YOUR HOME. YOUR DECADE. YOUR VOICE.

Your voice can change this.

The Draft Rancangan Tempatan Petaling Jaya (Penggantian), or Draft RTPJ(P), is MBPJ's proposed Local Plan for Petaling Jaya.

Once gazetted, it will guide how Petaling Jaya develops in the years ahead.

Because these decisions affect every one of us, we need to speak up to help ensure that the future planning of Petaling Jaya reflects the needs of our communities before the Draft RTPJ(P) is gazetted.

Traffic congestion on Federal Highway, Petaling Jaya

Traffic congestion on the Federal Highway, Petaling Jaya. Photo taken 15 July 2026.

Find out more about the Draft RTPJ(P) ↓

#OurHomeOurDecadeOurVoice #KitaJagaPJ #PJResidents

What is the Draft RTPJ(P)?

The Draft Rancangan Tempatan Petaling Jaya (Penggantian), or Draft RTPJ(P), is MBPJ's proposed Local Plan for Petaling Jaya.

Prepared by MBPJ, the Draft RTPJ(P) sets out the planning rules that will guide future development in Petaling Jaya.

These planning rules determine, among other matters:

What can be built
Where development can take place
How tall buildings can be
How dense development can be
How close development can be to neighbouring properties

Once gazetted, the RTPJ(P) forms the planning rules used by MBPJ to assess whether future planning applications comply.

How will this affect us?

The planning rules adopted in the RTPJ(P) will influence how Petaling Jaya develops for years to come. And our liveability.

That is why we need to speak up during Section 13, the Public Display of the Draft RTPJ(P).

Read the preliminary "Awal" materials from the Section 12A exhibition: www.rtpj.my (the full Draft RTPJ(P) will be published when the Section 13 Public Display opens)

What is Net Floor Area and why does it matter - plot ratio before and after 2023

Source: Act 172 Sections 12A, 13 and 15. MBPJ 12 March 2026 session slides. The Star, 15 December 2025. MBPJ letter, 19 June 2026.

Areas now excluded:

⬍ Lifts

🪜 Stairs

🚪 Corridors

🚗 Car Parks

Source: REHDA Selangor Members Circular 4 — Pekeliling PlanMalaysia Bil. 3; Selangor State Assembly (DUN) written answer on plot ratio.

So what is Section 13, and how can the community influence the Draft RTPJ(P)?

Find out more ↓

#PJSejahtera #CommunityPlanning #FutureOfPJ

What is Section 13?

Section 13 of the Town and Country Planning Act 1976 (Act 172) requires MBPJ to make the Draft RTPJ(P) available for public inspection. This is known as the Section 13 Public Display.

During the Section 13 Public Display, residents can:

View the Draft RTPJ(P)
Ask questions and seek clarification

MBPJ will provide a Borang during the Section 13 Public Display. Use it to record your concerns and submit it to MBPJ.

Why is Section 13 important?

Section 13 is your last formal opportunity to be heard on the Draft RTPJ(P) before it is finalised and gazetted.

You have only 4 weeks to submit your concerns during the Section 13 Public Display — though residents or groups can request a 4-week extension from MBPJ if needed.

Miss the window. Others will decide how you live.

What happens to your Borang?

Under Act 172, MBPJ is legally required to consider every Borang received before the Draft RTPJ(P) is approved. (Source: Section 15, Act 172)

So what are the key concerns that residents should be raising during the Section 13 Public Display?

Watch the MBPJ website for the announcement of when the Section 13 Public Display commences: www.mbpj.gov.my

Find out more ↓

#PJSejahtera #FutureOfPJ #PJResidents

Community Concerns

What are the main concerns that residents should be raising during the Section 13 Public Display?

Based on responses from PJ residents in our Community Survey.

Flooding at Phileo Damansara MRT Bus Stop, Section 17

Photo: Resident of Section 17, Petaling Jaya. Phileo Damansara MRT Bus Stop, 18 July 2026.

