Brunei Muara District Plan (2015)

BRUNEI MUARA DISTRICT PLAN

Vote No. 922-006
FINAL REPORT
January 2015
Karya Bumi Planning Consultants

in association with
BP Development Consulting, Jurutera Tempatan, MAB Environmental Consultants, Angkasa Consulting Services,
MAG Technical and Development Consultants, DHI Water & Environment (M) Sdn Bhd, Jurusy Perunding,
ZRJ Zakaria & Associates and Fanli Marine & Consultancy Sdn Bhd
Copyright 2015 by Department of Town & Country Planning,

Ministry of Development, Negara Brunei Darussalam.
All rights reserved.
No part of this report may be reproduced or transmitted in any form or by any means, electronic or
mechanical, including photocopying and recording, or by any information storage or retrieval system without
the prior written permission of The Department of Town & Country Planning. Negara Brunei Darussalam
Contents
Contents
 Brunei Muara District Plan Final Report
CONTENTS
CHAPTER Page
1 INTRODUCTION 1-1
1.1 Background 1-1
1.2 Terms of Reference 1-1
1.3 Primary Aims of the Brunei Muara District Plan 1-1
1.4 Principal Objectives of the Brunei Muara District Plan 1-2
1.5 Report Content 1-3
1.6 Stages of the District Planning Process 1-4
1.6.1 Stage One : Inception Report 1-4
1.6.2 Stage Two : Sectoral Studies 1-4
1.6.3 Stage Three : Draft Final Report 1-6
1.6.4 Stage Four : Final Report 1-6
1.7 Supporting Technical Documents 1-7
1.8 Project Consultations 1-8
2 DISTRICT OVERVIEW 2-1

2.1 Brunei Muara Ditsrict 2-1
2.1.1 Location 2-1
2.1.2 Regional Context 2-1
2.1.3 Historical Background 2-5
2.1.4 Administrative Boundaries 2-9
2.2 Physical Character 2-12
2.3 Natural Environment 2-20
2.3.1 Islands 2-21
2.3.2 Mangroves 2-24
2.3.3 Ridgelines 2-26
2.3.4 Forests 2-29
2.3.5 Wetlands 2-34
2.3.6 Beaches 2-34
2.3.7 Wildlife Sanctuaries and Nature Reserves 2-37
2.4 Natural Resources 2-39
24.1 Agriculture 2-39
i
BMDP  Final Report
CHAPTER Page
2.4.2 Fisheries and Aquaculture 2-43

2.5 Economy 2-46
2.5.1 National Economic Growth 2-46
2.5.2 Wawasan Brunei 2035 2-48
2.5.3 Established Urban Economy of Brunei Muara Distrct 2-50
2.5.4 Potential New Industry Clusters 2-58
2.6 Population 2-59
2.6.1 National and District Population Growth 2-59
2.6.2 Population Growth and Distribution by Mukim 2-60
2.6.3 Population Growth by Area 2-62
2.6.4 Age Structure 2-62
2.6.5 Residential Status 2-65
2.6.6 Ethnic Composition 2-66
2.6.7 Household Size 2-67
2.6.8 Occupancy Rate 2-68
2.6.9 Educational Attainment 2-69
3 MANAGING FUTURE GROWTH 3-1

3.1 Existing Planning Studies 3-1
3.1.1 Negara Brunei Darussalam Master Plan 1986-2005 3-2
3.1.2 Brunei Muara Development Plan 1987 3-5
3.1.3 National Land Use Master Plan 2006-2025 3-13
3.1.4 Bandar Seri Begawan Development Master Plan 2010 3-14
3.1.5 Muara Local Plan and Port Study 1988 3-17
3.1.6 Meragang Beach Master Plan 1995 3-17
3.1.7 Mulaut Local Plan 1998 3-17
3.2 Major District Development Commitments 3-18
3.2.1 BSB International Airport Modernisation 3-21
3.2.2 Muara Port Expansion 3-21
3.2.3 Brunei Muara-Temburong Bridge Connection 3-22
3.2.4 Sungai Brunei Bridge 3-23
3.2.5 Serasa-PMB Connection Bridge 3-26
3.2.6 Pulau Muara Besar 3-27
ii
CHAPTER Page
3.2.7 PMB : Oil Refinery and Aromatics Cracker Project 3-28

3.2.8 PMB : Integrated Marine Supply Base 3-28
3.2.9 BINA Lambak Kanan East Industrial Park Expansion 3-29
3.2.10 Rimba Digital Junction 3-30
3.2.11 Meragang Housing Scheme 3-32
3.2.12 Tanah Jambu Housing Scheme 3-32
3.2.13 BEDB Pilot Housing Project, Mengkubau 3-33
3.2.14 Lambak Kanan Vertical Housing Project 3-33
3.2.15 Other Vertical Housing Projects 3-34
3.2.16 Lugu Housing Scheme and Extension Areas 3-34
3.2.17 Ongoing Expansion of University Brunei Darussalam 3-35
3.2.18 Agro Technology Park 3-35
3.2.19 High Teach Farming at Kampong Masin 3-37
3.2.20 Second District Hospital for Brunei Muara 3-37
3.2.21 International School Brunei Relocation 3-37
3.2.22 New Stadium Site, Mukim Berakas ‘B’ 3-38
3.2.23 Religious Teachers College, Mukim Pengkalan Batu 3-38
3.2.24 Islamic Hub, Mukim Pengkalan Batu 3-38
3.2.25 Defence Academy, Mukim Mentiri 3-38
3.2.26 Construction Aggregate Supply Depot and Processing 3-39
Industries, Mukim Berakas ‘A’
3.2.27 Rimba Central Bus Terminal 3-39
3.3 Growth Pressures 3-39
3.3.1 District Population Projections 3-39
3.3.2 Population Projections by Mukim 3-42
3.3.3 District Projections of Housing Demand 3-43
3.3.4 Mukim Projections of Housing Demand 3-45
3.4 Options for Managing District Growth 3-47
3.4.1 Vacant Urban land Areas 3-47
3.4.2 Increased Residential Densities in the Urban Footprint 3-51
3.4.3 Vertical Housing 3-52
3.4.4 Transit Oriented Development Centres 3-53
iii
CHAPTER Page
3.4.5 Land Readjustment 3-54

3.4.6 Renewal of Vacant Housing Stock 3-55
4 VISION STATEMENT 4-1

4.1 Introduction 4-1
4.2 National Strategic Directions 4-1
4.3 Key District Strategic Ambitions 4-1
4.4 District Vision Statement 4-5
5 PREFERRED DISTRICT DEVELOPMENT STRATEGY 5-1

5.1 Alignment with Brunei National Land Use Master Plan 5-1
5.2 District Development Scenarios 5-2
5.2.1 Trend Development Scenario 5-2
5.2.2 Infill Development Scenario 5-5
5.2.3 High Density Scenario 5-5
5.3 Strategic Centres Development : The Preferred Settlement Strategy 5-6
6 DISTRICT PLANNING STRATEGIES 6-1

6.1 Natural Environment 6-1
6.1.1 Proposed Environmental Land Use Zones 6-1
6.1.2 Expansion of Existing Protected Area Network 6-2
6.1.3 Environmental Management 6-4
6.1.4 Brunei Muara District and the Heart of Borneo 6-5
6.1.5 Improving Baseline Environmental Data 6-6
6.1.6 Adopting and Updating Environmental Legislation 6-8
6.1.7 Creating an Expanded Environment Agency 6-9
6.1.8 Integrating Natural Hazards Data into the National GIA 6-9
6.2 Natural Resources 6-15
6.2.1 Improving Natural Resource Management 6-15
6.2.2 Localised Extraction and the Rehabilitation of Degraded 6-15
Lands
6.2.3 Protecting Strategic Agricultural Land 6-16
6.2.4 Supporting Commercial and Recreational Fishing 6-18
iv
CHAPTER Page
6.2.5 Identifying and Protecting Mineral Resource Values 6-20

6.2.6 Protecting and Managing Water Catchments 6-21
6.3 Economic Development and Industry 6-25
6.3.1 Safeguarding Major Industrial Hubs 6-25
6.3.2 Identifying Opportunities for New Industrial Centres 6-26
6.3.3 Facilitating the Expansion of Existing Government Industrial 6-30
Estates
6.3.4 Supporting the Development Potential of Pulau Muara Besar 6-31
6.3.5 Promoting Industry Clusters 6-32
6.3.6 Protecting Local Neighbourhoods from Industrial Land Use 6-34
Impacts
6.4 Tourism 6-39
6.4.1 Strategic Directions for Tourism Growth 6-39
6.4.2 Nature Tourism Opportunities 6-40
6.4.3 Cultural and Islamic Tourism 6-44
6.4.4 Secondary Tourism Offerings and Brunei Muara District 6-46
6.5 Settlement and Housing 6-57
6.5.1 Creating Sustainable Urban Communities 6-57
6.5.2 Identifying Future Urban Growth Centres 6-58
6.5.3 Promoting Transit Oriented Development Centres 6-63
6.5.4 Integrating Transit Infrastructure with Growth Centres 6-65
6.5.5 Concentrating Commercial Activities at Urban Growth 6-67
Centres
6.5.6 Defining Residential Zoning Precincts and Densities under 6-68
Future Local Plans
6.5.7 Urban Consolidation within Priority Infill Development Areas 6-71
6.5.8 Utilising Vacant Housing Stock 6-73
6.6 Community Facilities 6-77
6.6.1 Planning for Social Infrastructure 6-77
6.6.2 Creating Community Hubs 6-79
6.6.3 Health Facilities 6-80
6.6.4 Religious Facilities 6-88
6.6.5 Education Facilities 6-94
6.6.6 Open Space and Recreation 6-102
v
CHAPTER Page
6.7 Transport 6-111

6.7.1 Integrating Transport and Land Use 6-111
6.7.2 Improving the Primary Road Network 6-112
6.7.3 Supporting Investment in Public Transport Infrastructure 6-115
6.7.4 Expanding Opportunities for River Transit 6-116
6.7.5 Preserving Strategic National Transport Corridors 6-119
6.7.6 Exploring the Potential of the Brunei International Airport 6-120
Precinct
6.7.7 Expanding Muara Port as a Trade and Tourism Gateway 6-122
6.8 Infrastructure and Utilities 6-126
6.8.1 Integrated Planning for Infrastructure Provision 6-126
6.8.2 Water Resources 6-127
6.8.3 Sewerage 6-128
6.8.4 Electricity 6-129
6.8.5 Drainage and Flood Management 6-132
6.8.6 Waste Management 6-133
6.8.7 Telecommunications 6-134
7 PROPOSED GROWTH CENTRES 7-1

7.1 Proposed Growth Centres for Brunei Muara District 7-1
7.2 Berakas Growth Centre 7-1
7.2.1 Subject Land 7-1
7.2.2 Existing Land Status and Syarat 7-3
7.2.3 Existing Land Use 7-5
7.2.4 Preliminary Concept Structure Plan 7-7
7.3 Lumapas Growth Centre 7-11
7.4 Mentiri Growth Centre 7-21
vi
CHAPTER Page

7.5 Sengkurong Growth Centre 7-31
7.6 Bengkurong – Sinarubai Growth Centre 7-41
8 IMPLEMENTATION 8-1
8.1 Legislative Initiatives 8-1
8.1.1 Formal Endorsement of National, District and Local Planning 8-1
Schemes
8.1.2 Update and Adoption of Planning Legislation 8-2
8.1.3 Update of the National Land Code 8-2
8.1.4 Rationalisation and Revocation of Temporary Occupation 8-3
Licenses
8.1.5 Facilitating Land Readjustment 8-3
8.1.6 Legislating for Alternatives to the National Housing Scheme 8-4
8.2 Institutional Initiatives 8-5
8.2.1 National and District Planning Councils 8-5
8.2.2 Project Development Unit 8-7
8.2.3 Enhanced Capacity of Government Departments 8-8
8.2.4 Infrastructure Planning 8-8
8.2.5 Spatial Data Sharing 8-8
8.3 Implementation of Transit Oriented Development Centres 8-9
8.3.1 TOD Implementation 8-10
8.3.2 Challenges to TOD Implementation 8-10
8.3.3 Developer Incentives 8-11
8.3.4 Project Development Unit and TODs 8-12
vii
CHAPTER Page
8.3.5 Public Engagement 8-12

8.4 Monitoring and Review of District Plan 8-13
FIGURES
1.1 Stages of Brunei Muara District Plan Preparation 1-5
2.1 Brunei Darussalam in Regional Context 2-1

2.2 BIMP EAGA Sub-Regional Participants 2-2
2.3 Brunei Muara District in Sub-Regional Context 2-4
2.4 Mukims of Brunei Muara District 2-10
2.5 Mukim Areas of Brunei Muara District 2-11
2.6 Expanded Boundary of Bandar Seri Begawan Municipal Board Area 2-13
2.7 BMDP Study Area by Mukim and Kampong Division 2-15
2.8 Physical Character of Brunei Muara District 2-17
2.9 Heart of Borneo and Brunei Muara District 2-20
2.10 Islands of Brunei Muara District 2-21
2.11 Significant Mangrove Areas of Brunei Muara District – 1987 and 2013 2-27
2.12 Major Ridgelines of Brunei Muara District – 1987 and 2013 2-31
2.13 Forest Reserves of Brunei Muara District 2-33
2.14 Pulau Berambang Wildlife Sanctuary 2-38
2.15 Land Classification – Brunei Muara 2-41
2.16 KKP Locations, Brunei Muara District 2-43
2.17 Brunei Darussalam Long Term Development Plan 2-49
2.18 Brunei Muara District : Distribution of Main Industrial Centres 2-51
2.19 Brunei Muara District : Industrial Establishments by Type 2-53
2.20 Brunei Muara District : Industrial Employment by Type 2-54
2.21 Brunei Muara District : Occupied Area by Industry Type 2-54
2.22 Brunei Muara District : Commercial Establishments by Type of Activity 2-55
2.23 Distribution of Main Commercial Centres 2-57
2.24 Population Growth by Mukim 1981-2011 2-61
2.25 Population Growth by Locality 1991 to 2011 Census : Brunei Muara 26-3
District
viii
FIGURES Page
2.26 Brunei Muara District : Educational Attainment, 2010 2-71

2.27 Brunei Muara District : Educational Attainment by Gender, 2010 2-71
3.1 Existing Local Plans of Brunei Muara District 3-1

3.2 Negara Brunei Darussalam Master Plan 1986 – 2005 3-3
3.3 BMDP 1987 : Strategy Alternatives 3-6
3.4 Brunei Muara Structure Plan 2005 3-9
3.5 Brunei Muara Development Plan 1987 : Development Proposals Map 3-11
3.6 BSBDMP : Projected New Development Along Central Growth 3-16
Corridor
3.7 Major Projects and Development commitments : Brunei Muara District 3-19
3.8 Brunei Muara to Temburong Bridge Proposed Alignment 3-24
3.9 Proposed Sungai Brunei Bridge 3-25
3.10 Proposed Sungai Brunei Bridge 3-25
3.11 Alignment for PMB – Serasa Bridge 3-27
3.12 Lambak Kanan East BINA Estate 3-29
3.13 Rimba Digital Junction 3-31
3.14 Projected Population (%) by Mukim : Brunei Muara District, 2025 3-43
3.15 Extent of Vacant Allocated Lands within Brunei Muara District’s Urban 3-49
Footprint, 2012
4.1 Brunei Muara District Ambitions 4-4
5.1 BMDP Growth Strategy : Trend Scenario 5-3

