UUM Repository

Perkembangan pesat ekonomi digital di Malaysia telah meningkatkan permintaan terhadap pembangunan pusat data. Fenomena ini memberikan tekanan besar terhadap perancangan guna tanah dan kerangka undang- undang negara. Pusat data memerlukan keseimbangan antara pertumbuhan ekonomi, kelestarian alam sekitar, kesejahteraan masyarakat dan pematuhan terhadap undang- undang sedia ada

Md Dahlan, Nuarrual Hilal

TEKNOLOGI
Cabaran Pembangunan Pusat Data di Malaysia
Oleh Nuarrual Hilal Md. Dahlan
Diterbitkan pada 26 Ogos 2025, 15:44
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Untuk mendapatkan maklumat terkini, ikuti kami melalui Telegram DBPMalaysia
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 
Langgan Sekarang
Perkembangan pesat ekonomi digital di Malaysia telah meningkatkan
permintaan terhadap pembangunan pusat data. Fenomena ini memberikan
tekanan besar terhadap perancangan guna tanah dan kerangka undang-
undang negara. Pusat data memerlukan keseimbangan antara pertumbuhan
ekonomi, kelestarian alam sekitar, kesejahteraan masyarakat dan
pematuhan terhadap undang-undang sedia ada.
Pusat data lazimnya dibangunkan di kawasan tanah yang luas, berhampiran
sumber tenaga dan infrastruktur Internet serta bebas daripada risiko
bencana alam. Namun begitu, ketersediaan tanah semakin terhad
disebabkan oleh peluasan kawasan bandar. Kanun Tanah Negara (Disemak
2020) (Akta 828) (KTN) mengawal selia penggunaan tanah di Malaysia
melalui klasifikasi zon, pendaftaran hak milik, syarat guna tanah, sekatan
kepentingan dan aktiviti yang dibenarkan. Pusat data biasanya dikategorikan
dalam zon perindustrian atau komersial. Isu kelewatan pembangunan
sebuah pusat data utama di Johor Bahru akibat pertikaian berkaitan dengan
klasifikasi tanah membuktikan kepentingan pematuhan terhadap undang-
undang ini.
Selain itu, Akta Perancangan Bandar dan Desa 1976 (Akta 172)
memperuntukkan peranan pihak berkuasa perancang tempatan bagi
mengawal pembangunan tanah. Pemaju wajib mendapatkan kebenaran
merancang bagi memastikan pembangunan tanah mematuhi rancangan
struktur dan rancangan tempatan. Kegagalan mematuhi keperluan ini boleh
mengakibatkan tindakan penguatkuasaan, termasuk perintah meroboh
infrastruktur tersebut.
IKLAN
 
Kelestarian alam sekitar turut menjadi isu kritikal dalam pembangunan
pusat data. Infrastruktur ini menggunakan tenaga elektrik yang tinggi dan
bekalan air yang banyak, manakala sistem penyejukan berisiko memberikan
kesan negatif terhadap alam sekitar. Akta Kualiti Alam Sekeliling 1974 (Akta
127) mewajibkan pelaksanaan Penilaian Impak Alam Sekitar (EIA) bagi projek
industri berskala besar. Penangguhan pembinaan sebuah pusat data di
Selangor akibat laporan EIA yang tidak lengkap menunjukkan kepentingan
pematuhan terhadap peraturan alam sekitar.
Cabaran lain melibatkan fragmentasi peraturan yang menyukarkan
pembangunan pusat data. Pemaju perlu berurusan dengan pelbagai agensi,
termasuk pihak berkuasa tempatan, Jabatan Alam Sekitar, agensi teknikal
dan pembekal utiliti. Pertindihan bidang kuasa ini sering menyebabkan
kelewatan kelulusan dan peningkatan kos pembangunan. Selain itu, Akta
Jalan, Parit dan Bangunan 1974 (Akta 133) dan Undang-undang Bangunan
Seragam 1984 mewajibkan pematuhan terhadap piawaian bagi memastikan
pembangunan mampan.
Aspek pematuhan terhadap kod bangunan dan piawaian teknikal juga
menjadi cabaran besar. Akta Jalan, Parit dan Bangunan 1974 (Akta 133) dan
Undang-undang Bangunan Seragam 1984 menetapkan piawaian asas untuk
keselamatan, pencegahan kebakaran dan integriti struktur. Dalam konteks
pusat data, keperluan ini melibatkan infrastruktur khusus seperti rak
pelayan, sistem penyejukan canggih dan penjana kuasa sandaran. Tindakan
penguatkuasaan ke atas sebuah pusat data di Cyberjaya akibat
ketidakpatuhan protokol keselamatan kebakaran membuktikan keperluan
pematuhan ketat terhadap piawaian ini.
Bagi menangani cabaran berterusan, kerajaan memperkenalkan Garis
Panduan Perancangan untuk Pusat Data (GPP) melalui PlanMalaysia pada
IKLAN
 