Traffic and Congestion

Flooding and Drainage

Development Intensity and Density

Infrastructure Capacity

Carrying Capacity

Open Space and Green Areas

Community Facilities

Public Transport

Traffic congestion leaving Petaling Jaya on Federal Highway

Traffic congestion leaving Petaling Jaya, Federal Highway. Photo taken 15 July 2026.

How can residents submit their concerns?

During the Section 13 Public Display, MBPJ will provide a Borang.

Use it to record your concerns and submit it to MBPJ within the 4-week window.

Can these concerns be resolved before the Draft RTPJ(P) is gazetted?

Under Section 15 of Act 172, MBPJ is legally required to consider every Borang received before the Draft RTPJ(P) is approved.

But, CONSIDER does not mean resolve.

367 out of 800,000 residents spoke up last time.

What if this time, thousands do?

How can residents make their concerns count?

Read the recap of our RA Section 11 & 12 Awareness Session (8 August 2026) below.

Join the Awareness Session ↓

#PJSejahtera #SustainablePJ #PJResidents

RTPJ(P) Awareness Session

RT Section 6 — 25 July 2026 Recap

Presentation slides at the RTPJ(P) Awareness Session, RT Section 6

The RTPJ(P) Awareness Session, organised by PJ Sejahtera together with RT Section 6, provided useful insights as we prepare for the forthcoming Section 13 Public Display of the Draft RTPJ(P).

The main objective was simple: residents don't need to be planners to participate. They only need enough understanding to explain how the Draft RTPJ(P) may affect their own neighbourhood, and to submit their own representation.

What we learned:

Many residents were not aware of the Draft RTPJ(P), the Section 13 Public Display, or their opportunity to participate.
There was genuine interest, with a number of attendees registering to stay involved and volunteer.
Residents from other sections asked whether PJ Sejahtera could run similar sessions in their own neighbourhoods.
One jointly signed representation counts as ONE representation, regardless of how many people sign it — individual representations carry more weight.

Thank you to Dr Lynette Moey for presenting. Going forward, professional Q&A will run as a separate panel rather than being folded into the main presentation — and we won't wait for the Section 13 announcement to keep in touch with everyone who registered interest.

RA Section 11 & 12 Recap — 8 August 2026

Organised by PJ Sejahtera jointly with RA Section 11

Presentation slides at the RTPJ(P) Awareness Session for Sections 11 and 12

Presenter addressing residents of Sections 11 and 12

Residents of Sections 11 and 12 attending the RTPJ(P) Awareness Session

Resident speaking during the RTPJ(P) Awareness Session Q&A

Tunku Johan opened the session with an important point: representations to MBPJ need to come from individuals, not collectives. A group submission — however many people sign it — still counts as one representation, so residents were urged to each submit their own.

Dr Lynette Moey then presented, flagging a specific point for residents to watch closely at the next Open Display: whether the zoning for the ~15-acre PJ site currently designated "Perdagangan Terhad (Institusi)" remains unchanged. Residents present expressed support for the site's 70-year-old trees being preserved through an Urban Forestry Research project, rather than the land being redeveloped.

Residents asked whether PJ Sejahtera could extend this awareness effort more widely across PJ. Tunku Johan reminded attendees that everyone involved is a volunteer, and that the most valuable thing residents themselves can do is submit individual, fact-driven feedback — not emotional appeals — a point echoed by Ir David Yoong.

The session closed with a call for attendees to join the PJ Sejahtera WhatsApp Channel to stay updated on next steps.

Want a similar session for your RA, RT, MC, or community group? Let us know — we'll adapt the presentation to your neighbourhood while keeping the same goal: helping residents submit their own representation when Section 13 opens.

Join our WhatsApp Channel for updates: Click here to join

#PJSejahtera #OurHomeOurDecadeOurVoice #KitaJagaPJ

Resource Centre

Everything you need to understand and participate in the Section 13 Public Display. This page will be continually updated.