5.2 BMDP Growth Strategy : Infill Scenario 5-9
5.3 BMDP Growth Strategy : High Density Scenario 5-11
5.4 BMDP Preferred Growth Strategy : Strategic Centres Option 5-13
6.1 Major Industrial Hubs : Brunei Muara District Plan 6-27

6.2 Potential District Growth Centre Locations 6-60
6.3 Distribution of Main Health Facilities : BMDP Study Area 6-83
6.4 Distribution of Main Religious Facilities : BMDP Study Area 6-91
6.5 Distribution of Main Education Facilities : BMDP Study Area 6-97
6.6 Road Transport Priorities : Brunei Muara District 6-113
ix
FIGURES Page
6.7 Public Bus Routes : Brunei Muara District 6-117

6.8 Indicative Inter-State Highway Alignment Under NLUMP 2006-2025 6-120
6.9 Brunei Muara District Plan : Proposed Land Use 2010-2025 6-139
7.1 Berakas Growth Centre : Locality Plan 7-2

7.2 Berakas Growth Centre : Existing Ownership Status 7-3
7.3 Berakas Growth Centre : Existing Syarat 7-5
7.4 Berakas Growth Centre : Existing Land Use 7-6
7.5 Berakas Growth Centre : Preliminary Concept Structure 7-9
7.6 Lumapas Growth Centre : Locality Plan 7-11
7.7 Lumapas Growth Centre : Existing Ownership Status 7-13
7.8 Lumapas Growth Centre : Existing Syarat 7-14
7.9 Lumapas Growth Centre : Existing Land Use 7-15
7.10 Lumapas Growth Centre : Preliminary Concept Structure 7-17
7.11 Mentiri Growth Centre : Locality Plan 7-21
7.12 Mentiri Growth Centre : Existing Ownership Status 7-23
7.13 Mentiri Growth Centre : Existing Syarat 7-24
7.14 Mentiri Growth Centre : Existing Land Use 7-25
7.15 Mentiri Growth Centre : Preliminary Concept Structure 7-27
7.16 Sengkurong Growth Centre : Locality Plan 7-31
7.17 Sengkurong Growth Centre : Existing Ownership Status 7-33
7.18 Sengkurong Growth Centre : Existing Syarat 7-34
7.19 Sengkurong Growth Centre : Existing Land Use 7-35
7.20 Sengkurong Growth Centre : Preliminary Concept Structure 7-37
7.21 Bengkurong - Sinarubai Growth Centre : Locality Plan 7-41
7.22 Bengkurong - Sinarubai Growth Centre : Existing Ownership Status 7-42
7.23 Bengkurong - Sinarubai Growth Centre : Existing Syarat 7-44
7.24 Bengkurong - Sinarubai Growth Centre : Existing Land Use 7-45
7.25 Bengkurong - Sinarubai Growth Centre : Preliminary Concept Structure 7-47
TABLES
2.1 Mukim Areas and Number of Kampongs / Census Localities, Brunei 2-11
Muara
x
TABLES Page
2.2 Designation of Islands under Previous Studies : Brunei Muara District 2-23
2.3 Distribution of Forest Type by Percentage : Brunei Muara District 2-29
2.4 Recreation Forests : Brunei Muara District 2-30
2.5 KKP Areas in Brunei Muara District 2-44
2.6 Share of GDP by Economic Activity at Constant 2000 Prices, Brunei 2-47
Darussalam 2005 - 2012
2.7 Brunei Muara District : Major Industrial Areas 2-52
2.8 Brunei Muara District : Commercial Employment, 2010 2-55
2.9 National Population and Growth 1971 – 2011 2-59
2.10 National Population by District 1981 - 2010 2-59
2.11 District Population Growth by Mukim 1991 - 2011 2-60
2.12 Comparison of Age Structure, Brunei Darussalam 1981-2011 2-65
2.13 Comparison of Age Structure 2001, Brunei Muara and Brunei 2-65
Darussalam
2.14 Comparison of Residential Status 1981-2001, Brunei Muara and Brunei 2-66
Darussalam
2.15 Ethnic Composition (%) for Brunei Muara District and Brunei 2-67
Darussalam 1981 - 2011
2.16 Average Household Size by Mukim, Brunei Muara District 1991 – 2011 2-68
2.17 Occupancy Rate by Census District, 1981 to 2011 2-69
2.18 Occupancy Rate by Mukim, Brunei Muara Census District 1981 - 2011 2-70
3.1 Comparison of Project District Population under Various District Plans, 3-40
2011-2025
3.2 Brunei Muara District : Population Projections under Different Growth 3-41
Models, 2011-2025
3.3 Projected District Profile : Brunei Muara – Years 2015, 2020, 2025 3-41
3.4 Brunei Muara District : Population Projection to 2025 by Mukim under 3-44
Medium Growth Model
3.5 Brunei Muara District : Projected Household, 2011-2025 3-44
3.6 Projected Housing Demand under Medium Growth Model, Brunei 3-45
Muara District 2011-2025
3.7 Projected Housing Demand using 2011 Occupancy Rate for Each 3-46
Mukim
3.8 Breakdown of Vacant Urban Land by Land Ownership Status, Brunei 3-47
Muara District 2012
xi
TABLES Page
3.9 Estimated Residential Capacity of Vacant EDR Lands within Urban 3-48
Footprint Brunei Muara District 2012
3.10 2011 Census : Housing Units by Occupancy Status 3-55
4.1 National Strategic Directions of the NLUMP 2006-2025 4-2
6.1 Potential Urban Growth Centre Localities : Brunei Muara District 6-61
6.2 Health Facilities Standards, NBDMP 1986 – 2005 and Malaysia 6-81
6.3 Distribution of Existing Major Health Facilities, Brunei Muara District 6-85
6.4 Projected Demand for Hospital Beds at 2025, Brunei Muara District 6-86
6.5 Projected Demand for Health Centre at 2025 by Mukim, BMDP Study 6-88
Area
6.6 Number of Mosques by Nation, Brunei Muara District and BMDP Study 6-89
Area
6.7 Mosques within BMDP Study Area 6-90
6.8 Educational Establishment by Type, Brunei Darussalam, Brunei Muara 6-95
District and BMDP Study Area, 2011
6.9 Enrolment by Educational Establishment, Brunei Muara District 2010 6-99
6.10 School Age Population Projections and School Demand, Brunei Muara 6-101
District 2025
7.1 Existing Ownership Status – Berakas Growth Centre 7-4

7.2 Existing Syarat – Berakas Growth Centre 7-4
7.3 Existing Land Use – Berakas Growth Centre 7-6
7.4 Existing Ownership Status – Lumapas Growth Centre 7-12
7.5 Existing Syarat – Lumapas Growth Centre 7-12
7.6 Existing Land Use – Lumapas Growth Centre 7-16
7.7 Existing Ownership Status – Mentiri Growth Centre 7-22
7.8 Existing Syarat – Mentiri Growth Centre 7-22
7.9 Existing Land Use – Mentiri Growth Centre 7-26
7.10 Existing Ownership Status – Sengkurong Growth Centre 7-32
7.11 Existing Syarat – Sengkurong Growth Centre 7-34
7.12 Existing Land Use – Sengkurong Growth Centre 7-36
7.13 Existing Ownership Status – Bengkurong-Sinarubai Growth Centre 7-43
xii
TABLES Page
7.14 Existing Syarat – Bengkurong-Sinarubai Growth Centre 7-43

7.15 Existing Land Use – Bengkurong-Sinarubai Growth Centre 7-46
PHOTOS
2.1 Muara Town Circa 1930’ – 1940’s 2-6

2.2 Brunei Town Circa 1950’s : Aerial View 2-7
2.3 Brunei Town Circa 1950’s : Alternative Viewpoint 2-7
2.4 Rock Outcrops of Pulau Kaingaran 2-22
2.5 Mangrove Coastline of Brunei Bay 2-24
2.6 Pristine Mangrove Community, Pulau Berambang 2-25
2.7 Natural Ridgeline Backdrop, Mukim Lumapas 2-26
2.8 Natural Ridgeline Backdrop, Subok Ridge, Mukim Kota Batu 2-26
2.9 Scarring of Natural Ridgeline at Subok Ridge, Mukim Kota Batu 2-26
2.10 Bukit Shahbandar Forest Recreation Park, Mukim Sengkurong 2-30
2.11 Pantai Muara, Mukim Serasa 2-35
2.12 Pantai Berakas, Mukim Berakas ‘A’ 2-36
2.13 Pantai Tungku, Mukim Gadong ‘A’ 2-36
2.14 Pelong Rocks Wildlife Sanctuary 2-37
2.15 Commercial deep sea fleet at Muara Fishing Landing Complex 2-45
2.16 Cage culture in Brunei Bay, Pulau Kaingaran 2-46
APPENDICES
A List of Acronyms App A-1

B Bibliography App B-1
C Study Team App C-1
xiii
This page has been left blank intentionally.
xiv
1 Chapter
1 Introduction
1 INTRODUCTION
1.1 Background
The Terms of Reference (TOR) for the Brunei Muara District Plan 2010-2025 (BMDP) were
prepared by the Department of Town and Country Planning (DTCP) in the Ministry of
Development, and are dated August 2009.
Consultants were invited to submit Technical and Financial Proposals by 6 October 2009. A
letter of appointment was received from the Chairman, Consultant Appointment Committee,
Ministry of Development on 15 June 2010, formally advising of the appointment of Karya
Bumi Planning to undertake the study. The Agreement for Consultancy Services was
finalized and signed by both parties on 2 May 2011.
1.2 Terms of Reference
Essentially the TOR for the Brunei Muara District Plan focuses on the review of the 1987
Brunei Muara Development Plan, which is the most comprehensive development plan ever
produced for the district. The BMDP recognises that with an anticipated escalation of
development pressure within the Brunei Muara District, an updated development plan setting
clear and detailed district development guidelines up to 2025 and beyond is necessary to
ensure its progressive and sustainable development.
The TOR highlights the Main Issues to be addressed, with 22 key issues identified under the
broad headings of Socio-Economic, Physical Infrastructure, Road Network and Connectivity,
and Environment. It then sets out the specified Aims and Objectives in the context of the
recent review of the Negara Brunei Darussalam Master Plan 1986 – 2005 (NBDMP) and the
production of the National Land Use Master Plan 2006 – 2025 (NLUMP). The Scope of
Work is then articulated in the TOR, highlighting the principal tasks to be undertaken and
reaffirming the need for conformity with the the strategies and proposals of the completed
NLUMP.
1.3 Primary Aims of the Brunei Muara District Plan
The three primary aims of the district plan are spelled out very clearly in the BMDP Terms of
Reference as follows:
1-1
(i) Review the existing 1987 Brunei-Muara Development Plan.

(ii) To prepare immediate, medium and long-term development
strategies and policies for the Brunei Muara District in line with
strategies and policies of the National Land Use Master Plan 2006-
2025; and
(iii) To prepare a comprehensive Land Use Development Plan for

Brunei Muara District until the year 2025 and beyond.
1.4 Principal Objectives of the Brunei Muara District Plan
To achieve the Primary Aims of the Brunei Muara District Plan, six Principal Objectives are
specified in the Terms of Reference as follows:
(i) To review and assess current development strategies for Brunei

Muara District;
(ii) To produce immediate, medium, and long term development
strategies for Brunei Muara District until the year 2025 and beyond
that are in line with the National Development Objectives;
(iii) To formulate development policies that could stimulate economic
growth, create employment opportunities and ensure continuous
prosperity in the District;
(iv) To identify the functional identity and role of Brunei Muara District
in physical development;
(v) To determine the future development direction of Brunei Muara as
the main district in Negara Brunei Darussalam; and
(vi) To establish the current land uses of the Brunei Muara District
indicating the percentage of land allocated to each land use
according to sectors such as housing, physical infrastructure,
education, industry, commercial and so on.
The TOR identifies twenty-two (22) main issues that must be considered in preparing the
Brunei Muara District Plan and addressing the principal aims and objectives. The issues have
been identified under three distinct subject groups of Socio-Economic issues, Physical
Infrastructure, Road Network and Connectivity issues, and Environment issues. These
issues provide greater focus to the scope, content and direction of the Brunei Muara District
Plan.
1-2
1.5 Report Content
The Brunei Muara District Plan 2010-2025 is set out in a number of separate Chapters as
follows:
Provides a brief introductory background to the

Chapter
Introduction Brunei Muara District Plan, the plan aims and
One
objectives, and the planning report content.
Provides an overview of the relevant physical,

social, economic and environmental factors
Chapter District which characterise the Brunei Muara District in
Two Overview the present day, and which have implications for
future district and mukim growth and
development.
Examines existing planning strategies and known

major development commitments, identifies
Chapter Managing Future district growth pressures and forecasts for
Three Growth population and housing in particular, and explores
the options for managing projected future urban
growth within Brunei Muara District.
Chapter Vision Articulates the Vision for Brunei Muara District

Four Statement that underpins the district plan.
Preferred Outlines the key elements of the preferred district

Chapter District development strategy upon which the Brunei
Five Development Muara District Plan is founded.
Strategy
District Presents the integrated suite of district planning

Chapter
Planning policies, proposals and strategies recommended
Six
Strategies for Brunei Muara District
1-3
Introduces preliminary concept proposals that

highlight the development potential of five
Proposed nominated growth centres within the Brunei Muara
Chapter
Growth District, these being part of coordinated efforts to
Seven
Centres introduce Transit Oriented Development centres as
a key element of future district urban growth
management.
Introduces a framework and associated

mechanisms for plan implementation, monitoring
Chapter Plan
and review, with special reference to the
Eight Implementation
implementation of Transit Oriented Development
centres.
1.6 Stages of the District Planning Process
The Brunei Muara District Plan has been developed as part of a four stage process which has
been detailed in the work flow schematic presented at Figure 1.1.
1.6.1 Stage One : Inception
Stage One is the inaugural phase of data assembly and collation, and also saw the
commencement of specialist sectoral studies, a preliminary review of existing planning
strategies, and the sourcing of GIS and other related data. It culminated with the submission
of the BMDP Inception Report which identified data sources, highlighted preliminary
findings, outlined known major development commitments, and listed potential issues
additional to those which were listed in the TOR.
1.6.2 Stage Two : Sectoral Studies
Stage Two saw the continuation of data collection, assembly and analysis by the BMDP
consultancy team during this interim reporting phase. Consultations with the client and with
key stakeholders were undertaken, with a total of sixteen preliminary Sectoral Studies
submitted for consideration and feedback. The individual sectoral studies were presented to
DTCP and to relevant stakeholders, and formal feedback was subsequently provided for
further consideration.
1-4
STAGES OF BRUNEI MUARA DISTRICT PLAN PREPARATION Figure

