PPR HICOM Case Study Executive Summary
The PPR Hicom Case Study is a document developed to describe the situation and living conditions at an identified Projek Perumahan Rakyat (PPR). The output is based on an extensive mapping exercise that triangulates publicly available resources and investigative research by Think City since early 2020, including geospatial mapping, quantitative and qualitative data collected from community insights (observations, anecdotal evidence, surveys, and focused group discussions). This exercise attempts to outline key issues of the quality of life within the PPR, which encompasses physical, social, and economic factors. The findings could assist service delivery organizations in identifying suitable interventions and for policymakers to better understand the realities of the PPR community, especially in pursuit of Covid-19 recovery.
Think City records its appreciation to the community, PERWACOM (Persatuan Wanita Hicom; a resident-led non-governmental organisation run by women at PPR Hicom) , Residents’ Association, Rukun Tetangga, Building Management under Perumahan dan Hartanah Selangor Sdn Bhd (PHSSB) for contributing to this case study.
This summary document below has two parts, a description of the physical, economic, and social conditions of PPR Hicom followed by an assessment analysis of the outlined conditions based on mapping conducted with some recommendations. The case study can be accessed by clicking the View Full Document above.
Site Description and Observations
The PPR is one of the most renowned housing initiatives by the Government. The programme aims to provide low-income groups (under the B40 category introduced by the Government) with housing and eradicate slums across the nation, especially in the urban setting. There are two categories under the PPR initiative, one is PPR to own and the alternative is a PPR for rent at a competitive price.
In the 1970s, early settlers moved into a village called ‘Labuhan Dagang’ and were given Temporary Occupancy Licenses. It was so named as traders used to dock their ships there. The village was only 12 acres with approximately 30 families who were mostly blue-collared workers at nearby factories. The site and its surroundings were on swampy land, used as oil palm and rubber estates.
It was owned by four large estates/companies. Later, the entire area of 25,000 hectares was taken over by HICOM (Heavy Industries Corporation of Malaysia Berhad, one of the leading corporations in Malaysia involved in automotive manufacturing, assembly, and distribution, among others) which was then known as HICOM Valley. The village was then renamed Kampung Baru Hicom.
Before the construction of PPR Hicom, Kg Baru Hicom experienced two major floods that caused emergency evacuations. This led to the construction of a river dam, raising the street level by 3 feet, and road repairs to mitigate the issue in the year 2000. Villagers were also given land titles and basic amenities. Completed in 2005 by Lembaga Perumahan Hartanah Selangor (LPHS) under the Selangor State Government, it also served as temporary housing for 180 households (villagers and squatters) from the Padang Jawa area upon the commencement of the KEN Rimba mixed-use development. While most of the temporary settlers moved back to KEN Rimba, approximately 60 households remained at PPR Hicom with a small number of Kg Baru Hicom villagers relocated to the PPR.
The PPR is currently owned by LPHS and managed by Perumahan dan Hartanah Selangor Sdn. Bhd. (PHSSB), an agency under the Selangor State Government, collecting rental of RM250 per month per unit – excluding utilities. Before 2013, PPR Hicom was managed by Petaling Jaya City Council (MBPJ). The PPR Hicom is within the Kota Raja Parliamentary (P111) Federal Constituency, with YB Tuan Mohamad bin Sabu as its Member of Parliament and under the Kota Kemuning (N50) Selangor State Assembly, with YB Tuan Ganabatirau Veraman as its State Assemblyperson. Some residents in PPR Hicom are also registered as voters under Sungai Kandis (N49) and Batu Tiga (N41), instead of Kota Kemuning.
Physical: Site-Assessment
PPR Kampung Baru Hicom (PPR Hicom) is located in Section 26, Shah Alam, Selangor, consisting of 3 blocks of 980 units (Block A & B consists of 16 floors, Block C has 17 floors and each floor consists of 20 units). Developed on state-owned land under the “Yayasan Perumahan Untuk Termiskin (Housing for the Poor Foundation) endowment, it borders the Klang River, the Kampung Baru Hicom settlement, and a light commercial area that stretches along the Klang River bank.
Accessibility to and from PPR Hicom is mostly on motorised transport with the main accessway leading to larger roads and highways including the Shah Alam – Puchong (Hicom) Highway and the Shah Alam Expressway (KESAS).