Documents

📄 Draft RTPJ(P) — Available upon MBPJ's announcement of the Section 13 Public Display
📄 PJ Sejahtera Observation Documents - endorsed by independent professionals
📄 PIPPJ 2.0 - MBPJ's Transport Plan
📄 Transport Proposal - relating to PIPPJ 2.0 and RTPJ(P) - endorsed by a Professional
📄 Plot Ratio Change - JPBD Circular SPC BIL 3-2023
📄 Town and Country Planning Act 1976 (Act 172)

What does the Borang look like?

This is the Borang from the previous MBPJ Public Display (RTPJ2 Pengubahan 3). The official Borang for the Draft RTPJ(P) Penggantian will be made available by MBPJ during the Section 13 Public Display.

Borang Section 13 Page 1 - Personal Details

Page 1 - Your personal details

Borang Section 13 Page 2 - Concerns Table

Page 2 - Your concerns table

Not sure what to write?

You do not need to be a planning expert. A simple, honest statement of how a planning decision affects your street or neighbourhood is a valid representation. MBPJ is legally required to consider it.

Sample Completed Borang

This is an example only. Residents will need to complete and submit their own Borang to MBPJ during the Section 13 Public Display. If in doubt, contact MBPJ at rtpj@mbpj.gov.my

BORANG MAKLUMBALAS - FEEDBACK FORM

DRAFT RANCANGAN TEMPATAN PETALING JAYA (PENGGANTIAN)

Section 13 Public Display - Act 172

Name: [Your Full Name]

Address: [Your Full Address, Petaling Jaya]

Tel: [Your Contact Number]

Email: [Your Email Address]

IC No: [Your IC Number]

Rujukan / Perkara	Bantahan (Objection)	Cadangan (Proposal)	Pandangan (View)
Transportation Pengangkutan Awam Sebagai Pilihan Utama, Draft RTPJ(P)	The Draft RTPJ(P) proposes higher density in TOD areas but does not confirm what transport infrastructure must be in place first. Currently 85% of PJ residents travel by private vehicle. Approving higher density without confirmed transport capacity will worsen existing congestion.	1. Publish measurable public transport targets before approving higher density in TOD areas. 2. Infrastructure improvements must be confirmed before density is increased. 3. A transport carrying capacity study must be conducted before gazettement.	PJ residents support public transport as a goal. However, aspirational statements are not sufficient. The RTPJ(P) must include binding commitments that infrastructure will be in place before development proceeds.
Plot Ratio Nisbah Plot Perumahan Bertingkat, Draft RTPJ(P)	The Draft RTPJ(P) proposes changes to residential plot ratios but does not clearly state the maximum plot ratio per zone, the cumulative infrastructure capacity assumption, or whether road capacity has been assessed.	1. Clearly state the maximum plot ratio for each residential zone. 2. Publish the cumulative infrastructure capacity assumption supporting each plot ratio. 3. Require Traffic Impact Assessment for all development in areas where plot ratios are increased.	Plot ratio decisions directly affect the density and liveability of PJ neighbourhoods. Residents cannot make informed representations without knowing what maximum densities are proposed and whether existing infrastructure can support them.

Guides

📋 Guide to completing and submitting your Borang — available when the Section 13 Public Display commences
📋 Sample completed Borang - see above

Need help completing your Borang?

Join our WhatsApp Channel for guidance and updates.

#PJSejahtera #CommunityPlanning #FutureOfPJ

Professional Voices

What professionals are saying about community participation in the Section 13 Public Display.

Dr Rosli Khan

Transport Professional

"Every objection or recommendation submitted during the public display becomes part of the official MBPJ planning record. Residents should not assume their voice is insignificant because today's silence can become tomorrow's traffic jam, flooding problem or overcrowded neighbourhood."