1-5 1.1
Source : BMDP Inception Report, DTCP
1-5
This Stage culminated in the preparation of the BMDP Proposals and Strategies Report.
Based upon the interim outputs of all the sectoral studies and the establishment of feasible
future growth distribution scenarios, three alternative scenarios for the future spatial
development of Brunei Muara District were formulated. Following their appraisal, a preferred
development strategy and preliminary spatial framework for the district was able to be
determined and recommended for more detailed evaluation. This included the nomination of
potential Growth Centres to be the subject of more detailed consideration under the Brunei
Muara District Plan 2010 - 2025.
1.6.3 Stage Three : Draft Final Report
Stage Three incorporates the feedback gleaned from the BMDP Proposals and Strategies
Report and the sixteen associated Sectoral Studies to produce the BMDP Draft Final Report.
It addresses the key development issues facing the district, and incorporates a range of
recommended policy actions across a broad range of sectors designed to achieve an integrated
policy and decision-making framework for the Brunei Muara District. The BMDP Draft
Final Report also further refines the preferred development strategy to produce a more
detailed District Plan Proposals map to accompany the BMDP Draft Final Report.
This BMDP Draft Final Report represents the culmination of Stage Three of the Brunei
Muara District planning process, and it is now presented for further detailed consideration by
DTCP to facilitate its ongoing refinement as part of the final stage in the BMDP preparation
process.
1.6.4 Stage Four : Final Report
Stage Four is the final stage of completion, and will comprise the production of the Brunei
Muara District Plan Final Report. District Planning Proposals Wall Maps, an Executive
Summary and Leaflet, a Model, and a Multimedia presentation are also to be completed as
part of the plan finalisation. Client and stakeholder feedback provided in response to the
BMDP Draft Final Report will need to be addressed during this final stage.
This stage will also include the delivery of the final versions of the sixteen Sectoral Studies
submitted during Stage Two, plus an additional Sectoral Study on BMDP Plan
Implementation.
1-6
1.7 Supporting Technical Documents
The Terms of Reference identified twelve topic areas which were considered as the subjects
of Sectoral Studies (SS). These topic areas are specified as follows:
 Macro Economic Framework  Land Use and Land Suitability

 Population and Demography  Housing
 Natural and Built Environment  Commercial and Industry
 Agriculture and Fisheries  Recreation and Tourism
 Forestry and Wildlife  Geology and Mineral Resources
 Road, Traffic and Transport  Utilities – Drainage, Sewerage,
Electricity, Water, Solid Waste
Management and Telecommunications
Further review and expansion of the scope of works, in consultation with the Department of
Town and Country Planning, revised the required sectoral studies to a total of seventeen (17)
to be prepared. These revised sectoral studies are arranged under five distinct categories as
follows:
(i) Planning (Economic)
SS 1 Macro Framework
SS 2 Demography and Human Resources
SS 3 Urban Economic Base
SS 4 Tourism and Recreation
(ii) Environment and Resources
SS 5 Agriculture
SS 6 Fisheries
SS 7 Forestry
SS 8 Geology
SS 9 Natural Environment
(iii) Planning (Physical)
SS 10 Land Use, Suitability and Availability

SS 11 Settlement Patterns and Emergent Growth Centres
SS 12 Housing, Commerce, Community Facilities and Services
SS 13 Built Environment
1-7
(iv) Engineering
SS 14 Roads, Traffic and Transport

SS 15 Infrastructure (Drainage / Flood Control)
SS 16 Utilities (Electricity / Telecommunications / Water / Sewerage / Waste
Management)
(v) Implementation
SS 17 Plan Implementation
Data collections for the supporting Sectoral Studies were largely commenced at Stage One,
and draft versions were completed and submitted during the course of Stage Two of the
planning process. They were based on reviews of secondary data sources, the assembly of
data gathered during extensive consultations with public sector departments and agencies, as
well as with private sector organization and individuals, plus primary data collection through
field surveys (including comprehensive land use surveys, household, commercial
establishment and industrial surveys, plus traffic counts). In some areas, data availability was
strong whilst in others there was a distinct lack of district-specific information which has
limited the ability to achieve a more detailed analysis of issues at a district level.
In addition, the Sectoral Studies were the subject of detailed group interrogations and
discussions held with the DTCP and key stakeholders as part of individual Focus Group
Meetings held with key stakeholders. The resultant group discussions and comments held at
these forums, combined with the subsequent feedback from DTCP and the attendee
stakeholders, have been used to develop and integrate the Brunei Muara District Plan
recommendations for policy and priority actions.
1.8 Project Consultations
The Brunei Muara District Plan has also been developed in conjunction with extensive
consultations with key stakeholders.
Regular consultations with the Department of Town and Country Planning have been ongoing
since initial project commencement. These valuable meetings have provided important
platforms for agreement on study processes and strategic directions, sourcing and sharing of
key data, findings, and feedback from other agencies, and in maintaining an informed and
coordinated relationship between client and consultant for the duration of the planning
process.
1-8
Apart from these valuable meetings directly with the client, extensive consultations have also
occurred with numerous agencies representing a broad spectrum of Government agencies.
Each has made important contributions to the collection, collation and analysis of relevant
data, the identification of issues, and the subsequent formulation of strategic policy responses.
In addition to these individual consultations, the Brunei Muara District Plan planning process
has also incorporated a number of stakeholder group forums, including workshops and
presentations at the Inception stage and individual Focus Group Meetings for the presentation
and review of specific Sectoral Studies. This has all helped to ensure that relevant district-
level community issues and needs have been comprehensively identified, and are properly
considered and integrated within the framework of the Brunei Muara District Plan.
1-9
1-10
2 Chapter
2 District
Overview
2 DISTRICT OVERVIEW
2.1 Brunei Muara District
2.1.1 Location
Brunei Darussalam is centrally situated on the north-western coast of the island of Borneo,
443 kilometres north of the Equator. Its total land area of 5,765km2 is bounded to the north by
161 kilometres of coastline frontage with the South China Sea. It is bordered on the landward
side by the East Malaysian state of Sarawak. The country consists of two wedges of territory,
separated from each other by the valley of the Limbang River and the Malaysian
administrative district of Bahagian Limbang, Sarawak (Figure 2.1).
The district of Brunei Muara is the smallest of the four districts which make up Brunei
Darussalam, comprising of only 570km² or 10.1% of the total land area. Despite its size, the
district is the overwhelmingly dominant administrative, economic, employment, cultural and
population hub of Brunei, and is therefore critical to the growth and development prospects of
the entire country.
2.1.2 Regional Context
In the broader global economy, Brunei Darussalam remains a small player. Its exports and
imports are confined to a comparatively few countries of the world. As a major exporter of
liquefied gas and with an economy heavily dependent on its oil and gas revenues, it is
vulnerable to fluctuations in world oil prices which have major implications for the national
and district economies.
BRUNEI DARUSSALAM IN REGIONAL CONTEXT Figure 2.1

Source : Brunei Muara District Plan - SS 1 Macro Framework, DTCP
2-1
At a regional level, Brunei is a member of the Association of South East Asian Nations
(ASEAN), a geo-political and economic bloc of regional nations which was originally formed
in 1967. Brunei became a member in 1984 immediately after becoming an independent state.
The stated aims of its ten member countries include the acceleration of economic growth,
social and cultural development of member countries, and the promotion of regional peace.
Brunei is also a member country of the Brunei Darussalam Indonesia Malaysia Philippines –
East Asia Growth Area (BIMP-EAGA) (Figure 2.2). This initiative was launched by the four
governments in 1994 to hasten, through regional cooperation, the development of the
economy of Brunei and of specific sub-regions of the remaining three member countries. The
EAGA is eyed as a major location in ASEAN of high value added agro-industry, natural
resource-based manufacturing, and high-grade tourism, as well as non resource-based
industries. It aims to encourage increased trade, investments and tourism in the sub-region,
with a long-term goal to change their economy from one based on resource extraction to one
based on higher order processing and non-resource based activities.
BIMP EAGA SUB-REGIONAL PARTICIPANTS Figure 2.2

Source :Mindanao Economic Development Council (MEDCo) official website at http://www.medco.gov.ph
2-2
After the 1997 Asian financial crisis, a renewed interest to revitalize the EAGA was fanned
by a strong sense that changes in the regional and global economic environment had greater
implications on the development perspectives of the individual sub-regions. Efforts were
initiated to restructure EAGA institutional mechanisms, and to improve their ability to
respond to sudden shifts in the global and regional economic environment and the
development agendas of participating countries. As part of this process, in 2004 the EAGA
resolved to formulate a roadmap to development, identifying broad targets that will guide
implementation of EAGA projects and activities.
Broad sub-regional cooperation measures to be pursued under the roadmap include:
(i) Promoting and facilitating intra and extra EAGA trade and investment in priority
sectors, especially those with a high impact on SME development;
(ii) Facilitating the cross-border flow of goods and people to, from and within EAGA;
(iii) Improving EAGA air, sea and land connectivity;
(iv) Improving the flow of trade, investment, and tourism information within and
outside EAGA; and
(v) Improving sub-regional coordination for the sustainable development of natural
resources and biodiversity within EAGA.
One of the main constraints to the BIMP-EAGA initiative (as highlighted by the Asia
Development Bank (ADB), the regional cooperation advisor) is the similarity in the level of
development of member regions, and the subsequent tendency for regions to compete rather
than complement each other. Despite this difficulty, there are obvious potentials for
horizontal and vertical integration of activities between member regions to occur in an
efficient and sustainable manner.
To take advantage of the potential benefits of inclusion in the EAGA subregion, Brunei
Darussalam must encourage and endorse development strategies which support the sub-
regional cooperation measures identified in the road map. This can be achieved by promoting
policies and strategic proposals which:
 Facilitate the freer movement of people, goods and services across international
boundaries;
 Promote market-driven and private sector led growth that takes advantage of
emerging trade, tourism and investment opportunities;
 Establish an enabling environment for private sector investment (infrastructure
investment, trade facilitation, providing a more business-friendly policy and
regulatory environment); and
 Secure the ongoing support of the highest political and administrative levels.
2-3
2-3
When considered in this broader regional context it is evident that the district of Brunei
Muara is well placed to take advantage of the many opportunities offered by the BIMP-
EAGA initiative.
Brunei Muara District also adjoins the Malaysian State of Sarawak, with direct connection
achieved through the border control post of Kuala Lurah (Figure 2.3). Sarawak has an
abundance of natural attractions and resources, including LNG and petroleum, timber, and
extensive agricultural land reserves. In recent decades Sarawak has started to diversify and
transform its economy into a more industrialised one, and has emerged as a major economic
player in the region and across South East Asia as a result.
BRUNEI MUARA DISTRICT IN SUB-REGIONAL CONTEXT Figure 2.3

Note : Base mapping data for Brunei Darussalam sourced from Brunei Survey Department
2-4
2-4
Sarawak is expected to become the fastest growing state in Malaysia by year 2020 (Sarawak
Government Portal, 20 January 2011). Limbang, the district capital of Bahagian Limbang in
Sarawak, is the nearest major urban centre of Sarawak, and is a major transit point for land-
based movements in both directions for Bruneians travelling between Brunei Muara and
Temburong districts. In addition, as there is no direct road link within East Malaysia that
connects Limbang with the rest of Sarawak and Sabah, it is also a critical link for Trans-
Borneo traffic between Sabah and Sarawak that presently has no alternative but to pass
through Brunei.
2.1.3 Historical Background
Rivers have played a significant role in determining patterns of human settlement. In many
parts of South East Asia, rivers have traditionally served as the major means of transportation
between the coastal areas and the inland. Settlements became established at or near the mouth
of a river as inhabitants took advantage of trade opportunities between the inland and other
coastal areas, and subsequently the more successful of these settlements developed into
centres of trade, commerce and administrative activity.
The strategic location of Brunei Muara District at the north-eastern segment of the country
overlooking Brunei Bay and the estuary of the Sungai Brunei ensured its emergence as the
historic entrance gateway into the interior of Brunei. The Brunei Malays are known to have
occupied various sites in the vicinity of Brunei Bay for at least 1,300 years.
Archaeological evidence suggests that it is probable that by the tenth century water-based
settlements were already established on the Sungai Brunei at Kota Batu. Subsequent
settlement is linked to various locations along Sungai Brunei where the river front afforded
the obvious base for furthering the reliance of Brunei Malays on trading and fishing.
Historically, Brunei has dominated the South China Sea as a merchant trading post since the
reign of its fifth Sultan (Sultan Bolkiah) and was able to maintain its supremacy of power into
the sixteen century. The trade winds brought traders from China and many other European
and Asian countries to do business in and with Brunei.
In 1521 the historian Antonio Pigafetta, travelling as a chronicler with the fleet of the explorer
Magellan, passed through Brunei and offered the following description of Brunei’s water-
based capital city:
"The city is built in the sea, the King's palace and the houses of the principal persons
excepted. It contains twenty-five thousand hearths or families. The houses are built of
wood upon large piles, to keep them from the water ...... In front of the King's palace is
2-5
a large wall, built with bricks of great size, with embrazures, or rather port-holes, as
in a fortress; and on the wall are mounted fifty-six bombards of brass, and fix of iron:
in course of two days we passed in the city, they made several discharges from these
guns."
(Source : “Antonio Pigafetta, Brunei’s 16th Century Chronicler” by R Yunos, article

published in Brunei Times, June 2011)
The accuracy of the size of the city has been questioned, but regardless it does imply a
substantial population inhabited the area, and still does to this day.
However it was not until 1908 that the land-based Brunei town was first established, now
known as Bandar Seri Begawan. This was followed in 1910 by the first efforts to re-
accommodate the water-based households in land-based settlements. These events heralded a
period of significant change as the economic activities were progressively transferred to the
land. The development of a land-based city centre had begun. After the establishment in 1921
of a Municipal Board, all subsequent government buildings, and a number of commercial
enterprises and residential properties had been constructed on land. By the end of the 1920s
the emergence of the land-based national capital had begun (Photos 2.1, 2.2 and 2.3).
Photo 2.1 : Muara Town Circa 1930’ – 1940’s

Source : http://bruneiresources.blogspot.com/2007/01/old-muara.html
2-6
Photo 2.2 : Brunei Town Circa 1950’s : Aerial View

Source : www.flickr.com
Photo 2.3 : Brunei Town Circa 1950’s : Alternative Viewpoint

