percentum (2.5%) at the expiry of twenty-four (24) months after the date the Purchaser takes vacant possession of the said Building.

TOTAL 100 %

LAM Guidelines on Certification of:

2. (a) the foundation of the said Building - (10%)



Required to be Completed for Certification
 All foundation works below the lowest floor level
 Pilings and pilecaps (if any)
 Raft slabs (if any)
 Footings (if any)
 Stumps (if any)



Not Required to be Completed for Certification
 Retaining wall if it is not part of the foundation
 Backfilling
 Lowest floor slab if it is not part of the foundation
 Ground beams
 Services

LAM Guidelines on Certification of:

2. (a) the work below ground level of the said Building comprising the said Parcel including foundation of the said Building - (10%)

Required to be Completed for Certification
 All foundation works below the lowest floor level
 Pilings and pilecaps (if any)
 Raft slabs (if any)
 Footings (if any)
 Stumps (if any)
where applicable of the said building comprising the said Parcel.

Not Required to be Completed for Certification
 Retaining wall if it is not part of the foundation
 Backfilling
 Lowest floor slab if it is not part of the foundation
 Ground beams
 Services

2. (b) the structural framework of the said Building - (15%)

Required to be Completed for Certification
 All primary structural elements above lowest floor level including:
- Beams
- Columns
- Suspended Slabs
- Roof beams
- Structural walls (if any)


 Retaining walls forming part of the structural element to the Building (if any)
Note: Architect to wait until the said form works are removed to visually ensure that there are no major honeycomb/defects on the structure before certification.

Not Required to be Completed for Certification
 Non-structural ground floor slabs with or without BRC
 Wall stiffeners and lintols
 Non structural or supporting R.C. works e.g. hoods, aprons, gutters, parapet
 Staircase
 R.C. walls (that do not form part of the structural framework) 

2. (b) the structural framework of the said Parcel - (15%)

Required to be Completed for Certification
 All primary structural elements above lowest floor level including: 
- Beams, 
Columns, 
Suspended Slabs, 
Roof beams, 
Structural walls (if any) 
where applicable of the said Parcel.

 Retaining walls forming part of the structural element to the Parcel (if any)
Note: Architect to wait until the side formworks are removed to visually ensure that there are no major honeycomb/defects on the structure before certification.

Not Required to be Completed for Certification
 Non-structural ground floor slabs with or without BRC
 Wall stiffeners and lintols
 Non structural or supporting R.C. works e.g. hoods, aprons, gutters, parapet
 Staircase including that in the common area
 R.C. walls (that do not form part of the structural framework) 

2. (c) the walls of the said Building with door and window frames placed in position - (10%)

Required to be Completed for Certification
 All non structural walls
 All party walls inclusive of wall stiffeners
 Timber door and window frames where there are no subframes
 All frameworks for dry partitioning excluding lining of partition

Note: Architect to ensure that all openings are properly formed to receive the metal frames and completed with lintols (where applicable) before this is certified.

Not Required to be Completed for Certification
 Metal frames
 Installation of door leaves, window (fixed or openable) or louvres
 Parapet walls, boundary walls and fence walls
 Closing up of temporary openings left in walls for construction purposes
 Timber door and window frames where sub-frames are provided

Note: For non conventional framework, the developer should refer to the Ministry of Housing and Local Government for modification [Refer to Clause 11(3) of the Housing Development (Control and Licensing) Regulations 1989]. 

2. (c) the walls of the said Parcel with door and window frames placed in position - (10%)

Required to be Completed for Certification
 All non structural walls
 All party walls inclusive of wall stiffeners
 Timber door and window frames where there are no subframes
 All frameworks for dry partitioning excluding lining of partition

Note: Architect to ensure that all openings are properly formed to receive the metal frames and completed with lintols (where applicable) before this is certified.

Not Required to be Completed for Certification
 Metal frames
 Installation of door leaves, window (fixed or openable) or louvres
 Parapet walls, boundary walls and fence walls
 Closing up of temporary openings left in walls for construction purposes
 Timber door and window frames where sub-frames are provided

Note: For non conventional framework, the developer should refer to the Ministry of Housing and Local Government for modification [Refer to Clause 11(3) of the Housing Development (Control and Licensing)
Regulations 1989]. 