Mr Kennedy Michael

Environment and Waterways

"Politics exists because people exists. The only reason for politics is people. And politics is a choice. To choose not to choose is a choice. And when you choose not to participate, you've made a choice to let others choose for you. You don't get to complain afterwards. So choose now. To participate. To say something now!"

Every Borang submitted becomes part of the official planning record.

Together, we can help shape the future of Petaling Jaya.

#PJSejahtera #OurHomeOurDecadeOurVoice #KitaJagaPJ

01PJ's roads are gridlocked — and the new local plan will add thousands more units.

02Flash floods hit harder every year. 30 confirmed hotspots. Drains built for a smaller city are at their limit.

03Hillsides and green spaces are under pressure. The RTPJ(P) will decide whether they are protected — or not.

Your voice
can change this.

Suara anda boleh mengubah ini.

PJ Sejahtera shows residents how to use the rights and processes that already exist — to hold authorities accountable and make sure PJ is planned for the people who live here.

What can I do? → Get Involved

19+Orgs endorsing

800KPJ residents

FOI ✓Win · Apr 2026

Act 172Our legal framework

Proof that it works

TTDI residents won a 300m protection zone for Bukit Kiara — in 2026.

When residents in TTDI organised, raised their concerns formally, and engaged their local representative, DBKL imposed a 300-metre buffer zone protecting Taman Persekutuan Bukit Kiara from a proposed development next door.

"If it can happen in TTDI — can it happen in PJ too? Yes. But only if residents know how to make it happen."

19+Orgs behind PJS

800KResidents affected

FOI ✓Apr 2026

A Cautionary Example

When planning falls behind development,
residents pay the price.

Look at what is happening in Kuala Lumpur. Tower after tower approved. Roads that cannot move. Parks squeezed to slivers. Residents now organising campaigns simply to protect what little green space remains — fighting for the right to breathe in their own city. That is where unplanned, unaccountable development leads. Petaling Jaya is not there yet. The RTPJ(P) is our opportunity to make sure it never gets there — but only if residents engage now, through the proper processes, while there is still time.

Confirmed flash flood hotspots in PJ (MBPJ data, Jan 2026)

RM52.9M

Selangor flood losses in 2025 — more than double 2024

10%

Current public transport use in PJ. MBPJ target: 40% by 2045

27%

Non-Revenue Water rate in Selangor — 1 in 4 litres lost before reaching residents

What You Can Do

Three things. Right now.

You don't need to be a lawyer or a politician. The law already gives you the right to participate — PJ Sejahtera shows you how.

Submit your views on PJ's new local plan

The full Draft RTPJ(P) will be open for public input under Section 13 of Act 172. (What was displayed under Section 12A was the preliminary "Awal" version.) Your formal submission must be considered by MBPJ before the plan is finalised. This is your legal right.

How to submit →

Request information from MBPJ — it's your right

Under the Selangor FOI Enactment, you can request any document from MBPJ. They must respond within 30 days. PJ Sejahtera used this to win disclosure of SIP car park data in April 2026.

FOI guide →

Add your voice to the coalition

Whether you are a resident, RA, MC, or CSO — your endorsement strengthens the coalition. 19 organisations have already joined. The more voices, the louder we are heard.

Get involved →

Current Engagements

What We're Working On

Structured, evidence-based civic engagement — grounded in law and reviewed by independent professionals.

Active · Preparing for Section 13

RTPJ(P) — PJ's Replacement Local Plan

The preliminary "Awal" version of the RTPJ(P) was displayed under Section 12A of Act 172. PJ Sejahtera has submitted formal observations — reviewed by independent professionals — on infrastructure capacity, transport planning, density, and governance. The full Draft RTPJ(P) will be available for formal representations when the Section 13 Public Display commences.