Source : http://bruneiresources.blogspot.com/2008_06_01_archive.html
2-7
After its destruction during the Second World War, major reconstruction of the capital
occurred during the 1950s. Key major infrastructure including roads, the national airport at
Berakas, and government housing quarters had been completed. These land-based settlements
remained comparatively close to the Sungai Brunei but gradually become more dispersed due
to the generally favourable topographical conditions of Brunei Muara District. By the 1970s
corridors of urban growth had begun to extend to higher land in nearby Gadong, and along
major access roads to Berakas, Tutong, and Muara (NBDMP : Brunei Muara Development
Plan, 1987).
Independent to the development of Brunei Town, the Muara area experienced its own growth
trajectory. Prior to the 1900s settlement within the area was mainly in the form of a number
of small local fishing villages enjoying the sheltered anchorage and rich fishing resources of
Brunei Bay. With the discovery of coal at Serai Pimping, the area commenced commercial
coal extraction in 1883. Later settlement of the area as “Brooketon” by Charles Brooke, the
White Rajah of Sarawak, in 1889 saw rapid development of the area, including transport and
infrastructure development at Muara. A wooden railway was built to enable the
transportation of coal from the colliery to the safe deepwater anchorage of Muara, and
wharves and jetties were built to allow the berthing of steamships and barges. By 1911
almost 1,500 people lived in Muara and a small, thriving commercial centre had become
established in what was essentially an extension of Sarawak under the rule of Rajah Brooke.
After its destruction during the Second World War, major reconstruction of the capital
occurred during the 1950s. Key major infrastructure including roads, the national airport at
Berakas, and government housing quarters had been completed. These land-based settlements
remained comparatively close to the Sungai Brunei but gradually become more dispersed due
to the generally favourable topographical conditions of Brunei Muara District. By the 1970s
corridors of urban growth had begun to extend to higher land in nearby Gadong, and along
major access roads to Berakas, Tutong, and Muara (NBDMP : Brunei Muara Development
Plan, 1987).
Independent to the development of Brunei Town, the Muara area experienced its own growth
trajectory. Prior to the 1900s settlement within the area was mainly in the form of a number
of small local fishing villages enjoying the sheltered anchorage and rich fishing resources of
Brunei Bay. With the discovery of coal at Serai Pimping, the area commenced commercial
coal extraction in 1883. Later settlement of the area as “Brooketon” by Charles Brooke, the
White Rajah of Sarawak, in 1889 saw rapid development of the area, including transport and
infrastructure development at Muara. A wooden railway was built to enable the
transportation of coal from the colliery to the safe deepwater anchorage of Muara, and
wharves and jetties were built to allow the berthing of steamships and barges. By 1911
almost 1,500 people lived in Muara and a small, thriving commercial centre had become
established in what was essentially an extension of Sarawak under the rule of Rajah Brooke.
2-8
Muara was eventually returned to Brunei control in 1921. Shortly after in 1924 the
Brooketon colliery closed down because of heavy financial losses caused by decreasing coal
prices and the growing preference for oil over coal. The port and associated town
subsequently declined. The mine reopened briefly during Japanese occupation in WWII,
though production was limited for local consumption only (Before the Oil it was Coal, Rozan
Yunos, 2007).
It was not until the rule of His Majesty the late Sultan Omar Ali Saifuddin that the initial
steps for Muara to be developed as a deepwater port were taken in the national interest. Up to
this point the town wharf at Bandar Seri Begawan was the principal port for Brunei
Darussalam, though access was limited to vessels with a maximum draft of 4.9m. As trade
to and from Brunei Darussalam continued to grow, existing port facilities within Bandar Seri
Begawan became increasingly unsuitable as the need for facilities which would enable deeper
drafted vessels to berth alongside wharves became necessary. By 1970, Muara housed
Brunei’s only deep water port which was connected to the rest of Brunei with proper paved
roads. The newly established port area naturally became another major catalyst for growth.
2.1.4 Administrative Boundaries
Brunei Muara District is the smallest of the four districts that collectively comprise Negara
Brunei Darussalam, comprising only 10.1% of the total national land area of 5,765km² of
Brunei.
The Brunei Muara District is currently divided further into 12 land-based mukims as shown
in Figure 2.4. Each of these land-based mukims is composed of a number of smaller
Kampong divisions.
In addition to the land-based mukims, there are a further six mukims which collectively make
up the water village settlement of Kampong Ayer. These are :
 Mukim Burong Pinggai Ayer,

 Mukim Peramu,
 Mukim Saba,
 Mukim Sungai Kebun,
 Mukim Sungai Kedayan, and
 Mukim Tamoi.
2-9
MUKIMS OF BRUNEI MUARA DISTRICT Figure 2.4

Note : Base mapping data for Brunei Muara District sourced from Brunei Survey Department
2-10
Table 2.1 and Figure 2.5 presents a comparison of the total areas for each of the land-based
mukims of Brunei Muara District.
Table 2.1
Mukim Areas and Number of Kampongs/Census Localities, Brunei Muara
Mukims Ha. Number of Kampongs/Census Localities

Berakas A 4,452.59 17
Berakas B 7,059.13 12
Gadong A 4,966.08 13
Gadong B 2,456.52 10
Kianggeh 1,867.43 11
Kilanas 3,265.57 13
Kota Batu 5,649.28 20
Lumapas 5,708.02 11
Mentiri 3,467.92 9
Pangkalan Batu 9,618.76 14
Sengkurong 7,600.15 12
Serasa 3,475.72 9
Total 59,587.17 151
Source: Summary Tables of Population Census 2001, Department of Statistics, JPKE
Mukim and Kampong Boundary Guidebook, Brunei Muara District 2010, Survey Dept
Note: Excludes the mukims of Kampong Ayer
MUKIM AREAS OF BRUNEI MUARA DISTRICT Figure 2.5

Source : BMDP 2011, DTCP
Note : Base mapping data for Brunei Muara District sourced from Brunei Survey Department
2-11
Mukims Gadong (A and B), Berakas (A and B) and Kianggeh represent 31% of total district
area, and are the most developed areas of the district where the bulk of urban population
resides. The more isolated mukims of Sengkurong, Lumapas, and Pengkalan Batu at the
western and southern fringes represent the least developed areas of the district, yet occupy
more than 40% of total district area.
There are a total of 103 kampong divisions which, either wholly or partly, fall within the
Brunei Muara District study area (Figure 2.6). The balance of kampong divisions are within
the BSB Municipal Board Area, the expanse of which lies almost centrally within the Brunei
Muara District. The BSB Municipal Board Area is focused around the national capital of
Bandar Seri Begawan, the water-based village settlements of Kampong Ayer, and the most
developed urban areas of mukims Kianggeh, Gadong B, and Berakas A and B. It now
occupies an area of 100.36 km2, its boundaries having been expanded significantly in August
2007 from 12.8 km2 (Figure 2.7). The BSB Municipal Board Area clearly plays a critical role
in the overall function and structure of the district, and have been the subject of a separate
BSB Development Master Plan prepared by the BSB Municipal Board .
2.2 Physical Character
The physical landform of Brunei Muara District is depicted in Figure 2.8. It is dominated by
the Sungai Brunei and its catchment, much of which is or was low-lying and swampy lands. It
is occasionally broken by rugged sandstone hills separated by narrow, deeply incised valleys
eroded along weaker river beds. These areas of higher ground punctuate the otherwise
prevailing areas of flat alluvium filled river valleys, formerly covered by tracts of marshy peat
and mangrove swamp areas. The interplay between these two physical features across the
district ultimately forms three major subcatchments – Sungai Kedayan, Sungai Damuan and
Sungai Imang - each of which feed into Sungai Brunei at different points.
Both of these geophysical features have had a major influence upon land-based settlement and
associated urban planning in the district in that they have limited development activity both
upon the steeper ridgeline terrain and the flood affected areas of the river valleys. Areas of
gentle sloping former marine terrace deposits and alluvium do occur, and have traditionally
offered the area most suited to urbanisation. However these areas have already been
developed for some time, and as a result the pressures of urban growth continue to push into
more marginal lands of diminished suitability.
2-12
EXPANDED BOUNDARY OF BANDAR SERI BEGAWAN MUNICIPAL BOARD AREA Figure 2.6
Source : Department of Town and Country Planning, Ministry of Development, 2007
2-13
2-14
BMDP STUDY AREA BY MUKIM AND KAMPONG DIVISION Figure

2-15
2.7
Source : BMDP Final Report, DTCP
2-15
2-16
2-17
PHYSICAL CHARACTER OF BRUNEI MUARA DISTRICT Figure 2.8
Note : Base mapping data for Brunei Darussalam sourced from Brunei Survey Department 2-17
This page has been left blank intentionally..
2-18
The physical character of Brunei Muara District is further defined by the following attributes:
(i) The prevailing northeast to southwest directional grain of the dominant ridges and
associated valleys, the most notable being:
 the ridge traversing the central spine of Pulau Berambang generally

between Bukit Salibaya in the southwest and Tanjung Kindana in the
northeast;
 the Subok ridge line adjacent Sungai Brunei which occupies much of
mainland mukim Kota Batu, extending from near Jalan Residency all
the way to Jalan Sungai Besar on the southern side of Kampong
Mentiri;
 the ridgeline extending from the outskirts of BSB near Tasek
Recreational Park towards Bukit Kota on the western edge of Mentiri;
 the series of three parallel minor ridgelines in Mukim Lumapas to the
south, with Bukit Saeh, Bukit Buang Sakar and Bukit Durian Kuning
the main peaks of this range;
(ii) The promontory at Tanjung Batu near Muara which extends a further 7.5 km from
the mainland into the South China Sea along the Pelompong Sand Spit. To allow
access to Muara port a channel protected by breakwaters was cut approximately

halfway along the spit in the 1970s;
(iii) The natural nodal point of Bandar Seri Begawan created by the following natural
features:
 the two tight bends of Sungai Brunei at the widest point of the river;
 the confluence of two major tributaries, Sungai Kedayan and Sungai
Damuan;
 the riverine islands at the eastern and western approaches to BSB; and
 the distinctive pattern of termination of the ridgeline of Subok Ridge,
together with Bt Lumapas on the south bank and other peripheral hills
east and north.
(iv) The fringing mangroves along the Sungai Brunei estuary, and upon the islands and
coastline of Brunei Bay, closely flanked by steep forested ridgelines;
(v) Jerudong Valley in the western half of the district which connects to the broader
alluvial plains of mukim Pengkalan Batu; and
(vi) the narrow coastal zone fronting the South China Sea flanked by lower ridgelines.
2-19
2.3 Natural Environment
Brunei Muara District falls outside the boundaries of the Heart of Borneo (Figure 2.9), a
conservation initiative ratified by the three Bornean Governments of Brunei Darussalam,
Malaysia, and Indonesia to maximize transboundary linkages, promote the expansion of the
Protected Areas, maintain forest connectivity and ensure sustainable land use practices.
Despite this, there remain areas of significant environmental and landscape value within
Brunei Muara District.
HEART OF BORNEO AND BRUNEI MUARA DISTRICT Figure 2.9

Source : BMDP Draft Final Report, DTCP ; Heart of Borneo Project Implementation Framework 2008, MIPR
2-20
2.3.1 Islands
There are 20 recorded islands in Brunei Muara District, 13 of which are located in Brunei
Bay, 5 within Sungai Brunei, and the remaining two offshore (DOF, 1992). Figure 2.10
identifies the locations of these islands with the exception of Pulau Punyit (in the South China
Sea off the coast of Jerudong) and Pulau Luba (the western-most riverine island of Sungai
Brunei). With a few exceptions most islands are uninhabited, and are subject to varying
degrees of human interference. In fact many islands remain in a virtually undisturbed state.
ISLANDS OF BRUNEI MUARA DISTRICT Figure 2.10

Source : BMDP Final Report, , DTCP
2-21
2-21
Both Pulau Pelong Pelongan (Pelong Rocks) and Pulau Punyit are the only offshore islands in
the country, surrounded by fringing coral reefs and noted as valuable marine wildlife and
seabird habitats.
The NBDMP Special Report on Wildlife Conservation and Management recommended the
designation of many of the islands as either Wildlife Sanctuaries (areas of special
conservation status from which the general public would normally be excluded) or Nature
Reserves (areas with equal priority given to wildlife conservation, education, and recreation).
A more comprehensive study was subsequently undertaken in 1992 as part of an Integrated

Management Plan for the Coastal Zone of Brunei, developed under the ASEAN-US Coastal
Resources Management Project on behalf of the Brunei Department of Fisheries. This study
developed an island management strategy which classified all of the islands into three major
groups :
(i) General Use – the lowest protection status allowing designation for multiple uses
such as recreation, educational or other purposes,
(ii) Conservation – islands could be used for ecotourism, education and research with
an emphasis on rationally managed exploitation of resources, and
(iii) Protection – high biodiversity values and presence of rare species, with only
minimal disturbance for scientific research and monitoring purposes (Photo 2.4)
Photo 2.4 : Rock outcrops of Pulau Kaingaran

Source : BMDP : SS 13 – Built Environment, DTCP
A comparison of the respective island designations emanating from these studies is shown in
Table 2.2.
To date the comprehensive implementation of all of the elements of the proposed Integrated
Management Plan for the Coastal Zone of Brunei have not been implemented, with relevant
2-22
Department’s instead preferring to implement some of the recommendations on a piecemeal

and case-by-case basis (Tan, 2000).
The National Land Use Master Plan 2006-2025 recommended that a review of the Integrated
Management Plan for the Coastal Zone of Brunei be undertaken to reflect the current
economic, social, environmental and institutional circumstances, and that the outcomes be
fully adopted, implemented and enforced.
As an interim measure, the NLUMP 2006-2025 mostly supported the designations of the
1992 island management strategy. In addition, the potential use of Tanjong Pelumpong and
Pulau Muara Besar as part of BEDB’s mega port and export processing zone initiative was
recognised by the NLUMP 2006-2025. Both islands were included as part of a broader
Special Investigation Site designated by the NLUMP 2006-2025 for the Muara Port and
surrounding areas.
Table 2.2
Designation of Islands under Previous Studies : Brunei Muara District
Recommended Classification
Recommended Designation
Island Under Island Management Area (Ha.)
Under NBDMP 1987
Strategy 1992
Brunei Bay
Muara Besar Wildlife Sanctuary General Use 940
Tanjung Pelompong Wildlife Sanctuary Conservation 64
Berbunut Nature Reserve Conservation 112
Baru Baru Nature Reserve General Use 86
Pepatan Nature Reserve Protection 39
Kaingaran Wildlife Sanctuary Protection 25
Chermin Wildlife Sanctuary Conservation 5
Silipan - Protection 6
Silama - Protection 6
Salar - Protection 5
Pasir Tangah Wildlife Sanctuary Protection 4
Bedukang Wildlife Sanctuary Protection 20
Simangga Besar - Protection 4
Sungei Brunei
Berambang Nature Reserve Conservation 1,939
Ranggu - Protection 199
Sibungor - Protection 8
Lumut Lunting - Protection 1
Luba - Conservation 50
Offshore
Pelong Rocks Wildlife Sanctuary Conservation 2
Punyit Wildlife Sanctuary Protection 8
Source: NBDMP 1987, DTCP
Coastal Resources of Brunei Darussalam, 1992, Department of Fisheries, MIPR
2-23
2.3.2 Mangroves
The main mangrove associations of Brunei Muara District occur along the islands and
mainland coastal frontages of Brunei Bay, as well as parts of Sungai Brunei. In 1987 the areal
extent of mangroves in Brunei Muara was estimated at 3,934 hectares (Department of
Fisheries, 1987). The Brunei State of the Environment Report 2006 notes that much of
Brunei’s mangrove forests are in mature, pristine condition in contrast to the degraded,
overexploited mangroves of the surrounding region, and as a consequence are recognised
internationally for their diversity and quality.
Historically the mangrove forests of Brunei have not been subjected to intensive exploitation.
Traditional uses have predominated, limited to small scale firewood and charcoal production,
and for production of poles for piling and construction. However in recent decades a number
of more intensive activities such as aquaculture, urban land development, land clearing and
unauthorised harvesting present considerable threats to this natural asset.
The mangrove forests provide a variety of benefits to the district by (Photos 2.5 and 2.6) :
 contributing to the food base of a complex of marine organisms, which in turn

support valuable estuarine and nearshore fisheries;
 acting as a nursery and breeding grounds for many economically important fishes
and crustaceans;
 reducing surges and strong winds associated with storms;
 helping prevent erosion of riverbanks which in turn offer protection to adjacent
properties;
Photo 2.5 : Mangrove coastline of Brunei Bay