tahun 2024. Garis panduan ini menyediakan kerangka komprehensif untuk
pembangunan pusat data, meliputi kategori guna tanah, piawaian
kelestarian alam sekitar, zon tanah yang sesuai, keperluan tenaga elektrik
dan air, zon penampan, kemudahan Internet serta proses kelulusan yang
lebih teratur. Namun begitu, pelaksanaannya memerlukan kerjasama erat
antara Kerajaan Persekutuan dengan Kerajaan Negeri kerana isu
perancangan tanah berada di bawah senarai bersama dalam Perlembagaan
Persekutuan.
Cabaran utama pelaksanaan GPP, termasuk kekurangan kuasa undang-
undang, kelemahan penguatkuasaan, kekurangan koordinasi antara agensi
teknikal dengan pihak berkepentingan, serta pemahaman terhad terhadap
sensitiviti pusat data dalam kalangan pemaju, pelabur, perancang dan
masyarakat. Kekurangan insentif kepada pemaju turut menjadi faktor yang
menghalang pembangunan pusat data mampan.
Malaysia boleh mencontohi amalan terbaik daripada negara lain. Di United
Kingdom, pusat data diwajibkan menyokong matlamat pelepasan karbon
sifar bersih menjelang tahun 2050. Di Singapura, inovasi seperti penyejukan
cecair dan sistem rawatan haba digunakan untuk mengurangkan
penggunaan tenaga dan air. Di Emiriah Arab Bersatu pula, pemaju
diwajibkan membina bangunan hijau.
Kerajaan Malaysia turut mempromosikan perkongsian awam–swasta untuk
memudahkan pembangunan infrastruktur pusat data. Kerjasama dengan
syarikat teknologi telah mempercepat pembangunan taman pusat data di
Johor dan Pulau Pinang.
Secara keseluruhannya, cabaran undang-undang dalam perancangan guna
tanah dan pembinaan pusat data di Malaysia masih ketara. Walau
bagaimanapun, pembaharuan dasar dan kerangka peraturan yang lebih baik
akan membuka peluang ke arah pembangunan mampan. Pengukuhan
kerangka undang-undang, kelulusan yang cekap dan kerjasama erat antara
agensi berpotensi menjadikan Malaysia sebagai hab pusat data terkemuka
di Asia Tenggara. Langkah ini turut memastikan kelestarian alam sekitar,
kesejahteraan masyarakat dan memperkukuh pematuhan undang-undang.
Profesor Dr. Nuarrual Hilal Md Dahlan ACIS (CS) (CGP), CC. merupakan
Pensyarah di Pusat Pengajian Undang-undang, Universiti Utara Malaysia
IKLAN
 


Cabaran Pembangunan Pusat Data di Malaysia


Malaysia's Urban Renewal Act: Rebuild
not only homes but also hope
Tuesday, 23 Sep 2025
LETTERS 
2:22 PM MYT
THE Urban Renewal Act 2025 (URA) represents one of Malaysia's most ambitious legislative
attempts to address the long-standing problem of abandoned housing projects. Across the country,
families have been left in limbo as incomplete developments scar neighbourhoods, erode trust in the
property market, and shatter the dreams of ordinary buyers. 
On paper, the Act is a bold step. It provides a newly created Commissioner of Urban Renewal to
identify and gazette abandoned projects, appoint rehabilitation managers, suspend bank
foreclosures, and even integrate failed development sites into wider rehabilitation schemes.
Financing tools such as rehabilitation funds, escrow accounts, insurance, and potential sukuk-style
instruments appear to provide funding.
Nonetheless, further scrutiny reveals several challenges. The Act is strong in creating mechanisms to
rescue projects. However, it is less convincing in ensuring justice for the very people who have
suffered most: the buyers.
For thousands of families, abandoned housing projects are not simply a financial loss but a profound
life tragedy. Many continue to service housing loans for undelivered homes while also paying rent for
temporary accommodation. Deposits and savings remain tied up in limbo, with little assurance of
recovery.
The human toll is equally severe. Couples delay marriages, families live unsettled lives, and children
face disruptions in schooling. Dreams of home ownership collapse, along with the stability and
dignity it represents. Buyers also forgo rental income or capital appreciation that they would have
gained had their homes been completed on time. 
To make matters worse, Sale and Purchase Agreements (SPAs), though statutory, are often in favour
of developers, leaving buyers at a legal disadvantage. Litigation is lengthy and costly, while banks may
still foreclose, saddling families with debt but no home. Abandoned sites themselves often
deteriorate into safety hazards, crime hotspots, and eyesores, depressing the value of entire
neighbourhoods. Privacy  - Terms
ng Malaysians to become