Act 172 · Section 13 (upcoming)

FOI Win · April 2026

Freedom of Information — Your Right to Know

The Selangor FOI Enactment gives every resident the right to request government documents. In April 2026, the FOI Appeals Board ordered MBPJ to disclose SIP car park data within 21 days, rejecting an OSA exemption. PJ Sejahtera promotes FOI as a civic tool available to all residents.

Selangor FOI Enactment

Ongoing

Local Council Accountability

MBPJ is an appointed body spending public funds on behalf of 800,000 residents. PJ Sejahtera supports mandatory, substantive, and documented civic engagement mechanisms — ensuring residents receive meaningful responses on planning and governance decisions.

Act 172 · Section 13

Ongoing

Restoring Local Elections in Malaysia

Local council elections were suspended in 1965. PJ Sejahtera supports their restoration — giving residents the democratic right to elect those who govern their city and spend public funds on their behalf.

Know Your Issues

Explained Plainly

Complex civic and planning matters — broken down clearly for every resident.

The Rancangan Tempatan Petaling Jaya (Penggantian) is PJ's replacement Local Plan — legally binding under Act 172, governing how land may be used, what can be built, at what density, and where. Once gazetted, it is binding for up to 15 years.

PJ Sejahtera's formal observations — reviewed by independent professionals — raise questions about whether the plan's carrying capacity, infrastructure assumptions, and hillside protections are sufficient. Every resident has a legal right to raise these questions through the Section 12A process. Act 172

Section 12A of Act 172 requires a preliminary version of a draft Local Plan — the "Awal" version — to be made available for early public inspection. This is not yet the final Draft RTPJ(P).

The full Draft RTPJ(P) will be publicly displayed under Section 13, when any person may submit formal written representations to the local authority. The intent is to enable meaningful and informed public participation before the plan is finalised.

PJ Sejahtera formally requested an extension of the Section 12A display period — supported by independent professionals — on the basis that residents were not given sufficient technical information to make fully informed representations. Act 172 · S.12A

The Selangor Freedom of Information Enactment gives residents the legal right to request documents from state agencies and local authorities including MBPJ. They must respond within 30 days. If refused, you can appeal to the Selangor FOI Appeals Board.

In April 2026, the Appeals Board upheld a request by PJ Sejahtera's Pro-tem Chairman — ordering MBPJ to disclose SIP car park data within 21 days, rejecting an OSA exemption. FOI works when used correctly. PJ Sejahtera can guide you through the process. Selangor FOI Enactment

Local elections in Malaysia were suspended in 1965. The Athi Nahappan Royal Commission (1968) recommended their restoration — but they have not been held since. Today, MBPJ councillors are appointed, not elected. Residents have no direct vote over who governs their city or spends local public funds.

PJ Sejahtera supports the restoration of local elections as a matter of democratic principle, consistent with the positions of many civic organisations nationally.

In 2023, the method for calculating residential density was revised. Car parks and common areas were excluded from Net Floor Area (NFA). This means a building may now contain more residential units than the density figures suggest.

PJ Sejahtera has raised this in formal observations — residents reviewing the RTPJ(P)'s density proposals should be aware that the numbers represent a different measure than under the previous methodology.

PJ Watch

Mapping PJ's Development

A community-maintained map of development applications, zoning changes, and resident-flagged sites — coming soon.

🗺

Interactive Map — Under Development

We are building a publicly accessible map of MBPJ planning applications, RTPJ(P) zoning changes, and community-flagged sites including flooding hotspots and hillside risks.

Notify me when live

Development Applications

Track MBPJ planning applications by section — before decisions are made

RTPJ(P) Zoning

Visualise proposed land use and density changes in your neighbourhood

Community Flags

Flooding hotspots, traffic blackspots, slope and hillside risks

Day-to-Day Issues

Start Here — For Immediate Problems

Have a pothole? Rubbish not collected? Blocked drain? There are official channels for this — and they work. Use them. Reporting through the right channel gets your issue logged, tracked, and assigned to the right authority.