2-24
Photo 2.6 : Pristine Mangrove Community, Pulau Berambang

 harbouring unique and endangered wildlife, such as the proboscis monkey, crab-
eating macaque, and migratory birds, which provide valuable opportunities for
educational, scientific study and research, and ecotourism; and
 providing a major visual element in the scenic riverside landscaped corridors of
the Brunei Muara District.
The Brunei Muara Development Plan 1987 recognised the importance of mangrove and nipah
palm areas within the district. Approximately 2,800 hectares of land were specifically
designated for mangrove conservation purposes, though this excluded island areas or other
areas too small to be viable or the subject to another use of overriding national interest being
excluded from this designation
Despite these government commitment to their protection, mangrove areas remain under
increasing threat from development conflicts. These are most often associated with mangrove
clearing for urban development purposes. Mapping of the core mangrove areas of Brunei
Muara District has been updated and refined, and are presented in Figure 2.11 along with the
mangrove areas nominated under the BMDP 1987. The updated mapping takes into
consideration subsequent development and mangrove clearing activity which has occurred
since 1987, the availability of more detailed aerial photography for improved environmental
analysis and enhanced digital capture, and updated cadastral and land use data. An estimated
3,204 hectares of mangrove areas within Brunei Muara District has been identified as core
habitat requiring future protection.
2-25
2.3.3 Ridgelines
The scenic ridgelines (Photos 2.7, 2.8 and 2.9) located within Brunei Muara District have
many inherent advantages. They create a visually striking backdrop, providing a natural
setting to the urban landscape which can break up the monotony and ‘hardness’ of the urban
Photo 2.7 : Natural Ridgeline Backdrop, Mukim Lumapas

Photo 2.8 : Natural Ridgeline Backdrop, Subok Ridge, Mukim Kota Batu
Photo 2.9 : Scarring of Natural Ridgeline at Subok Ridge, Mukim Kota Batu
2-26
2-26
SIGNIFICANT MANGROVE AREAS OF BRUNEI MUARA DISTRICT - 1987 AND 2013 Figure 2.11
Source : NBDMP 1987 and BMDP Final Report, DTCP
2-27
2-28
landscape. They may frame the urban footprint, and in some cases may act to contain further
outward urban growth. They may provide some vegetation and wildlife corridors between
areas of core habitat, or indeed represent key wildlife habitats in their own right. They create
opportunities for passive and active recreation, connectivity with other parks and reserves,
and vantage points for scenic lookouts and view corridors across the urban fabric.
Under the BMDP 1987 approximately 9,835 hectares were designated as Ridge Conservation
areas, although much of Mukim Pengkalan Batu and Lumapas in the west and south west
were not included in the plan coverage. As with mangrove areas, many ridgeline areas are
becomingly increasingly compromised, with the lack of statutory weight afforded to planning
instruments hampering any enforcement of development encroachment into these areas of
significance (NLUMP 2006-2025). Effective control is urgently required to protect these
steep slopes from scarring and erosion, to preserve their scenic qualities, to limit or restrict the
intrusion of development or infrastructure which undermines these qualities, and to harness
their potential for informal recreation, leisure and domestic tourism. It is particularly
important that ridges retain a prominence of tree plantings so that they can continue to
provide visual enclosure and landscape articulation to the urban area.
The proposed extent of ridge conservation areas across the entire Brunei Muara District has
been the subject of further updates and refinement under the BMDP 2010-2025, with the
revisions based upon more detailed environmental analysis and associated mapping, updated
contour data, cadastral and land use data and current satellite imagery. The revised
distribution of ridgeline conservation areas compared against the areas allocated under the
BMDP 1987 is illustrated in Figure 2.12. Under the revised ridgeline mapping around 10,977
hectares have been identified as ridgeline areas suitable for future protection, inclusive of the
western mukims that were previously omitted.
2.3.4 Forests
Secondary regrowth forest represents the main forest type in Brunei Muara District,
occupying almost 40% of total district land area, although ongoing urban growth is likely to
have depleted this figure further. Primary forest areas are limited to 7.6% of district area, and
forest reserves 0.6%. (Table 2.3)
Table 2.3
Distribution of Forest Type by Percentage : Brunei Muara District
Primary Forest Reserve Swamp Forest Secondary Forest Total Forests
7.6 0.6 7.7 39.5 49.6
Source: www.forestry.gov.bn – accessed August 2011
2-29
There are presently three gazetted forest reserves in Brunei Muara District – Subok,
Shahbandar, and Berakas (Table 2.4, Figure 2.13). All are designated as Forest Recreation
Parks, allocated and developed by the Forestry Department in response to the increasing
public demand for outdoor recreational opportunities. These parks are also used as vehicles to
promote awareness and appreciation of nature and forests among the local population.
Table 2.4
Recreation Forests : Brunei Muara District
Recreation Forest Reserve Total Area Developed Area
Bukit Shahbandar 234 69

Berakas 348 10
Subok 15 10
Source: www.forestry.gov.bn – accessed August 2011
Photo 2.10 : Bukit Shahbandar Forest Recreation Park, Mukim Sengkurong

Source : www.panoramio.com
The Berakas Forest Recreation Park consists mainly of kerangas (heath) forest extending
down to the white beaches of the South China Sea coastline. Bukit Shahbandar Forest
Recreation Park (Photo 2.10), near Jerudong, also features kerangas and secondary regrowth
forest, and is very popular with joggers with an extensive network of trails throughout. Bukit
Subok is the closest to Bandar Seri Begawan, and its elevation provides a wonderful vantage
2-30
MAJOR RIDGELINES OF BRUNEI MUARA DISTRICT - 1987 AND 2013 Figure 2.12
Source : NBDMP 1987 and BMDP Final Report, DTCP
2-31
2-32
point to view the city, Kampong Ayer and surrounds. All parks are well appointed with a
wide range of facilities and activities for active and passive pursuits, and they undergo
continual improvement and maintenance.
A fourth forest recreation park is also currently being considered in mukim Lumapas in the
vicinity of Bukit Saeh.
FOREST RESERVES OF BRUNEI MUARA DISTRICT Figure 2.13

Source : BMDP Final Report, DTCP and Brunei Muara Development Proposals Map 1987, DTCP
Note : Base mapping Data for Brunei Darussalam sourced from Brunei Survey Department
2-33
The forest areas, whether formally gazetted or as part of secondary regrowth on State and
private land holdings, form a significant part of the natural landscape setting of the Brunei
Muara District. The value of having these forest areas immediately accessible to population
centres and seamlessly integrated within the existing urban fabric of the district cannot be
overstated. Better utilisation and management of these existing landscape features as part of a
holistic approach to future urban development can greatly enhance the opportunity they
provide for enclosure and articulation of urban precincts, and for landscape and recreational
connectivity across the entire urban footprint.
2.3.5 Wetlands
The Api-Api wetland area, within Mukim Serasa in the north east of Brunei Muara District,
is the only remaining significant wetland community within the district. Extending across
approximately 45 hectares, its environmental value has previously been recognised under the
Meragang Beach Park Feasibility Study 1995.
The Feasibility Study recommended protection of the wetland as a conservation zone, and
further proposed habitat regeneration and management of invasive non-native vegetation
species such as acacia, as well as the construction of boardwalks and observation hides
around its perimeter. Although subject to indiscriminate burning in the past, it is still
considered a valuable environmental resource and remains a major resource for nature studies
and education.
2.3.6 Beaches
With the exception of a few rocky headlands at Muara and Jerudong, white sandy beaches run
the entire length of the district’s frontage with the South China Sea. Mostly undeveloped, and
with a backdrop of forested or landscaped areas, they are a tremendous natural feature whose
further enhancement can only benefit the district. Indeed, it is the vision of JASTRe that a
linear park system along the entire coastal corridor (where access is available) be established
for the long-term benefit of the nation’s residents.
Public access to beach areas is restricted in certain areas, such as near the Empire Hotel,
around the palatial homes at Jerudong and Istana Darul Aman at Muara, and the Berakas
Army Camp. However there remain extensive coastal frontages for existing and future
utilisation of locals and visitors.
2-34
Photo 2.11 : Pantai Muara, Mukim Serasa

Muara Beach (Photo 2.11) is the most popular weekend recreation area, stretching eastwards
from the Istana to the deepwater channel that cuts through Tanjung Pelompong to enable
shipping access to Muara Port. Under the care and control of JASTRe, park expansion to the
east and west is being proposed as well as improvements to access and carparking to cater for
the high demand.
Although without facilities, Meragang Beach (also known as Crocodile Beach) is a popular
swimming and picnic area featuring undisturbed beaches, high quality secondary rainforest
areas, and a rare mangrove lagoon behind the beach. Proposals have been previously put
forward to provide an array of conservation, recreation and educative facilities, but with the
exception of the Marine Biodiversity Centre most are yet to come to fruition.
Access to much of the beachfront of Berakas (Photo 2.12) is restricted due to the presence of
the Berakas Army Camp, and sand mining and extraction activities have also had an impact.
However the beach area adjacent Berakas Forest Recreation Park is well utilised by locals and
enjoys excellent facilities.
Informal beach areas at Tungku (Photo 2.13) and Jerudong are potentially attractive areas that
enjoy excellent shade from coastal casuarina forest. However poor access, a lack of facilities,
and a general lack of maintenance remains a disincentive to greater public usage.
Serasa Beach is the only area of coastline fronting Brunei Bay that is not dominated by
mangroves and tidal mudflats. The area is part of a wide manmade spit and has enormous
potential as a centre for water-based leisure activities.
2-35
Photo 2.12 : Pantai Berakas, Mukim Berakas ‘A’

Photo 2.13 : Pantai Tungku, Mukim Gadong ‘A’

Long-term protection of these coastal assets is essential to the ongoing environmental and
recreational benefit of the district and its population, as well as to the overall attractiveness of
the district generally. In recognition of the range of these values it is proposed that a new
zoning designation, referred to as an Environment Protection (Coastal Management) Zone, be
introduced. The aims of this new designation would include:
 to protect and manage the natural, cultural, recreational and economic attributes of
the coastline;
 to protect and improve existing public access to and along coastal foreshores, and
to ensure that new opportunities for public access to and along coastal foreshores
are identified and realised;
2-36
 to ensure that the visual amenity of the coast is protected;
 to protect and preserve beach environments, beach amenity, and native coastal
vegetation;
 to ensure that the type, bulk, scale and size of development is appropriate for the
location and protects and improves the natural scenic quality of the surrounding
area; and
 to encourage a strategic approach to coastal management.
2.3.7 Wildlife Sanctuaries and Nature Reserves
The Wildlife Protection Act (1978) protects listed species and their habitat. The Act is also a
mechanism to identify and gazette new Wildlife Sanctuaries. Any development or activity
within Wildlife Sanctuaries or activity that impacts protected wildlife or their habitat must be
assessed by the Museums Department under the Wildlife Protection Act (1978). Despite the
widespread distribution of areas of environmental value there are only two areas within
Brunei Muara District that have been dedicated as wildlife sanctuaries under the Wildlife
Protection Act, Pulau Pelong Pelongan (Pelong Rocks) (Photo 2.14) and the mangrove
forests of Pulau Berambang (Figure 2.14).
Photo 2.14 : Pelong Rocks Wildlife Sanctuary

2-37
PULAU BERAMBANG WILDLIFE SANCTUARY Figure 2.14

Source : BMDP Final Report, DTCP and Brunei Museums Department
Note : Base mapping Data for Brunei Darussalam sourced from Brunei Survey Department
The Pelong Rocks are an offshore island within the South China Sea off the coast of
Meragang near Tanjong Batu. They are a small rocky outcrop surrounded by fringing coral
reefs and noted as valuable marine wildlife and seabird habitats.
Upon Pulau Berambang, the Museums Department has identified three separate areas for
wildlife sanctuaries at Kampong Riong, Kampong Pudak, and Kampong Tanjong Kindana.
All contain primary mangrove forest, and are bounded by the river systems of Sungai Brunei
which drain into Brunei Bay. These forests are identified by the Department as primary
habitat for the proboscis monkey, and also provide an attractive backdrop to urban
development on the mainland.
2-38
2.4 Natural Resources
Although the smallest and most heavily urbanised district in the country, Brunei Muara
District still retains areas of high natural resource values. Natural resources either support
many of the nation’s existing economic activities or are alternatively viewed as opportunities
for future economic growth, diversification and self-sustainability. Two of the major natural
resource values (outside of oil and gas) within Brunei Muara District are agriculture and
fisheries.
2.4.1 Agriculture
Brunei Muara District has many inherent advantages in agriculture due to its proximity to the
main population base of the nation. However there is a shortage of suitable agricultural land
in the district, with further expansion constrained by soil suitability, environmental protection,
physical landform constraints, and competing urban land uses.
Agricultural land classifications undertaken in 1969 indicates that there are no areas within
Brunei Muara District classed as possessing high agricultural potential (Figure 2.15). There
do exist small pockets of land possessing moderate potential (Class III), and larger areas of
land with moderate to marginal potential (Class IV), mainly around the alluvial plains and
minor elevated hills north of Sungei Brunei.
With the notable exception of the McFarm / Agro-Tech Park area in Tungku and along the
Mulaut Plain to the southwest, much of land area of higher agricultural potential has been lost
to urban development, given that this was the more favourable and constraint free areas upon
which to build. On the southern side of Sungai Brunei within Mukims Lumapas and
Pengkalan Batu are larger areas of Class III and Class IV lands, most of which remains free of
urban settlement.
Rice production is a critical element of national food security measures, and to this end
Brunei Muara District ranks highest in terms of both production and harvested area, and
exhibits the highest rice yield per hectare of the four districts (based on 2010 figures). Brunei
Muara District is similarly highest for local vegetable production, whilst the fruit industry is
dominated by imported products and district production is not high. Brunei Muara District has
the largest livestock land areas, with buffalo land areas making up 63% of the total livestock
areas in the district.
There are two main forms of agricultural land allocation that are currently undertaken in
Brunei; the Kawasan Kemajuan Pertanian (KKP) scheme and Kemajuan Pertanian Luar
Bandar (KPLB) scheme. The KKP scheme is entirely under the jurisdiction of the Department
2-39
of Agriculture and Agrifood. Lands are allocated to bonafide farmers for agriculture, with
acreage allocated to each individual farmer by the Department of Agriculture and Agrifood.
Since June 2013 the KPLB areas are also under the jurisdiction of the Department of
Agriculture and Agrifood.
There are a total of 4,078.58 hectares of KKP land gazetted is in Brunei Muara District, more
than half of which has been allocated to farmers. Their indicative locations are shown in
Figure 2.16 and described in Table 2.5. Similarly there are 423 hectares of approved areas
under the KPLB schemes, of which only 209.8 hectares are in active operation.
Expansion in the agricultural sector is largely focused on padi production, with the National
Rice Production Programme targeted to produce 20% self-sufficiency in local production by
2010 and 60% self-sufficiency by 2015. Within Brunei-Muara district, the focus is now on
the 743 hectares at Junjungan which is already under production. At Bebuloh, some 204
hectares is being developed, with land clearing already done. At Pengkalan Batu, there are
three faming sites, with a total of about 420 hectares.
In addition to these initiatives is the Agro Technology Park development, a "hi-tech" one-stop
industrial community that will provide local and international food sector companies with a
state of the art platform to support their activities in the region, is a major investment in
agricultural development. Located on a 500 hectare site at Kampung Tungku in mukim
Gadong, the development will focus upon research and innovative technology application and
commercialisation in agriculture, fisheries, horticulture, food and forest products,
pharmaceuticals, cosmetics and aromatics, product testing and certification, business
incubation and innovation, production, distribution and logistics, and education and training
in agriculture and agribusiness. Phase 1A of the project was recently opened in October 2013.
However the expansion of the agriculture sector within Brunei Muara District is increasingly
confronted with competition from urban expansion such as housing, commercial and
industrial development sectors. The NLUMP 2006-2025 recommended that investigations of
agricultural land capability be undertaken upon existing KKP and KPLB allocations, and that
in the interim these areas be the subject of a Resource Protection zoning.
2-40
2-41
LAND CLASSIFICATION – BRUNEI MUARA Figure 2.15
Source : Land Capability Study – Brunei, Hunting Technical Services 1969
2-42
KKP LOCATIONS, BRUNEI MUARA DISTRICT Figure 2.16

