This article first appeared in City & Country, The Edge Malaysia Weekly on July 17, 2023 - July 23, 2023

Kota Sultan Ahmad Shah, or KotaSAS, is located to the northwest of Kuantan town and is close to Istana Abdul Aziz. The 2,165-acre township, which is about 30% developed, was previously an oil palm estate for 25 years and had been ready for replanting. However, it was then earmarked for development, which kick-started in 2010.

Developed by KotaSAS Sdn Bhd, a subsidiary of Tanah Makmur Bhd, it has delivered 2,800 homes and the township has a population of 15,000, according to Tanah Makmur group CEO Datuk Shahrul Nizam Abdul Aziz.

“Tanah Makmur is the only company with a large tract of land in Kuantan. So we decided to have a proper master plan for this development. And with the help of the Pahang government, we actually plan that one day, KotaSAS will be the new township of Kuantan,” he says.

Shahrul explains that as only one type of crop was planted on the land, it depleted the nutrients in the soil, requiring a collaborative and concerted effort to rehabilitate and transform the land into what it is today. As there are still more parcels to be developed, he estimates that it will take another 10 to 15 years for the township to be completed.

For its efforts in rehabilitating the soil as well as reusing and recycling the elements of the land and its landscape, KotaSAS (Precinct 1 to Precinct 7) won Gold under the Landscape Planning category of The Edge Malaysia-ILAM Sustainable Landscape Awards, a feature of The Edge Malaysia Best Managed & Sustainable Property Awards 2023.

Recognising the challenges of the land, Shahrul explains, “Initially, people were a bit sceptical. Who would want to move and live on an ex-oil palm plantation? So we strategised, with the help of [boutique design consultancy] Pentago, on how we could bring in the population and how we could transform a former oil palm estate into a new township where people could play, live and work at the same time.

“And, of course, in designing the entire landscape for KotaSAS, we were mindful of the sustainability as well as the ESG (environmental, social and governance) elements that were mandatory [to follow]. We wanted to make sure that the population and development could co-exist with the existing flora and fauna, and also the sustainability of the water source and its flow.”

Pentago managing director Greg Dall and principal director Wendy Khaw were brought in to help with the landscaping of KotaSAS. Pentago was founded over 30 years ago and offers services in the disciplines of architecture, master planning and landscape.

Khaw recalls how, at the beginning, when Pentago was first brought in, the land offered so much potential but the soil issue had to be tackled first. “The first thing we did was a lot of soil tests. Every area, whether it was the lake area or the hilly regions, we soil tested the site. We also looked at what other vegetation other than oil palm had flourished there. Some of the areas have mature trees as well. We’ve kept every mature tree and you can see them along the paths.”

She explains that understanding the nature of the site is critical to ensuring that they know what they are working with and to trying to match the client’s intent and vision.

“So once we did that (soil testing), we understood what we could do and what we couldn’t do. That is important because we didn’t want to do trial and error — [that is,] throw everything in and see what survives,” says Khaw.

One of the key areas that has greatly benefited from the attention to detail in terms of the landscape is the food and beverage commercial area called TASEK. Located next to a lake, TASEK has 70,000 sq ft of space with 19 retail shops and 10 food court stalls that serve a variety of food and beverages crafted to the local tastes, and there are other retailers like Pizza Hut, Family Mart and Secret Recipe, Shahrul explains. There is also an outdoor area that is used for various activities such as festive celebrations like Hari Raya and Chinese New Year, as well as other community-building activities.

What is special about this place is that the lake is actually a retention pond but has been beautifully landscaped, says Khaw.  It also has an engineered shallow shoreline, making it safe even if someone were to accidentally fall in, she adds.

With the soil issue resolved and the planting and rehabilitation continuing in stages, the focus then shifted to hardscape designs, especially at the two entrances into KotaSAS.

At the main entrance of KotaSAS are sculptures made from rocks that were unearthed during the development of the township. They are used as indicators of the legacy and heritage of the area.

“At the moment, there are two entrances into KotaSAS. One is the main entrance, which is through Jalan Bukit Istana, which is very close to Istana Abdul Aziz, where the Sultan of Pahang resides. Another entrance [is called] the West Entrance.

“As you come in, you will be greeted first by a lake on the right and a properly manicured landscape in the middle. The road is wide and you would see rows of palm trees on the left and right sides of the roads, as well as the hardscape that is made from rocks,” says Shahrul.

He adds that, on the advice of Pentago, a 6km jogging track was built in the developed portion of KotaSAS. It is equipped with security measures such as a panic button and closed-circuit television (CCTV) cameras every 200m. The CCTV feed is linked to the auxiliary police control room. Moreover, the area is brightly lit for all to use in comfort and safety.

Dall, who helped with the hardscape and master planning, shares that the hardscape elements “really make a statement, are very instagrammable and encourage placemaking.”

He believes placemaking is critical in order to have a vibrant and meaningful place for people to gather and grow. Dall relates how a shareholder director had been happy to see families mingle and have fun at festive events around TASEK.

“It is so good that we get this feedback because then they (the shareholders) get excited and realise that this is not about money, not about profit. This is about creating a living city for families,” says Dall.

Khaw concurs and adds, “We also have to be realistic and work with the client on where to spend the money. It is very important to understand, especially in [the] landscape [industry], how you manage your budgets and where to spend the money that will make the best impact. There is no point in bringing in large plant material when the soil hasn’t been treated and it is not going to grow well. I would rather use smaller plant material, treat the soil, make sure the soil can support it and let it flourish.”

To date, about RM20 million has been spent on the landscape transformation in the township. On a monthly basis, RM60,000 is spent on the maintenance of the lush landscape that everyone enjoys.

KotaSAS is expected to further expand in the years ahead, owing to several key milestones. First is the completion of the Pusat Pertadbiran Sultan Ahmad Shah building by year’s end which will see over a thousand civil servants working in the township. This, Shahrul highlights, will be a catalyst for the growth of the area.

Moreover, the East Coast Rail Link will have a station, currently called KotaSAS Central, in the township. “We are lucky that KotaSAS has been chosen to have the only station in Kuantan,” says Shahrul.

He reveals that since four years ago, the developer has been actively marketing its products as well as being innovative in its design, including revamping its construction methods using Industrialised Building System, which allows houses to be completed in eight to 15 months. This is also in line with the developer’s ESG commitments to reduce waste and dependency on foreign labour.

In terms of the near-term plans within KotaSAS, Shahrul reveals that the developer will be launching 777 residential units and 126 two-storey shoplots.

“This township will be witnessing the [opening of the] first new cancer hospital on the East Coast which will soon be supported by a hotel and serviced apartments. Other than that, we are in discussion with interested parties to open a university,” he adds.

Having a clear vision and the desire to create something despite challenging circumstances has resulted in a new township that is rapidly expanding. There are even plans to acquire more land for future expansion. Regardless of how big KotaSAS becomes, its desire to create a green and sustainable township that caters to all will never dim.

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