While services and public amenities such as healthcare facilities, education institutions, hypermarts, and access to quality green spaces are within a 10-minute drive of PPR Hicom, they remain challenging by pedestrian access. With limited pedestrian amenities and public transportation options (closest KTM is Shah Alam and Batu 3 within a 7 km radius, whereas closest LRT is Alam Megah within a 4.5 km radius, two bus stops are within 15 minutes walking distance), first mile and last mile connectivity remains a major accessibility hurdle and can be dangerous due to heavy traffic and poor pedestrian infrastructure, therefore residents rely on personal vehicles.
While there are 785 and 313 designated car and motorcycle parking bays respectively, parking remains an issue, especially if each household has more than one vehicle, leading to double parking issues often seen at low-cost housing complexes. Pedestrian pathways are then obstructed by motorcycles and double-parked vehicles, essentially limiting universal accessibility. There is only one wheelchair access per block and back entrances to blocks have no wheelchair access. There were at least 47 CCTVs seen around the compound. However, not all are likely to be functioning. Boom gates are installed at all main entrances but are not operational. As with any complex, there is a guardhouse, and it is located next to a sheltered motorcycle parking lot.
In terms of facilities, there are three community halls of varying sizes and conditions. These halls are utilised for community gatherings such as aid distributions, annual general meetings, workshops, and other events.
Residents can request to utilise the halls subject to availability and conditions with a small fee charged per usage. Between each block is a multipurpose court. The courts are used for sporting activities such as futsal, badminton, and cycling. However, these spaces face challenges such as objects thrown from upper floors; lack of shelter, seating, or green elements; peeling paint; unhygienic conditions due to cat feces, leaking sewage pipes, and clogged drains; congestion and obstruction by parked motorcycles, among others.
Each block has a small playground located at the northeast boundary of the compound, which is near the waste disposal areas and car parks. Despite three playgrounds, they are too small to cater to the population. Due to safety hazards, proneness to flood, and poor maintenance, children rarely occupy the playground. In total, impervious areas (such as concrete or tarred surfaces) take up around 12,100sqm of space within the compound. Only 7,500sqm of the compound are green areas with minimal landscaping (mostly green patches of grass and less than 50 trees in the compound). There are limited green spaces and shade from trees for residents to enjoy the compound, green patches are often unkempt, with scrap metal and garbage scattered and at times, the space is used for motorcycle parking.
With regards to hygiene and sanitation, strays, rubbish, and pests are a common sight. The lack of a rubbish chute system prevents convenient disposal for residents who must walk from their respective units to waste dumping areas provided at each block. This leads to irresponsible behaviour such as throwing from floors, out of windows, or balconies into common spaces. Some residents took the initiative to provide informal service of waste collection from unit to unit at RM1 per plastic bag. Waste collections are done daily in the afternoon, which includes bulky and recyclable items. However, recycling bins are not provided nor seen anywhere in the complex. Around the compound, multiple items are dumped. This includes leftover construction waste, scrap metal, and old furniture.
Preliminary analysis on the conditions of drains on-site shows that existing capacity is insufficient during heavy rain. While Block A has an internal rain gutter, albeit malfunctioning, Block B and C do not have internal gutters. Often, garbage clogs the drains and when it overflows, the floor become slippery and dangerous. Additionally, areas where water does not drain thoroughly, could lead to mosquito breeding ground, risking the area for dengue, among other diseases. The 16th floor of the PPR is known amongst residents as a hotspot for dengue cases due to stagnant water on the roof. Part of the reason this occurs is due to ongoing renovation with old roof tiles left on the top floor. Fogging is done at the lower floors when cases of dengue rise.
On the exterior, the walls of the blocks are generally in good condition, with the last paint job carried out in 2016.
Invasive plants are observed growing between cracks and slabs. Individual unit windows also do not have awnings to protect against rainfall. However, the internal walls are in poor condition with major moisture issues. The walls on lower floors are especially affected due to the lack of sun exposure. Rapidly growing molds cause slippery floors – a safety hazard. It is also a health hazard as inhaling mold fragments or spores can inflame airways causing chronic respiratory health problems. Cracks are commonplace along the corridors, increasing tripping risk for residents and acting as obstructions. Cat feces are also a common sight and can pose a health hazard. Some residents do place personal belongings along the corridors such as potted plants and these are tolerated by management and neighbors as long as the corridor path is unblocked.