Source : Dept of Agriculture, 2009
2.4.2 Fisheries and Aquaculture
The Brunei fisheries industry is estimated to be able to produce an output amounting to

B$200 million annually, a figure that is expected to increase to B$373 million by 2023
(Annual Report of the Fisheries Department, Ministry of Industry and Primary Resources,
2009). Accordingly, the government of Brunei Darussalam has identified that the fisheries
industry, comprising of capture fisheries, aquaculture, and seafood processing, as an industry
that has the potential to contribute to the diversification of the national economy.
The national vision for the fisheries sector is “Towards Achieving The Nation’s Fisheries
Security” which is aimed at increasing fisheries production in order to achieve sustainability
of the fisheries resources and aquaculture in Brunei Darussalam. However the industry
reached 52.3% of its estimated potential value of B$200 million in the subsectors of marine
capture fisheries, aquaculture, and processing industries as at 2009. There remains substantial
scope for further development of the industry.
2-43
Table 2.5
KKP Areas in Brunei Muara District
Gazetted Allocated Area to
No District Stations/Other Used (ha)
Area (ha) Farmers (ha)
1 KKP Tanjong Nangka 9.00 9.00 Poultry & Fruits
2 KKP Tanah Tuah, Kulapis 71.96 52.50 Poultry, Integrated Farming
Vegetables, Ornamental Nursery, Integrated
3 KKP Sungai Tajau, Wasan-Bebuloh 116.69 99.00
Farming, Goats & Poultry
4 KKP Kilanas (Station) 59.50 2.00 Hydroponics
Floriculture Nursery, Hi-Tech Nursery and
5 KKP Rimba 34.31 9.9
Garden Centre
6 KKP Mulaut, Kg Mulaut 31.21 13.15 Vegetables, Hatchery & Fodder
KKP Tungku 236.49 236.49 Hi-Tech Park (control by SUT, MIPR)
7
KKP Tungku 232.61 232.61 Brunei-Agro Tech Park
8 KKP Pengkalan Batu (Station) 3.73 0.00 Agricultural Station
9 KKP Mulaut (Station) 0.74 0.00 Agricultural Station
10 KKP Tanah Jambu (Station) 24.18 5.97 Agricultural Station
11 KKP Lumapas (Station) 10.78 0.00 Agricultural Station
12 KKP Putat 0.87 0.87 Vegetables
13 KKP Luahan (Station) 20.10 15.50 Poultry
14 KKP Mentiri 10.66 3.57 Hatchery (DOC) and Nursery
Nursery/Grass, Feedlot, Ornamental &
15 KKP Limpaki, Kg Mulaut 90.54 15.00
Landscaping, and Abattoir
16 KKP Mulaut 141.30 0.00 Buffalo Grazing Area
17 KKP Lumapas (Station) 10.78 0.00 Agricultural Station
Vegetables, Fruits, Poultry, Goats, Ornamental
18 KKP Batumpu, Bengkurong-Masin 484.94 370.00
Nursery, Hydrophonics & etc.
19 KKP Jerudong (PP Luahan) 73.33 73.33 Fruits, Vegetables and Poultry
20
KKP Limau Manis/Junjungan (*) 743.97 372 Paddy, Fruits, Livestock & Coconut
21
KKP Mukim Pengkalan Batu
22 (Mulaut Mechanised Rice project) 421.29 370 Paddy
(*)
23 KKP Si Bongkok, Kg Batong 141.3 58.3 Vegetable, Non-ruminant
24 KKP Si Bongkok, Kg Parit, Masin 128.0 77.0 Vegetable, Non-ruminant, Fruit
25 KKP Wasan 476.00 222.1 Paddy
26 KKP Kg Bebuloh 204.36 204.36 Fruits and Paddy
27 KKP Terunjing 4.53 0.00 Animal Clinic & Quarantine
TOTAL 4,078.58 2,583.34
Note: * - Include KKP Limau Manis/Kuala Lurah, KKP Si Tukak, KPLB Junjungan and New Area for Paddy Plantation
Source : Department of Agriculture and Agrifood, Ministry of Industry and Primary Resources, Negara Brunei Darussalam
2-44
Of all the districts in Brunei Darussalam, the greatest scope for fisheries development is
within Brunei Muara District. This is primarily due to the following factors.
 The location of the country’s deep sea fleet at Muara.
 The location of the district astride the Brunei Bay, which has substantial potential
for cage culture development.
 The presence of supporting infrastructure for production and trading
 The presence of a large market catchment where demand for fish and fish products
is concerned.
 The presence of an aquaculture shrimp pond at Mukim Mentiri.
Much of the fisheries infrastructure is found in the north eastern corner of Brunei Muara
District within Mukim Serasa and within Brunei Bay. This is in connection with the fact that
the largest national fishing port, and its major nexus for the offshore fishery, is the Fish
Landing Complex located at Pekan Muara (Photo 2.15). The Serasa Spit supports a
considerable level of institutional investment, including the Muara Fisheries Complex, the
new headquarters of the Department of Fisheries, and the shrimp broodstock centre. The
aquaculture research and development centre, under the Department of Fisheries is located in
Meragang along the Tutong-Muara Highway, producing shrimp fry for the aquaculture sector.
The Department of Fisheries has also recently established a Marine Biodiversity Centre
Centre on a 5 hectare site at Meragang.
Photo 2.15 : Commercial deep sea fleet at Muara Fish Landing Complex
Source : BMDP : SS 5B – Fisheries, DTCP
2-45
The sheltered nature of Brunei Bay and assorted islands provides opportunity for cage culture
to be carried out on a sustainable basis (Photo 2.16). This potential is further supported by the
extensive mangrove forests and their contributions to water quality and fish breeding habitat.
The protection of mangroves along Sungai Brunei and Brunei Bay is therefore important to
future industry development strategies. However significant declines in cage culture
production have occurred in recent years due to the lack of fry supply to the local fishcage
farmers. Initiatives have been undertaken by the Department of Fisheries towards the
development of a local fish hatchery to boost fish fry production and supply to local farmers,
further promoting the expansion of the current market.
Photo 2.16 : Cage culture in Brunei Bay, Pulau Kaingaran

Source : BMDP : SS 5B – Fisheries, DTCP
2.5 Economy
2.5.1 National Economic Growth
National GDP rose from BND 11,463.7 million in 2005 to BND 12,369.0 million in 2012.
The economy experienced declines during 2008 (BND 11,753.8 million) and 2009 (GDP
BND 11,546.4 million), with this drop attributed to the global financial crisis and the
subsequent downward pressures associated with lingering international economic uncertainty
and a slow global recovery. In 2010, with GDP growing to BND 11,846.5 million, the
national economy emerged from two years of negative growth, and by 2012 national GDP
had strengthened to BND 12,369.0 million, representing a significant recovery in the national
economy (Table 2.6).
2-46
Table 2.6
Share of GDP by Economic Activity at Constant 2000 Prices, Brunei Darussalam 2005 - 2012
ECONOMIC GROSS DOMESTIC PRODUCT (BND MILLION)

ACTIVITY 2005 % 2007 % 2009 % 2012 %
Agriculture,
Forestry & 149.0 1.3 128.3 1.1% 140.7 1.2% 154.9 1.3
Fishery Sector
Agriculture 75.1 50.4 79.4 61.9 93 66.1 111.2 71.8
Forestry 5.3 3.6 4.9 3.9 6.7 4.8 4.3 2.8
Fishery 68.5 46.0 43.9 34.2 41 29.1 39.4 25.4
Industrial Sector 7,015.0 61.2 6813.3 56.8 6119.5 53.0 6,307.7 51.0
Mining 4,773.7 68.0 4,577.2 67.2 4,008.8 65.5 4,047.8 64.2
Manufacturing 1,697.7 24.2 1,659.0 24.3 1,538.6 25.1 1,627.5 25.8
Construction 457.8 6.5 488.9 7.2 477.4 7.8 525.3 8.3
Electricity &
Water 85.8 1.2 88.2 1.3 94.6 1.5 107.2 1.7
Services Sector 4,299.7 37.5 5044.7 42.1 5286.1 45.8 5,906.4 47.8
Transport &
Communication 437.4 10.2 496.4 9.8 555.8 10.5 648.3 11.0
Trade 486.3 11.3 558.1 11.1 586.4 11.1 681.5 11.5
Finance 417.4 9.7 493.5 9.8 493.4 9.3 511.6 8.7
Real Estate &
Ownership of
Dwellings 406.7 9.5 417.4 8.3 424.9 8.0 440.9 7.5
Private Services 735.5 17.1 872.8 17.3 927.7 17.5 1,091.4 18.5
Government
Services 1,816.5 42.2 2206.5 43.7 2297.9 43.5 2,532.6 42.8
GROSS
DOMESTIC 11,463.7 11,986.3 11,546.3 12,369.0
PRODUCT
Note: 2012 GDP is a provisional estimate
Source: Brunei Darussalam Statistical Yearbook 2006 and 2011, Department of Statistics, JPKE
Brunei Darussalam Annual National Accounts 2012, Department of Statistics, JPKE
The Industrial sector and the Services sector are the main components of the urban economic
base, and have consistently contributed almost 99% of GDP between 2005 and 2012. The
Industrial sector is the largest component of GDP with a share of 51% in 2012, although this
has declined from 61.2% share in 2005.
Within the Industrial sector, mining activity continues to dominate, consistently producing
almost two-thirds of the total Industrial sector output. However from 2005 to 2012
contributions from mining has steadily declined both in monetary value and in their
proportionate share of the Industrial sector, reaffirming the importance to diversify the
national economy away from a heavy reliance on mining. Contributions from other sub-
sectors (construction, electricity and water) have generally increased over the same period,
2-47
whilst the manufacturing sub-sector has remained the second largest sub-component within
the Industrial sector.
The Commercial Services sector is on track as a growth sector with its share of GDP, rising
from 37.5% in 2005 to 47.8% in 2012. All sub-sectors within the Services sector have
increased over this time. The commercial activities of this sector range from trade, finance,
real estate, communications, transport and private services, and most are usually
accommodated in shop houses, shopping malls, and office complexes. They are located in the
national capital and in the large urban centres of all the districts, and especially of Brunei
Muara District which is the most urbanised and heavily populated district. Any major
expansion of these sub-sectors in the economy therefore have an impact spatially upon land
use within the built up urban areas.
Within the Commercial Services sector Government Services has remained the major
component, representing around 42 to 44% of this sector in the years between 2005 and 2012.
Over this period the value of this sub-sector has increased significantly from BND 1,816.5
million in 2005 to BND 2,532.6 million in 2012, indicating an ongoing heavy reliance on
government services as a growth engine.
The continuing ascendancy of the oil and gas sector influences the performance of the entire
economy, with any fluctuations in price having significant national repercussions. The
economy is still largely driven by the revenue generated from this sector, with the
contribution of other sectors largely dependent upon income generated by the oil and gas
sector. Indeed the sector essentially finances the bulk of government and recurrent
development expenditure. The need for a more robust, sustainable and diverse economy that
is not excessively dependent upon a single sector continues to be an important thrust of
national economic development plans.
2.5.2 Wawasan Brunei 2035
Economic diversification essentially requires the identification, establishment and

development of new industries. The desire to transition the national economy away from the
traditional reliance upon oil and gas underpins the nation’s policy of economic diversification
and long-term economic development (CSPS 2012).
In 2004 His Majesty’s Government established the Council for the Long Term Development
Planning and National Vision Task Force whose responsibility was to formulate a new
economic blue-print comprising of a national vision and a long term development plan.
Launched in 2008, the new Long-Term Development Plan covers a period of thirty years and
consists of three elements:
2-48
(i) A national vision (known as Wawasan Brunei 2035);

(ii) The Outline of Strategies and Policies for Development (OSPD); and
(iii) The National Development Plan 2007-2012.
The National Vision envisages that by 2035 it will attain an educated and highly skilled
population; a highly ranked quality of life; and a dynamic and sustainable economy with high
income levels per capita. To achieve this it identifies eight key strategic thrusts (Figure 2.17):
BRUNEI DARUSSALAM LONG TERM DEVELOPMENT PLAN Figure 2.17

Note – The numbers below each strategy refer to the number of policy directions.
Source – BDKI 2008, JPKE
 An education strategy that provides appropriate skills to its young population;

 An economic strategy that creates greater and more diversified economic and
employment opportunities;
 A security strategy that safeguards national stability and emergency preparedness;
 An institutional development strategy that improves governance and efficiency;
 A local business development strategy that enhances opportunities and support for
SMEs;
2-49
 An infrastructure development strategy that promotes world class infrastructure;

 A social security that provides social protection to all citizens; and
 An environmental strategy that ensures conservation of heritage, culture and the
natural environment.
The first OSPD (2007-2017) elaborates upon these eight strategies by articulating fifty policy
directions. These policies will guide policy makers and implementation bodies to prepare
systematic and effective development programmes and projects for the initial decade of
Wawasan 2035.
Whilst the eight strategic thrusts of the Wawasan 2035 will impact upon national growth and
development, the economic, institutional, local business, infrastructure, and environmental
strategic directions and subsequent policies and initiatives will have the most direct spatial
planning and landuse implications. These strategic thrusts continue to support the drive
towards diversification of the national economic base, provide the skills, infrastructure and
entrepreneurial support necessary to sustain industry and economic growth, preserve and
protect the national economic advantages and resource assets, and ultimately facilitate the
development of sustainable places for the population to live, work and recreate.
2.5.3 Established Urban Economy of Brunei Muara District
The distribution of the main industrial nodes within Brunei Muara District is shown in Figure
2.18. The off-estate industrial areas are generally spontaneous developments, occurring along
main roads or in villages and their outskirts. They sit on lands that are TOL and private land
leased from individual owners. By contrast, the Brunei Industrial Development Authority
(BINA) is the only major industrial land developer in the country, and its industrial sites are
planned and developed in phases, with its most recent development in Brunei Muara at Kuala
Lurah.
The main industrial nodes of Brunei Muara District are briefly described in Table 2.7.
2-50
BRUNEI MUARA DISTRICT : DISTRIBUTION OF MAIN INDUSTRIAL CENTRES Figure 2.18