2. (d) the roofing, electrical wiring, plumbing (without fittings), gas piping (if any) and internal telephone trunking and cabling to the said Building - (10%)

Required to be Completed for Certification
 Roof framings, roof coverings and flashing including car porches
 All gas pipings (if any)
 All internal telephone trunkings and cablings
 All electrical wirings
 All water pipings including bends and joints
 All sanitary pipings including bends, joints and traps

Not Required to be Completed for Certification
 Ceiling boards or panels
 Switch boxes, socket outlets, switches and electrical fixtures and fittings (if any)
 Sanitary fittings including sinks, taps, basins, bathtubs and shower heads
 Hot water heaters
 Water tanks
 Rain water downpipes and gutters (if any)
 Window hoods

2. (d) the roofing, electrical wiring, plumbing (without fittings), gas piping (if any)
and internal telephone trunking and cabling to the said Parcel - (10%)

Required to be Completed for Certification
 Roof framings, roof coverings and flashing including car porches
 All gas pipings (if any)
 All internal telephone trunkings and cablings
 All electrical wirings
 All water pipings including bends and joints
 All sanitary pipings including bends, joints and traps

Not Required to be Completed for Certification
 Ceiling boards or panels
 Switch boxes, socket outlets, switches and electrical fixtures and fittings (if any)
 Sanitary fittings including sinks, taps, basins, bathtubs and shower heads
 Hot water heaters
 Water tanks
 Rain water downpipes and gutters (if any)
 Window hoods

2. (e) the internal and external finishes of the said Building including the wall finishes - (10%)

Required to be Completed for Certification
 All plastering or skim coatings where specified to all wall soffits of suspended slabs (if any), beams and columns
 Wall tiles and other wall finishes (if any)
 All linings/boards/panels to framed partitions and/or ceiling (if any)
 Floor screedings and/or other floor finishes
 Painting to internal and external walls, floors and ceilings (if any)

Not Required to be Completed for Certification
 Closing up of temporary openings for construction purposes
 Door and window panels

2. (e) the internal and external finishes of the said Parcel including the wall finishes - (10%)

Required to be Completed for Certification
 All plastering or skim coatings where specified to all wall soffits of suspended slabs (if any), beams and columns
 Wall tiles and other wall finishes (if any)
 All linings/boards/panels to framed partitions and/or ceiling (if any)
 Floor screedings and/or other floor finishes
 Painting to internal and external walls, floors and ceilings (if any)

Not Required to be Completed for Certification
 Closing up of temporary openings for construction purposes
 Door and window panels

2. (f) the sewerage works serving the said Building - (5%)

Required to be Completed for Certification
 Sewerage works including manholes from the Building connected to a completed sewerage treatment system (The treatment system may be permanent or temporary as approved by the relevant authority)

Not Required to be Completed for Certification
 Testing and commissioning water and electricity connection

2. (f) the sewerage works serving the said Building - (5%)

Required to be Completed for Certification
 Sewerage works including manholes from the Building connected to a completed sewerage treatment system (The treatment system may be permanent or temporary as approved by the relevant authority)

Not Required to be Completed for Certification
 Testing and commissioning water and electricity connection

2. (g) the drains serving the said Building - (5%)

Required to be Completed for Certification
 Drains and main drains connected to the outfall (The alignment of the drains and the outfall may be permanent or temporary as approved by the local authority)

Not Required to be Completed for Certification
 Metal gratings and covers over drains 

2. (g) the drains serving the said Building - (5%)

Required to be Completed for Certification
 Drains and main drains connected to the outfall (The alignment of the drains and the outfall may be permanent or temporary as approved by the local authority)

Not Required to be Completed for Certification
 Metal gratings and covers over drains 

2. (h) the roads serving the said Building - (5%)

Required to be Completed for Certification
 Paved road leading to the Building from an existing road. The alignment of the road may be a permanent or temporary access approved by the local authority.

 Permanent roads around the Building

 Entrance culvert serving the Building
 Kerbs (if any)

Not Required to be Completed for Certification
 Footpaths and roadside tables
 Final wearing course to pre-mixed roads
 Road markings and signages

2. (h) the roads serving the said Building - (5%)

Required to be Completed for Certification
 Paved road leading to the Building containing the said Parcel from an existing road. The alignment of the road may be a permanent or temporary access approved by the local authority.
 Permanent roads around the Building containing the said Parcel
 Entrance culvert serving the Building
 Kerbs (if any)

Not Required to be Completed for Certification
 Footpaths and roadside tables
 Final wearing course to pre-mixed roads
 Road markings and signages

3. On the date the Purchaser takes vacant possession of the said Building, with water and electricity supply ready for connection – (12.5%)

Required to be Completed for Certification
 All other works inclusive but not limited to all items not completed in Stage 2(a) to 2(h).
 External works including fencings, gates and turfing (if any)
 Electrical wirings, water and sanitary piping services completed and ready to receive supply

 Water and electricity supply available and ready for connection for tapping into the said building
 The TNB sub-station should be energised or alternative electricity supply by TNB is provided.
 All external electrical cablings from sub-station to the unit must be completed with supply.
 Sewerage treatment plant is operational
 Water reservoir (if applicable) is operational
 Closing up of temporary openings for construction purposes.