As for stairwells, the area is often dark, dirty, and poses a danger due to the lack of lighting and poor maintenance. The condition of the stairwell such as chipped edges, cracks, and broken railings also prevent residents from utilising it as a form of daily exercise. Some leave furniture and other wastes on the landings; stagnant water was observed depending on the time of the day. The lift lobbies on the lower floors are dim even during the day due to the lack of sun exposure. With cases of malfunctioning lifts, especially during instances of flooding, the stairs remain the only option, although it does not adhere to universal accessibility standards.
The conditions of individual units vary across blocks and floors. Based on interviews conducted, it was noted that flooding within units occur during heavy storms. This happens even at the highest floors, especially those facing the river. Existing windows are in poor condition, leading to water damage on the walls, floors, and furniture of the affected unit.
Economic: Site-Assessment
For this case study, 299 households were analysed to better understand the demographics. The average household size of PPR Hicom is 5.1 people, which is higher than the Selangor Average of 3.5 according to the Department of Statistics Malaysia. 2% of households report having more than 8 people living in a unit. 89.6% of the respondents are Malays, 6.4% Indians, 0.3% Chinese, and the rest are other Bumiputeras, other Malaysians or non-Malaysians. The survey to understand the demographics emphasised childhood nutrition, and it is noted that 46.8% of the households have breastfeeding mothers of infants up to 6 months old; of these, 66.4% breastfeed exclusively. The average number of children below 18 years old was reported to be 2.4 per household. Some parents opt to send their older children to boarding schools, viewing the PPR environment as not conducive for learning or socialising. Youth choose to live on campus or rent outside the PPR. However, with Covid-19 leading to the closure of schools and campuses, the option is not available.
Analysis shows that over 80.6% of households report earning less than RM2,000. In 2020, Malaysia revised its poverty line to RM2,280. This means that at least 80.6% of the households studied are living below the poverty line. Furthermore, 77.9% of households have experienced some form of income loss (either due to reduction in income or job loss) due to Covid-19. 80.9% of the households surveyed report receiving Bantuan Sara Hidup (BSH) while 16.7% report receiving zakat. However, some residents faced difficulty applying for government aid as they had been laid off without a termination letter (proof of termination is needed). In addition to financial aid, residents are also recipients of other support such as food baskets and education aid, with higher frequency from various parties during the MCO.
At least 52.8% of households reported buying less or cheaper food during the first Movement Control Order (MCO) therefore, the Gerobok Makanan initiated by PERWACOM with funding from external sources was welcomed. Weekly spending on food by households also showed that about 47.2% spent less than RM100 per week on food. Of the households spending less than RM100 a week, 89.4% report an income below RM2,000. Therefore, for an average household of 5, approximately RM20 is spent on food per week per person. Worryingly, about 20.1% of the households reported not having enough food for children for 2 or more days in the period surveyed. While some residents indicated having enough food to get by, when probed further, meals provided are often unbalanced, consisting mostly of processed carbohydrates and lacking vegetables and quality protein. While 75.9% of households have little to no knowledge of nutrition, it is uncertain whether choices are made due to income constraints or lack of nutritional understanding, or a combination of both. Surveyed respondents also revealed that 4.9% of their children have a disability or chronic illness. Disability or chronic illnesses can be exacerbated by factors such as quality of living, nutrition, access to health services, accessibility to public transport, and so on.
In the same survey, for two-parent households, approximately 2.7% of the households reported both parents with no employment, and 71.6% report only one parent employed. Meanwhile, 3.3% of households have single parents with no employment. Some residents have looked for new ways of generating income and reducing financial stress, by opening small F&B businesses catering to other residents. The K2K Programme in 2020 connected residents with Majlis Amanah Rakyat (MARA) to strengthen interest among residents in training and exposure in entrepreneurship. Some of the activities included an online marketing course, an interactive e-commerce programme, and a Desamall workshop organized by MARA.
Social: Site-Assessment
Residents at PPR Hicom have taken many initiatives to improve their living conditions, especially during the MCO. This is done either in collaboration with other residents, being part of community-based organisations, or external parties such as the private sector, funders, foundations, universities, and government agencies. Some of the examples of such initiatives include MySampah (My Garbage) – a service that charges RM1 fee per rubbish bag for pick up and disposal thrice weekly; Neighbourhood watch initiative (Pasukan Ikatan Desa – PID) in collaboration with local police to ensure community safety; Gerobok Makanan (Foodbank) by PERWACOM for residents in need.