📱

Respon Rakyat

MBPJ's own reporting app. Submit issues with photos and location directly to the council — potholes, illegal structures, drainage, public amenities.

🖥

eAduan MBPJ

MBPJ's online complaints portal for broader council service issues. Accessible via web browser without needing to visit the council.

🗑

iClean Selangor

For rubbish collection, illegal dumping, and public cleansing issues across Selangor. Managed at state level.

🌿

MyJAS / eAduan JAS

For larger environmental issues — major pollution events, illegal waste dumping — managed by the Department of Environment under the Environmental Quality Act.

🚰

Indah Water (IWK) App

For sewerage complaints, abnormal activities at sewerage systems. Use the Complaint/Enquiry module or the Eye of Customer feature.

💡

Reported the same issue more than once? Noticed the same flooding spot year after year — or the same road still broken despite multiple complaints? That pattern matters. When individual complaints point to a recurring, unresolved problem, it may be a systemic issue that needs to be addressed at the planning level. That is where PJ Sejahtera comes in — tell us what you're seeing.

Have Your Say

Community Pulse

Indicative poll — results are shared as context with decision-makers, not as a substitute for formal submissions.

What is your biggest concern about Petaling Jaya today?

Traffic congestion and transport infrastructure

Flooding and stormwater management

Overdevelopment and population density

Lack of transparency and civic accountability

Hillside and green space protection

Results are indicative only and do not constitute a formal survey.

Get Involved

Add Your Voice

Whether you're a resident, an organisation, or simply someone who cares about PJ — there is a place for you here.

🏘

PJ Resident

You live in PJ and want to be informed, participate in campaigns, or know your rights.

🏢

Organisation (RA / MC / CSO)

Your organisation wants to formally endorse or join the coalition. Collective voices carry further.

🌐

Supporter (Outside PJ)

You don't live in PJ but you support better civic participation and accountable local government.

Register Your Interest

This is an expression of interest only — not formal membership. Formal membership categories will be established upon ROS registration.

Your Name

Area in PJ (if applicable)

I am registering as

Organisation name (if applicable)

Your details will be used only to keep you informed about PJ Sejahtera's activities. We do not share your information with third parties. This is an expression of interest — not a formal membership application. Formal membership will be established following ROS registration.

Thank you — we have noted your interest. We will be in touch when there are updates.

About PJ Sejahtera

Who We Are

Every neighbourhood has a WhatsApp group. Every group has the same complaints — traffic, floods, a new tower going up, a hill being cleared. PJ Sejahtera started from a simple question: what if instead of venting, we acted?

Sejahtera means wellbeing, peace. It is not something handed to us. It is something we build — together, through informed participation and structured civic action.

We work within the KLRA+SD coalition model — inspired by the Kuala Lumpur Residents Action for Sustainable Development Association — bringing together Residents Associations, Management Corporations, and Civil Society Organisations into a recognised, structured civic voice for PJ.

We are not opposed to development. We are committed to ensuring it is sustainable, transparent, and genuinely accountable to the people who live here.

PJ Sejahtera is pending registration with the Registrar of Societies (ROS) and operates as a pro-tem civic body, supported by Persatuan Petaling Jaya Lestari. Reference: PJS/26(RTPJ).

Endorsed by

Bandar Utama RA (BURA)Section 11 RA Section 14 RASS2 Selatan RA DUROA–B1JKRT SS20 RA Section 16/12–16/13RA Sentral 19 RA Taman Mayang JayaRA SS3 Taman Sentosa KATURA (Kg Tunku)Section 5 RA DJROAISIS Malaysia JKRT SS2BPersatuan PJ Lestari RA Section 4AMARTABAT PJ

Focus Areas

RTPJ(P)FOI Rights Council AccountabilityLocal Elections Infrastructure PlanningCivic Participation Flood ResilienceTransport Policy Hillside Protection