Not Required to be Completed for Certification
 Electrical, water, sanitary and other loose fittings and fixtures (consent /undertaking letter required).
 Minor defects
 Electrical and water meters

3. On the date the Purchaser takes vacant possession of the said Parcel, with water and electricity supply ready for connection – (12.5%)

Required to be Completed for Certification
 All other works inclusive but not limited to all items not completed in Stage 2(a) to 2(h).
 External works including fencings, gates and turfing (if any)
 Electrical wirings, water and sanitary piping services completed and ready to receive supply
 Water and electricity supply available and ready for connection for tapping into the said
Parcel
 The TNB sub-station should be energised or alternative electricity supply by TNB is
provided.
 All external electrical cablings from sub-station to the unit must be completed with supply.
 Sewerage treatment plant is operational
 Water reservoir (if applicable) is operational
 Closing up of temporary openings for construction purposes.

Not Required to be Completed for Certification
 Electrical, water, sanitary and other loose fittings and fixtures (consent /undertaking letter required).
 Minor defects
 Electrical and water meters

Bolehland delirium has reached a record high with the revelation of opposition’s 1MDB Scam and there may be wisdoms in the following events: -

The 4 years old 1MDB had since, in debt snowballed to RM36 billion, as informed. It is believed that initially 1MDB had invested in PetroSaudi in cash of approximately RM3.3 billion with the Terengganu Oil Royalty monies. The deal was cut short with 1MDB withdrawal after a series of expose and converted its RM3.3 billion equity plus the RM 4 billion of debt with the staggering interest rate of 8.75%. It was said that they moved the funds and invested about RM7.2 billion into an undisclosed fund manager in Cayman Island, a heaven for money laundering and thereafter it has entered into a “black hole”.

To recoup the ill-fated investment, 1MDB is believed to have resorted into buying “cash-cows companies” such as the independent power producing companies IPP owned by both Lim and Ananda at an exorbitant price of estimated RM 11 billion. In time, TNB may eventually have to absorb these premiums and pass on to the end user - the Malaysian at large. To come out with RM 11 billion, 1MDB may resorted to raise fund through fund managers liked GoldmanSachs at a very high fee of 10% for the amount of RM 15.2 billion. It was way above the market rate. The believed overpriced purchase of these IPP will lower its yield and rendered such venture unprofitable and they needed something else. A total of RM 2.7 billion in surplus from such transaction were “hidden”.

1MDB is believed to have decided that they should list the company. Reaping funds from the general public through IPO requires strict compliance. So 1MDB may be resorted to give an impressive picture of its potential growth through “winning” government tenders for the national power plant projects nationwide. These facilities are required only after 2021 as informed, and the questions remain were, why must the government of the day hurriedly awarded such lucrative tenders through direct negotiation to a company that has no track record in Power Plant and does it meant to say TNB is not good enough for the same job?

If such is not lucrative enough, 1MDB was believed to have been offered the land deal of potential development lands in Sungai Besi at an undervalued price of approximately RM 1.6 billion. There is a catch as the land is currently a military air field and that is the encumbrances. 1MDB may bills the government RM 2.7 billion to relocate the military air field. From such transaction it is believed to have pocketed RM 1.1 billion from the government. Meaning the land is already under value and may be virtually Free and it has to be toped up with another RM 1.1 billion from the tax payer monies. To mobilize the relocation, 1MDB may need to borrow RM 2.7 billion and subcontracted the work to LTAT for the amount of RM 2.1 billion. A total of RM 1.7 billion in surplus from such a transaction were also “hidden”.

If such is not lucrative enough, 1MDB was believed to have reevaluated its TRX project from the initial of RM 191 million in 2010 to RM 6.2 billion in 2014. The reevaluation exercise is crucial for them to borrow more money from the bank and to window dress its account into profitability for IPO purposes. It is said that their audited accounts of level 3 assets are alarming and the subsequent delays in furnishing their audited accounts somewhat hinted some stanch of “fishiness”.

[Interesting point to note: take the money out of the country and you can do what you like especially in places liked the Cayman Island. The very common stance with sovereign money is that it is always a failed investment and nobody is going to be responsible to that.]



[Interesting point to note: you borrow more then you need to finance a purchase. The leftover, you take it to “mend the holes” of all the ill-fated investments.]








[Interesting point to note: if you have a profit driven company built upon good fundamentals, you will not want to list the company for IPO. All you need is to get funds from banks to expand your company. However, if only when you desperately need money you have no choice to but to list your company.]

[Interesting point to note: the offsets from these transactions had snowballed to RM 4.4 billion. The regime of the day give away the premium land virtually free and on top of that pay an extra of 1.1 billion. That is a very good welfare.]







[Interesting point to note: the reevaluation exercise has bloated the amount to another RM 6 billion without even need to commence on the building work. There is a good reason as to why the regime of the day felt so happy with 1MDB now being in the Blue.]