PPR Hicom also houses one of the 6 branches of Adab Youth Garage (AYG), an initiative to support children and youth through education, sports, and other life skills. The centre provides a safe space for children and youth to spend time after school, with the provision of free Wi-Fi and devices that can be utilised at the centre. The initiative is also famed for its “Homework Club,” whereby children are encouraged to complete their schoolwork and get help wherever possible at the centre. In addition, there is a Child Enrichment Centre and a Childcare Centre run by the Social Welfare Department (Jabatan Kebajikan Masyarakat – JKM), PERWACOM office, the Surau (Surah Al-Falah) and several stalls operating on-site in a unit of an estimated size of 100 sqft. These are minimarts, cafes, and a telco stall.
There are two small community gardens on small patches of underutilised green space. One of them began as an initiative by the kindergarten as part of an outdoor learning curriculum. Outside the compound, along the road lies a riverbank with two levels. When it rains heavily, the water overflows to the lower bank. The area is a river reserve, with the land owned by the Department of Irrigation and Drainage (Jabatan Pengairan dan Saliran (JPS)). The riverbank has seen the residents planting vegetation by the riverbank, starting an informal community garden.
Linking the physical, economic, and social conditions of residents at PPR is the building management and existing governance structure. This section comprises qualitative data via focus group discussions, on-site observation, interviews, and publicly available documents such as the 2015 Selangor Special Select Committee on Competence, Accountability, and Transparency (SELCAT) report and news articles. Public housing complexes under the Selangor State Government fall under the purview of Lembaga Perumahan dan Hartanah Selangor (LPHS) and the management of these complexes is the responsibility of Perumahan dan Hartanah Selangor Sdn Bhd (PHSSB). Before 2015, PPR Hicom was managed by Petaling Jaya City Council (MBPJ). The shift was introduced to overcome coordination issues between government agencies at the three levels, improve rent collection, resolve queries and complaints, and streamline bureaucratic processes. However, almost half a decade since the switch, challenges remain for residents which include subpar maintenance and service delivery, inconsistent responses to issues such as plumbing and lighting malfunctions, and lack of empathy over rental issues, among others.
Site Analysis and Recommendations
The previous section outlined the assessment of three interlinked conditions of PPR Hicom – the physical, economic, and social. This section explores those assessments further, providing recommendations wherever possible based on existing information.
PPR Hicom compound is congested due to vehicles owned by residents, whether traffic at peak hours or double parking. The parking and traffic problems are linked to the poor connectivity and access to public transportation as households rely on motorised transport as a more reliable and convenient means of traveling. Carpooling could be encouraged within the community as a viable means of transportation. However, this requires building trust among one another and setting a culture of co-sharing, which would take time to foster. An alternative is to put in place a better traffic control system (limiting heavy vehicles for longer hours) to smoothen the traffic flow, especially during peak hours. Upgrading pedestrian walkaways or introducing a cycling pathway, coupled with improving last-mile connectivity (bus schedule frequency) is also an option to minimise utilisation of private vehicles.
In general, residents have very limited access to public and green open spaces within the compound, as well as within walking distance. Spaces meant for children are subpar and recreation areas for the general community are lacking. There is a need to convert more space into recreation or social space for residents, with emphasis placed on universal access and quality. Underutilised space can be identified and improved with upgrades and better programming. The riverbank near the site can also be used for the same purpose. A suggestion was mooted to create a boardwalk by the river for residents to have their morning or evening walks. However, such a project involves significant costs and requires multi-party agreements to permit any structure built by the riverbank.
For on-site building, an on-site needs assessment is a starting point to ensure community needs are matched with the facilities available. This can be conducted between building management and the community to identify specific needs, priorities, and next steps. Improvement in stairways, lighting along corridors and overall cleanliness are some of the quick fixes that can be done. To improve accessibility, ramp access should be installed at the back entrances of each building, and covered walkways could be set up to improve connectivity between blocks. These improvements can lead to the residents having a sense of safe and functional public space.
With regards to waste management, relocating the disposal area may not be feasible considering the layout of the complex. Therefore, maintenance of waste disposal area is paramount considering it is located near the playgrounds which increases the risk of children contracting a range of parasitic infections. There is a possibility of creating a waste collection system from unit to unit, providing income opportunities for interested residents. In addition, programmes and campaigns to promote waste segregation and better disposal practices is also one of the ways to ensure that residents are aware of their responsibility in ensuring communal spaces are kept hazard-free.