Unsung guardians of safe medication
use� 
Th

Home For You Bookmark Audio Search
9/25/25, 1:54 PM Malaysia's Urban Renewal Act: Rebuild not only homes but also hope | The Star
https://www.thestar.com.my/opinion/letters/2025/09/23/malaysia039s-urban-renewal-act-rebuild-not-only-homes-but-also-hope 1/7
The Act provides a centralised authority and structured rehabilitation of abandoned projects’
pathways. However, several shortcomings remain. Most notably, it does not explicitly prevent buyers
from being asked to make additional “top up” payments. Without a clear safeguard, families risk
paying twice for the same house.
STARPICKS
FUTURE-PROOFING MALAYSIA’S OGSE THROUGH ECOSYSTEM
RESILIENCE
Ambiguity also persists regarding SPA rights. Without clearer drafting, there is a risk that accrued
rights, such as liquidated damages, quality building workmanship, guarantee to unit title, and defect
liability, may be diluted if rehabilitation proceeds by novation (the substitution of a new contract in
place of an old one) rather than assignment. Similarly, the Act does not expressly override conflicting
insolvency and land laws. As a result, secured creditors, insolvency administration, and chargees may
still assert rights that can frustrate rehabilitation efforts and leave buyers marginalised.
The Act also places limited emphasis on compensation for past losses. The Act’s main objective is to
rehabilitate abandoned projects towards completion and protect the rights of buyers. However, it
does not spell out remedies for buyers’ financial hardships, grievances, or losses. Buyers are
acknowledged as beneficiaries, but the Act does not grant them a statutory role in approving
rehabilitation plans, monitoring financing arrangements, or overseeing completion milestones.
Accountability mechanisms for developers are also less robust than they could be. While compliance
obligations exist, the Act does not provide penalties for developers, including the rehabilitating
developers, who default on their abandoned projects. This reduces deterrence. This will also allow
irresponsible actors to re-enter the industry with impunity. The Act is also silent on the specific
challenges faced by Islamic finance buyers, who would benefit from syriah-compliant moratoriums or
restructuring during periods of abandonment and rehabilitation.
If the URA is to achieve its promise, it must put buyers at the centre. A firm “no top up” payment rule
should be incorporated into the Act. Buyers must only provide additional contributions on a
voluntary basis. The contributions must also be subject to professional certification. A significant
majority of purchasers must also approve it.
Rehabilitation provisions should maintain all SPA terms to ensure that buyers’ rights remain intact. A
supremacy clause should be included to ensure Commissioner-approved rehabilitation plans
override conflicting insolvency or land provisions.
A special compensation fund, which may be pooled from the forfeited assets of the defaulting
developers, industry contributions, and government grants, would help provide funds for
rehabilitation and partial relief for financial and emotional losses.
ng Malaysians to become

Unsung guardians of safe medication
use� 
Th

Home For You Bookmark Audio Search
9/25/25, 1:54 PM Malaysia's Urban Renewal Act: Rebuild not only homes but also hope | The Star
https://www.thestar.com.my/opinion/letters/2025/09/23/malaysia039s-urban-renewal-act-rebuild-not-only-homes-but-also-hope 2/7
IS THIS ARTICLE USEFUL? 
Transparency must also be enhanced. Meaningful openness can be achieved in several ways. For
example, through financial disclosure, periodic audit checks, and stringent developer selection, the
transparency of the rehabilitation process can be further improved.
In addition, the establishment of statutory purchaser committees with decision-making powers can
improve transparency. Finally, defaulting developers should be subject to blacklisting and director-
level accountability where misconduct is proven.
The rehabilitation must also adopt the full Build-Then-Sell model to prevent any recurrence of
abandonment. Likewise, rehabilitating developers must be made subject to the provisions of Act 118
and to all the legal and statutory obligations imposed on developers.
The URA is a commendable effort to address a problem that has plagued Malaysia for decades.
Policymakers should be credited for their determination to act. But unless these gaps are closed, the
Act risks being seen as a framework that rescues projects rather than one that restores justice to
people.
Urban renewal should not only be about bricks and mortar. It must emphasise justice and
transparency, and be people’s welfare-centric and in the public interest. With such an Act, Malaysia
can transform urban renewal through rehabilitation of abandoned projects from a physical exercise
into a moral commitment – one that rebuilds not only homes but also hope.
PROF DR NUARRUAL HILAL MD DAAHLAN
School of Law
Universiti Utara Malaysia
Follow us on our official WhatsApp channel for breaking news alerts and key updates!
TAGS / KEYWORDS:
Urban Renewal Act 2025 , Abandoned Housing Projects , Build-Then-Sell Model , Justice
100% of our readers find this article useful
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9/25/25, 1:54 PM Malaysia's Urban Renewal Act: Rebuild not only homes but also hope | The Star
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Malaysia's Urban Renewal Act : Rebuild Not Only Homes But Also Hope

Omar, Rusdi

Tiada Belanjawan Alternatif, Dalih Pembangkang Ibarat Slogan Kosong

Sakdan, Mohd Foad

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