Note: Base mapping data for Brunei Darussalam is taken from the Brunei Survey Department 2-51
Sources: BMDP Sectoral Study 3 : Urban Economy, DTCP
2-51
Table 2.7
Brunei Muara District: Major Industrial Areas
No. Site Area (ha) Description

Lambak Kanan
1 32.1 Developed for the food, manufacturing and services industries
Barat BINA
Proposed major expansion under Phase 2 (40ha) and Phase 3(67ha).
Lambak Kanan
2 30.4 Earmarked for the development of a pharmaceutical industrial cluster by the
Timur BINA
BEDB.
The site hosts a number of furniture manufacturing concerns, and warehousing and
3 Salar BINA 27.2
storage facilities
Mixed industries including construction materials, garments manufacturing, motor
4 Serasa BINA 54.4 services, and service industries such as logistics, warehousing largely linked to the
oil and gas industry.
Kuala Lurah Newly developed site planned to spur trans-border trade between Brunei and
5 22.2
BINA Malaysia
6 Beribi BINA 25.0 Fully occupied site catering mainly to the manufacturing and services industries.
Industrial
Manufacturing, warehousing and motor vehicle workshops are the dominant
7 Parkland Mulaut, 1.84
activities on the site
Ban 5
Kampong Mulaut
8 11.1 TOL land dominated by large warehouses
Industrial Area
Bunut Industrial The main business activities in this area are crushing of stones/aggregates and
8.9
Area manufacturing of construction products
located along or near the main roads such as Jalan Serasa and Jalan Muara, often
Serasa Industrial within residential areas
11.8
Area Mostly warehousing and storage of construction materials, recycling and scrap
yards
Bengkurong Production of construction materials, motor vehicles repair services and motor
5.8
Industrial Area workshops, and some warehousing
Berakas Dominated by motor vehicle workshops, service industries, warehousing and
55.3
Industrial Area logistics on predominantly small (<1 ha) lots)
Industrial activities ranging from motor vehicles repairs, motor workshops,
Sengkurong
14.0 production of construction materials, warehousing, sawmill, and livestock
Industrial Area
processing
(i) Industrial Activity
The dominant industrial activities that occur in the planned industrial areas and off-estate
areas of Brunei Muara District are shown in Figure 2.19. The dominant activities are
currently centred on warehousing and logistics, construction products, materials and services,
and motor vehicles workshops and showrooms. Combined, they made up 77% of total
industrial firms in the district. Among them, the highest concentration is in the construction
products, materials and services that contribute 28% of total industrial firms in the district. A
quarter of the firms are engaged in the motor industry and another 24% are involved in
warehousing and logistics.
2-52
Brunei Muara: Industrial Firms by Industry Type
Other Manufacturing 4.6%

Iron & steel, fabrication, Machinery, etc. 4.3%
Petroleum & chemical products 2.3%
Printing & publishing, Paper products 2.3%
Wearing Apparel & related products 1.7%
Furniture & Wood Products 2.9%
Plastic & Rubber products 0.9%
Food & related products 4.0%
Motor vehicle workshops & showrooms 25.0%
Construction Products, etc 27.9%
Warehousing & Logistics 24.1%
0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0%
BRUNEI MUARA DISTRICT: Figure 2.19

INDUSTRIAL ESTABLISHMENTS BY TYPE
Source: Brunei Muara District Plan, Listing of Industrial Establishments, July and October 2011
The largest employer in the industrial sector is the construction products establishments with
27% of total industrial employment, followed by the warehousing and logistics
establishments (23%), and the motor vehicle repairs workshops and showrooms (20%)
(Figure 2.20).
With regard to occupied industrial land areas, the warehousing and logistics dominate with a
share of 32% of all occupied industrial land, followed by motor vehicles workshop and
showrooms with a share of 29%. The third largest user of industrial land is the construction
products, materials and services, which take up 24% of occupied land (Figure 2.21). Out of
the three major uses of industrial land, almost two-thirds of the land is dominated by service
industries such as warehousing and motor vehicle services which indicate a need to plan and
establish areas dedicated for such uses.
(ii) Commercial Activity
In terms of commercial activities, wholesale and retail trade accounts for 42% of all
commercial establishments in Brunei Muara District. The next largest is community, social
and personal services with a share of 24%, followed by the sub-sector on coffee shops,
restaurants and hotels with a share of 16%. This distribution by activity type suggests that
commercial activities in the district tend to concentrate on retail trade, personal services and
food services, almost all of which are localized to serve the residential population (Figure
2.22).
2-53
Brunei Muara: Industrial Employment by Industry Type
Other Manufacturing 5.3%

Iron & steel, fabrication, Machinery, etc. 2.9%

INDUSTRIAL EMPLOYMENT BY TYPE
Brunei Muara: Occupied Industrial Area by Industry Type
BRUNEI MUARA DISTRICT: 2.1%

Other Manufacturing Figure ??
INDUSTRIAL
Iron EMPLOYMENT
& steel, fabrication, Machinery, etc. BY TYPE
0.9%
.

OCCUPIED AREA BY INDUSTRY TYPE
2-54
Coffee shop,
Restaurants &
Hotels
16%
Transport, Storage
& Communication
Wholesale &
7%
Retail Trade
Financial,
42%
Insurance &
Business Services
11%
Other Community,
Social & Personal
Services Activities
24%

COMMERCIAL ESTABLISHMENTS BY TYPE OF ACTIVITY
Source: Jadual Laporan Banci Majikan dan Pekerja bagi Tahun 2009
(Labour Department, Ministry of Home Affairs)
Based on an average number of workers per establishment by type of commercial activity,

total commercial employment in the district for the year 2010 is estimated at 48,300. The
breakdown by type of commercial activity is given in Table 2.8. Employment is mainly in
wholesale and retail trade and in community, social and personal services that jointly
accounts for 56% of overall district commercial employment.
Table 2.8
Brunei Muara District: Commercial Employment, 2010
Commercial Sub-sector Employment %

Wholesale & Retail Trade 17,200 35.5
Coffee shop, Restaurants & Hotels 8,100 16.8
Transport, Storage & Communication 4,400 9.2
Financial, Insurance & Business Services 8,600 17.9
Other Community, Social & Personal Services 10,000 20.6
Estimated Total Employment 48,300 100.0
Note: Commercial employment was estimated using average number of workers per firm by activity type at national level
Sources: (1) Jadual Laporan Banci Majikan dan Pekerja bagi Tahun 2009 (Labour Department, Ministry of Home Affairs)
(2) Brunei Muara District Plan, Listing of Commercial Establishments outside BSB, July and October 2011
(3) Brunei Muara District Plan, Consultant Estimate, 2011
2-55
The major commercial nodes are found in:
 Bandar Seri Begawan (BSB)

 Outside of Bandar Seri Begawan
The distribution of the main commercial centres in Brunei Muara District is shown in Figure
2.23. Bandar Seri Begawan, as the national capital, serves as the key commercial node in the
country. It is both a major shopping centre and with a variety of services, both private and
public, catering to national needs. Total commercial floor area in BSB is estimated by the
BSB Development Master Plan at 1.89 million square meters.
Within BSB, three major commercial hubs are identified as the Central Business District
(CBD), Gadong and Kiulap, and the Airport Hub, which together offer 82% of the city’s
commercial floor area. The remaining 18% are dispersed in small commercial areas within
the city.
Outside of BSB, the commercial centres are dispersed as follows:
(1) Kampong Tungku, mukim Gadong ‘A’

(2) Kampong Sengkurong, mukim Sengkurong
(3) Kampong Jerudong, mukim Sengkurong
(4) Kampong Kilanas, mukim Kilanas
(5) Kampong Tanjong Bunut, mukim Kilanas
(6) Kampong Bengkurong, mukim Kilanas
(7) Kampong Sungai Tilong, mukim Berakas ‘B’
(8) Pekan Muara, mukim Serasa
(9) Jalan Kota Batu, mukim Kota Batu
(10) Kampong Lumapas, mukim Lumapas
(11) Kampong Tanah Jambu, mukim Mentiri
The newer commercial centres, for example, Kampong Tungku, Kampong Jerudong,
Kampong Sengkurong and Kampong Sungai Tilong, are focused on a few major complexes.
Those, which have a large supermarket or departmental store, are generally more successful
in attracting customers as well as attracting smaller establishments to cluster around them.
The older centres such as in Pekan Muara or those in less developed areas comprise mostly
shop houses and cater to fewer clienteles.
2-56
DISTRIBUTION OF MAIN COMMERCIAL CENTRES Figure 2.22

Note: Base mapping data is from Brunei Survey Department
2-57 2-57
2.5.4 Potential New Industry Clusters
Previous studies have recognised the need for new industries to support the drive towards
economic diversification, with subsequent calls becoming increasingly vigorous since the
1990s and especially in the aftermath of the Asian financial crisis resulted in a sharp fall in
oils prices and some degree of dislocation in the national economy (CSPS, 2007).
The report argued the need for a diversification strategy for the country based on prioritised
clusters, reliance on foreign multinationals to foster a broader innovation economy, and a
reorientation away from a government-led to a private sector-led economy. It identified four
clusters in the economy with the greatest potential to attract FDI, these being business
services, financial services, hospitality and tourism, and transportation and logistics.
Secondary clusters of importance to the economy were apparel, agriculture, and education
and knowledge creation.
More recently, the CSPS Land Optimisation Strategy for Industrial and Commercial Growth
(2012) highlighted seven focal industry clusters to be targeted for FDI attraction to drive
Brunei’s sustainable economic future and long-term competitiveness. These are :
 Creative Industries;
 Transport, Communications and Logistics;
 Advanced Business Services and Financial Services;
 Biodiversity, Food and Pharmaceuticals;
 Tourism;
 Education; and
 Petrochemicals and Energy.
A ‘cluster’ is essentially a group of linked enterprises and institutions which directly or

indirectly share a common purpose in gaining, holding and expanding a nation’s export
income. Government plays a key role in providing the enabling infrastructure through which
clusters can establish and grow, and includes support such as physical infrastructure
provision, regional promotion, investment, education and training, research and development,
and other business support and advisory functions.
The CSPS study recognised that for Brunei to establish and grow emerging new industries it
must build upon its strategic comparative advantage by adding value to and growing a
sustainable energy sector. Efforts to support or encourage clusters are most successful when
they start from an established base of firms instead of trying to stimulate new business in
fields where local expertise is lacking. In order to diversify its economy over the long-term,
Brunei must start the process of diversification by leveraging and strengthening the existing
capabilities inherent in its oil and gas sector.
2-58
2.6 Population
2.6.1 National and District Population Growth
The preliminary count of the total population of Brunei Darussalam at the 2011 National
Population Census was 393,162 persons. This compares with 332,844 persons at the 2001
Census. This national population increase of 60,318 between 2001 and 2011 represents an
annual average growth rate of 1.7%, which is consistent with the steady decline in the annual
average growth rate since 1971, as seen in Table 2.9.
Table 2.9
National Population and Growth 1971 - 2011
Census Year Population Average Growth Rate (%)
1971 136,256 4.4
1981 192,832 3.5
1991 260,482 3.0
2001 332,844 2.5
2011 393,162 1.7
Source : Preliminary Report of Population and Housing Census 2011, Department of Statistics, JPKE, February 2012
Table 2.10 shows the population distribution by district between 1981 to 2011 census
periods. Brunei Muara District is by far the most populated district, accommodating almost
280,000 residents within a predominantly urbanized environment. The district clearly remains
the emphasis of national population growth, steadily consolidating its position as the most
populous district of the nation over the last four census periods. In 1981 Brunei Muara
District accounted for 59.3% of the total national population. By 2011 this had increased to
more than 71% of the national population figure. By contrast, the proportionate share for
Tutong District has stagnated over the corresponding period, whilst both Belait and
Temburong Districts have declined in their respective proportionate share of national
population.
Table 2.10
National Population by District 1981 – 2010
1981 1991 2001 2011
Census District
Popn % Popn % Popn % Popn %
Brunei-Muara 114,231 59.3 171,107 65.3 230,030 69.1 279,842 71.2
Tutong 21,615 11.2 29,730 11.4 38,649 11.6 43,855 11.2
Belait 50,768 26.3 52,957 20.3 55,602 16.7 60,609 15.4
Temburong 6,218 3.2 7,688 3.0 8,563 2.6 8,856 2.3
Total 192,832 100 260,482 100 332,844 100 393,162 100
Source : Summary Tables of Population Census 1981, 1991 and 2001, Department of Statistics, JPKE
Preliminary Report of Population and Housing Census 2011, Department of Statistics, JPKE
2-59
2.6.2 Population Growth and Distribution by Mukim
In terms of district population distribution trends, the majority of the national population
remains concentrated around the urbanised mukims of Brunei Muara District.
Table 2.11 and Figure 2.24 highlight the growth and distribution of mukim population
within Brunei Muara District between census years 1991 to 2011.
Table 2.11
District Population Growth by Mukim 1991 – 2011
1991 2001 2011
Mukim
No. % No. % No. %
Berakas ‘A’ 31,180
43,448 25.5 63,266 27.5 72,297 25.8
Berakas’ ‘B 41,117
Gadong ‘A’ 33,352

21,447 12.6 48,720 21.2 67,533 24.1
Gadong ‘B’ 34,181
Kilanas 11,510 6.8 17,627 7.7 24,468 8.7
Kota Batu 10,308 6.1 10,239 4.5 15,054 5.4
Lumapas 3,838 2.3 5,030 2.2 7,085 2.5
Mentiri 5,283 3.1 11,086 4.8 15,220 5.4
Pangkalan Batu 6,106 3.6 10,730 4.7 13,031 4.7
Sengkurong 14,480 8.5 22,732 9.9 31,549 11.3
Serasa 7,820 4.6 13,315 5.8 10,242 3.7
Kianggeh 12,216 7.2 12,168 5.3 10,201 3.6
Kg Ayer 24,704 19.8 15,117 6.6 13,162 4.7
TOTAL 170,107 100.0 230,030 100.0 279,842 100.0

Source : Summary Tables of Population Census 1981, 1991 and 2001, Department of Statistics, JPKE
Preliminary Report of Population and Housing Census 2011, Department of Statistics, JPKE
The two mukims with the highest proportion of district population remain Mukim Berakas
(‘A’ and ‘B’) and Mukim Gadong (‘A’ and ‘B’), with 25.8% and 24.1% respectively. Whilst
the combined mukims of Berakas ‘A’ and ‘B’ have consistently remained at around 25% of
the total district share, the mukims of Gadong ‘A’ and ‘B’ have more than tripled in
population since 1991. As a result the combined mukims of Gadong ‘A’ and ‘B’ has
increased its population share from 12.6% of total district population to almost double at
24.1% in 2011. Much of this population growth is linked to the completion and occupation of
government housing projects within these mukims during this period.
2-60
POPULATION GROWTH BY MUKIM 1981-2011 Figure 2.24