Site analysis also identifies the presence of graffiti, ranging from innocuous writings to stamping gang signs, which has implications to the general sense of safety and social standing in the area. Regular upkeep and repainting of the walls can be costly and unsustainable, therefore efforts to build community ownership are the more effective means for long-term upkeep of these spaces.
Physical alterations to the exterior of the unit are not allowed, therefore units facing issues of rainwater damage resolve the problem by inserting plastic in windowsill gaps, placing waterproof makeshift banners to cover the window, placing pillows beneath the window to soak up excess water, installing a secondary sliding window, and drilling the internal wall to create a water inlet leading to the bathroom. However, the installation of awnings may resolve this issue, which could be more forthcoming with climate change.
Income levels are a critical measure of the urban poor wellbeing, providing a greater understanding of challenges faced. Income limitations have cascading effects on a multitude of behaviours and choices within the urban poor communities, such as the purchase of cheaper and less nutritious food over extended periods which lead to health issues, high rate of rental non-payment to the management which risks eviction, high drop-out rate among school-goers as immediate income for a household is preferred over long-term investment in education, and so on.
As stated earlier, the average household size of PPR Hicom (5.1) is higher than the Selangor average of 3.5. This is a cause for concern, particularly in times of Covid-19 when most people are confined to their homes longer than they have ever been. Considering that the households often have intergenerational families residing in one unit, an option would be to introduce a discounted rental rate or a fixed second rental moratorium for households of more than the average. Many households surveyed benefit from welfare programmes, which serve as a stopgap to alleviate financial stressors. Longer-term support to sustainably improve livelihood and financial management are needed. This should also be coupled with streamlined comprehensive information dissemination on support available to the community, to increase take-up rates.
While 98.7% of the households have at least one smartphone, access to free, reliable, and fast internet across blocks and floors vary. Residents with school-going children lack tools for conducive learning and those required to work remotely from home find it difficult to do so. Smartphone ownership is a plus point but sufficient devices for everyone to access with reliable connectivity remains a challenge, more so within an environment that is not conducive for learning or working. Community feedback notes that many children entering primary school are unable to read or count well as parents are unable to provide the required guidance and attention to support them during this critical time.
In households with several children, older children are prioritised for device use, especially those sitting for major exams. Measures to reverse the decline in education are needed, focusing on imparting basic literacy and numeracy skills for young children, introducing learning skills to students, and motivating older children to encourage and prolong their years in formal schooling.
Given the precarious socio-economic conditions, as well as existing stressors in the physical environment, levels of stress within the PPR are expected to be higher than normal. The Covid-19 pandemic has amplified these conditions, especially due to income disruption, increased uncertainty and fear, and movement limitations. Children and youth also face mental and emotional health challenges. Unable to interact with friends or engage in outdoor activities, children are isolated and under-stimulated.
Qualitative analysis through observations and interviews at PPR Hicom indicate the presence of at least three gangs over the past few years. While gang activities and presence have significantly dropped due to the relocation of active gang members or their passing, the experience of gang violence has left a lasting impact on some residents. Other socially disruptive behaviour resulting from alcohol consumption also occur occasionally. Cases of burglary occur during festivities, with motorcycles and petrol contained within tanks targeted. Residents voiced their fear that those who lost their sources of income due to the pandemic may resort to petty crimes in desperation.
There are both environmental and social dimensions to the perception of safety and threat which can be addressed holistically by multiple parties. Some residents have taken steps to improve safety by forming the Pasukan Ikatan Desa (PID) mentioned earlier. They were also responsible for ensuring families under quarantine during the pandemic were fed with meals daily, creating a sense of togetherness among the community. Other interventions included improving the appearance of the area, which was outlined in the Physical Analysis and Recommendation section. More interventions could come from improving the appearance of the place, for example a fresh coat of paint or additional lighting.
A more detailed assessment and analysis can be derived from the full report by clicking the link below. Issues that permeate based on the initial assessment are the need for public space management, education and nutritional needs, and livelihoods (income generation, including financial management). While existing interventions do provide relief for immediate burdens, such as food aid, financial support, and education assistance, interventions focusing on addressing systemic challenges to improve the physical, economic, and social issues is necessary to halt the downward trend of socio-economic decline and increase the standard of living and quality of life for the residents at PPR Hicom.
