Developers in Penang are now required to incorporate covered walkways and pedestrian connections around transit stations as part of new regulations aimed at enhancing public access and prioritizing connectivity over property density. This initiative comes amid the ongoing construction of the Mutiara Line light rail transit (LRT) system and seeks to improve first- and last-mile (FLM) connectivity for commuters.

Jason H’ng Mooi Lye, chairman of Penang’s local government and town and country planning committee, emphasized that transit-oriented development (TOD) should focus on accessibility and supporting infrastructure rather than merely increasing development density or plot ratios. “Developers should not think that transit-oriented development means they can ask for higher density or plot ratios,” he said, adding that the goal was to ensure people living near transit hubs can easily access LRT, bus, taxi, and other services.

Speaking at the Transit-Oriented Development in Penang: Promise, Potential and Perils conference organized by the Malaysian Institute of Planners Northern Branch (MIPNB) in Sungai Nibong, H’ng highlighted the broader scope of TOD. The Penang Island City Council (MBPP) has already introduced covered walkway requirements for several developments, including some outside designated TOD zones, as a measure to address current weaknesses in connectivity.

H’ng noted that the state has engaged consultants to develop a TOD framework and identified TOD zones in local plans under both MBPP and the Seberang Perai City Council (MBSP). He stressed that land-use planning, development, and transportation must be integrated, particularly as the Mutiara Line construction progresses. Key TOD elements, such as feeder bus services, pedestrian crossings, pick-up and drop-off points, and traffic and parking management, have also been incorporated into the Draft Penang Structure Plan 2040 (Review).

Datuk Michael Ong Chin Keong, chairman of MIPNB, reinforced that TOD should be understood as a community-building concept centered on people rather than just a method for increasing building density near transit stations. He described Penang’s current stage—with the LRT project—as a “once-in-a-generation opportunity” to reshape neighborhood development patterns for improved urban mobility, safety, convenience, and overall quality of life.

The conference drew about 300 participants, predominantly professional consultants and developers, and featured discussions on local authority planning, human-scale TOD, gender-responsive urban mobility, policy and governance, land value capture, and inclusive mobility. Speakers included MBPP planning development director Mohd Bashir Sulaiman, Pulau Tikus assemblyman Joshua Woo, and other industry representatives.

Together, these efforts reflect Penang’s commitment to embedding connectivity and public-oriented planning into its urban development strategy, aiming to make public transportation a preferred choice for daily travel while fostering more accessible, sustainable communities.