Source: Derived from Census 1981,1991, 2001, and from Preliminary Report of Population
And Housing Census 2011, Department of Statistics, JPKE
Mukim Sengkurong has more than doubled its population since 1991 to 31,549 in 2011,
which represents a share of 11.3% of the Brunei Muara District population, up from 8.5% in
1991. The next most populous mukim is Kilanas, which has similarly more than doubled in
population between 1991 and 2011 (11,510 to 24,468). The share of district population for
Mukim Kilanas has risen to 8.7% in 2011, an increase from 6.8% in 1991.
Mukims Mentiri and Kota Batu, with comparable 2011 populations of just over 15,000
persons, each have a 5.4% share of district population. However population growth in
mukim Mentiri has been more pronounced, with its total population tripling since 1991 as it
increased its district population share. By contrast, population growth in Kota Batu has been
slower, and its 5.4% district share of the population has declined from where it stood in 1991
(6.1%).
2-61
Of the remaining mukims outside of BSB and Kampong Ayer, the population of Mukim
Serasa has declined since 2001 to 10,242. However this is expected to increase significantly
with the development of the Meragang Housing Scheme and the activities at Pulau Muara
Besar in particular expected to generate significant growth. Mukim Pengkalan Batu and
Lumapas, the most remote of the mukims by virtue of its location south of the Sungai Brunei,
have experienced some population growth yet their share of district population has stagnated
at 4.7% and 2.5% respectively.
2.6.3 Population Growth by Area
A more detailed examination of population growth by local area between 1991 and 2011 is
shown in Figure 2.25.
The following population trends are noted :
 the declining or stagnant in population of Kampong Ayer and mukim Kianggeh as

a whole;
 areas of completely new kampong populations where housing schemes have been
completed, such as in Kampong Rimba, Lambak and Mentiri, and in the Tungku
and Mata Mata locality;
 the stagnation or minimal growth in the outlying smaller settlements within

mukims Lumapas, Pangkalan Batu, and parts of Sengkurong; and
 the comparatively smaller population levels and lower growth rates of urban
settlement within areas of mukims Sengkurong, Serasa and Mentiri. When
compared against the size of their underlying urban footprint areas, it suggests that
there remains considerable capacity within some of these localities to absorb
greater population levels within their existing urban boundaries.
2.6.4 Age Structure
Changes in the national population age structure between 1981 and 2011 are summarised in
Table 2.12. The proportion of 0-14 year olds has declined from 34% to 25%, whilst the 15-
64 year olds has increased from almost 63% to just over 71%. Over this same period the
proportion of those aged over 65 years has risen slightly from 2.6% to 3.5%.
A further comparison of the age structure of both district and national level at 2001 is shown
in Table 2.13, with 2001 being the latest available detailed Census figures with district
breakdowns. Essentially the Brunei Muara District age structure is consistent with that of the
2-62
POPULATION GROWTH BY LOCALITY 1991 TO 2011 CENSUS : BRUNEI MUARA DISTRICT Figure 2.25
2-63
Source : derived from 1991 and 2011 Census
2-63
2-64
national figures, and this is unsurprising given that most of the national population is found
within the district. Just over 30% of the Brunei Muara District population is within the 0-14
year age group, and this is mirrored in the national figures. The proportion of 15-64 year olds
is slightly higher in the district (67.4%) than in the national levels (66.9%), whilst the
proportion of the 65+ age group is slightly lower at district than national level.
Table 2.12
Comparison of Age Structure, Brunei Darussalam 1981-2011
Age Group 1981 2001 2011
0-14 years 34.5 % 30.3 % 25.3 %
15-64 years 62.9 % 66.9 % 71.2 %
Aged 65+ 2.6 % 2.8 % 3.5 %
TOTAL 100.0 100.0 100.0

Source : Summary Tables of Population Census 1981 and 2001, Department of Statistics, JPKE
Brunei Darussalam Statistical Yearbook 2011, Department of Statistics, JPKE
Table 2.13
Comparison of Age Structure 2001, Brunei Muara and Brunei Darussalam
Age Group Brunei Muara (%) Brunei Darussalam (%)
0-14 years 30.2 30.3
15-64 years 67.4 66.9
Aged 65+ 2.4 2.8
TOTAL 100.0 100.0

Source : Summary Tables of Population Census 2001, Department of Statistics, JPKE
Note : 2011 Summary Tables of Population Census currently unavailable
Brunei Muara figures includes both BSB and Brunei Muara census areas combined
2.6.5 Residential Status
In terms of residential status the national population is divided into three groups – Brunei
Citizens, Permanent Residents, and Temporary Residents/Others. Overall, the proportionate
share of Brunei Citizens, Permanent Residents and Temporary Residents within the national
context has remained largely the same over the period 1981 to 2001 (Table 2.14). The
proportion of Brunei Citizens is close to two-thirds of national population between these
census periods, Permanent Residents has remained at 9%, and Temporary Residents/Others
has increased slightly from 25% to 26%. National estimates suggest a further slight increase
in the proportion of Temporary Residents/Others by 2010 at the expense of Permanent
Residents.
2-65
A comparison of official figures between Census 1981 and 2001 (Table 2.14) indicate
significantly greater variations in resident status at Brunei Muara District level over this
period. The share of Permanent Residents has remained comparatively stable, with 5% in
1981 rising to 6% in 2001. This remains lower than national figures, and may reflect a greater
comparative proportion of ethnic Chinese and other indigenous persons residing outside the
main urbanised district, such as is the case in Belait District.
Table 2.14
Comparison of Residential Status 1981 to 2001, Brunei Muara and Brunei Darussalam
Brunei Muara Brunei Darussalam

Residential Status
1981 2001 1981 2001 2010
Brunei Citizen 73 % 65 % 66 % 65 % 65%
Permanent Resident 5% 6% 9% 9% 8%
Temporary Resident & Others 22 % 29 % 25 % 26 % 27 %
TOTAL 100.0 100.0 100.0 100.0 100.0
Source : Summary Tables of Population Census 2001 and BDKI 2011, Department of Statistics, JPKE
Note : Brunei Muara District figures currently unavailable
Brunei Muara figures includes both BSB and Brunei Muara census areas combined
The share of Brunei Citizens within Brunei Muara District has dropped substantially over this
period, from 73% in 1981 to 65% in 2001, which is far more comparable with national
figures. Similarly the district’s share of Temporary Residents/Others has also increased
significantly, from 22% to 29% between 1981 and 2001.
2.6.6 Ethnic Composition
In 2011 almost two-thirds of the national population were of Malay origin, and this is
consistent with the proportionate share in evidence during the 1981 and 2001 Census periods
(Table 2.15). Over the corresponding period the proportion of Chinese has dropped nationally
from 20% in 1981 to 10% in 2011, and Other Indigenous has experienced similar declines.
Increases in the Others categorisation has seen the proportionate share of this group rise from
7% in 1981 to 21% in 2011, and is likely fuelled by an influx of foreign labour from ASEAN
countries.
In comparison, at the Brunei Muara District level the proportion of Malay population declined
from 73% in 1981 to 68% in 2011, and the same trend is exhibited by the Chinese population
dropping from 17% to 9%. At the same time, the combined Other Indigenous/Others category
more than doubled from 10% to 23%, with much of this increase reflecting the influence of
foreign labour movements into the district.
2-66
Table 2.15
Ethnic Composition (%) for Brunei Muara District and Brunei Darussalam 1981 - 2011
Ethnic Brunei Muara District Brunei Darussalam

Community 1981 2001 2011 1981 2001 2011
Malay 73 68 68 65 67 66
Chinese 17 10 9 20 11 % 10
Other Indigenous 4 8 3
22 23 22
Others 6 7 21
Total 100.0 100.0 100.0 100.0 100.0 100.0
Source : Summary Tables of Population Census 1991 and 2001, Department of Statistics, JPKE
Brunei Darussalam Statistical Yearbook 2011, Department of Statistics, JPKE
Note : Brunei Muara figures includes both BSB and Brunei Muara census areas combined
In 2001 and 2011 (Brunei Muara only) ‘Others’ included ‘Other Indigenous’
2.6.7 Household Size
The average household size has remained steady between 1981 and 2011. In the 1981 and
1991 Census periods the national average household size stood at 5.8 persons per household.
By 2001 this had increased to nearly 6.0 persons per household, with this jump likely to have
been a symptom of the tight supply and rate of delivery of government housing at the time
rather than any growing national preference towards larger household sizes. By 2011, average
national household sizes had contracted once again to 5.76 persons per house, comparable to
the averages experienced in 1981 and 1991.
The average household size for Brunei Muara District has consistently been higher than the
national average. In 1981, the Brunei Muara Census District averaged 6.3 persons per
household and the BSB Census District averaged 6.0 persons per household. By 2011 these
figures had dropped to the respective totals of 5.92 and 5.61 persons per household. The
decline in the average household size for the district was most pronounced in the last
intercensal period 2001-2011. In comparison the national figure has remained relatively
steady over the 1981 to 2011 period, with only a nominal drop over the corresponding period
from 5.8 persons per household in 1981 down to 5.76 persons in 2011.
Table 2.16 identifies the average household size on a mukim by mukim basis within Brunei
Muara District between 1991 and 2011 Census periods. The combined mukims which make
up Kampong Ayer have collectively experienced a significant increase in average household
sizes over this period. Two other mukims (Kilanas and Kota Batu) have also experienced
increases in household size over the same period, albeit at a much smaller scale.
2-67
Table 2.16
Average Household Size by Mukim, Brunei Muara District 1991-2011
Average Household Size
Mukims
1991 2001 2011
Berakas ‘A’ 5.64
6.23 6.39 5.98
Berakas ‘B’ 6.33
Gadong ‘A’ 6.70
6.03 6.16 5.97
Gadong ‘B’ 5.25
Kota Batu 6.00 6.18 5.82
Kilanas 5.25 5.39 5.39
Lumapas 6.94 6.30 6.36
Sengkurong 6.36 5.96 5.67
Mentiri 6.93 6.97 6.79
Pengkalan Batu 6.56 6.23 6.73
Serasa 5.79 8.66 5.50
Total for Brunei Muara Census District 6.12 6.30 5.92
Kg Ayer 4.68 6.73 7.30
Kianggeh 5.30 5.03 4.31
Total for BSB Census District 6.05 5.85 5.61
TOTAL BRUNEI MUARA DISTRICT 6.10 6.24 5.89
Sources : Derived from National Census 1981, 1991, 2001 and from the Preliminary Report of the Population
and Housing Census 2011, JPKE
However the general trend has been for an overall decline in average household sizes for most
of the mainland mukims. The largest decline has been experienced in Mukim Kianggeh,
where average household sizes dropped from 5.30 in 1991 to 4.31 in 2011. Mukims
Sengkurong and Lumapas have seen average household sizes reduce by 0.69 and 0.58
respectively over the same period.
2.6.8 Occupancy Rate
The occupancy rate provides an indication of the number of households which occupy a
single dwelling unit. Table 2.17 highlights that the national occupancy rate has declined
substantially between 1981 and 2011, from a national rate of 1.15 to 1.04 during this
intercensal period. The occupancy rate for the Brunei Muara Census District is consistent with
the national average of 1.04 households per unit, having dropped from 1.09 in 1981.
The trend for a continued decline of occupancy rates is anticipated to continue over the plan
period, especially as new housing schemes are completed and occupied, and as current
applicant waiting lists for government housing are continually reduced over the next decade
as is anticipated by Government.
2-68
Table 2.17
Occupancy Rate by Census District, 1981 to 2011
Census District
National
Year Bandar Seri Brunei
Belait Tutong Temburong Rate
Begawan Muara
1981 1.24 1.09 1.15 1.10 1.18 1.15
1991 1.16 1.11 1.11 1.04 1.15 1.11
2001 1,10 1.06 1.06 1.05 1.15 1.06
2011 1.01 1.04 1.09 1.02 1.03 1.04
Sources : derived from National Census 1981, 1991, 2001 and from the Preliminary Report of the Population and Housing
Census 2011, JPKE
The occupancy rates for the individual mukims of the Brunei Muara Census District between
1981 and 2011 is shown in Table 2.18. The trend for the majority of mukims within Brunei
Muara District (excluding the BSB Census area) was for a declining occupancy rate, with
only mukims Sengkurong and Lumapas registering a slight rise in occupancy rate between
1981 and 2001. Most mukims sit either at or just below the national average of 1.04, with
Kota Batu, Lumapas and Gadong ‘B’ the exceptions.
2.6.9 Educational Attainment
The skills of the adult population depend on their educational achievement. In the case of
Brunei Muara District an estimated 15% had tertiary education with another 7% having
vocational and technical education. Sixty percent of the adult population had completed
secondary education, and 13% had primary or no schooling (Figure 2.26).
A comparison of educational attainment between genders showed only marginal differences

in their educational achievement, with a slightly higher incidence of no schooling among
females (Figure 2.27). The distribution of education attainment suggested a need for up-
skilling among the district population to meet the aspirations of Vision 2035
2-69
Table 2.18
Occupancy Rate by Mukim, Brunei Muara Census District 1981 - 2011
1981 1991 2001 2011

Mukim Occupancy Occupancy Occupancy Occupancy
HHs Units HHs Units HHs Units HHs Units
Rate Rate Rate Rate
Berakas ‘A’ 5525 5327 1.04
3528 3291 1.07 6973 6436 1.08 9894 9358 1.06 1.03
Berakas ‘B’ 6500 6324 1.03
Gadong ‘A’ 4981 4941 1.01

1596 1433 1.11 3555 3081 1.15 7904 7651 1.03 1.03
Gadong ‘B’ 6510 6202 1.05
Kota Batu 1025 876 1.17 1718 1442 1.19 1657 1553 1.07 2588 2389 1.08
Kilanas 806 756 1.07 2192 1912 1.15 3270 3005 1.09 4541 4300 1.06
Lumapas 345 340 1.01 553 525 1.05 798 723 1.10 1114 1085 1.03
Sengkurong 1045 1018 1.03 2276 2079 1.09 3816 3629 1.05 5560 5335 1.04
Mentiri 418 371 1.13 762 707 1.08 1590 1508 1.05 2241 2215 1.01
Pangkalan Batu 462 406 1.14 931 875 1.06 1722 1598 1.08 1937 1888 1.03
Serasa 965 868 1.11 1350 1284 1.05 1538 1455 1.06 1863 1795 1.04
Sub-Total 10190 9359 1.09 20310 18341 1.11 32189 30480 1.06 43360 41801 1.04
BRUNEI
MUARA
18443 15992 1.15 27892 24899 1.12 36855 34775 1.06 47528 45927 1.04
DISTRICT
TOTAL1
Sources : derived from National Census 1981, 1991, 2001 and from the Preliminary Report of the Population and Housing Census 2011, JPKE
1
Note : Includes the mukims of BSB Census District (Kg Ayer and Mukim Kiangeh)
2-70
District Profile
No schooling
University 4% Primary
14%
9%
Colleges
7%
Form six/Pre-U
5%
Secondary
61%
BRUNEI MUARA DISTRICT : Figure 2.26

EDUCATIONAL ATTAINMENT, 2010
Source; derived from results of Household Survey 2011, Brunei Muara District Plan,
Male Female
No schooling
University 2% Primary No schooling
15% 9% University 6%
14% Primary
9%
Colleges Colleges
9% 6%
Form six / Form six /

Pre - U 5% Pre-U 6%
Secondary
60% Secondary
59%
BRUNEI MUARA DISTRICT : Figure 2.27

EDUCATIONAL ATTAINMENT BY GENDER, 2010
Source; derived from results of Household Survey 2011, Brunei Muara District Plan
2-71
2-72
3 Chapter
3 Managing
Future Growth
3 MANAGING FUTURE GROWTH
3.1 Existing Planning Studies
A number of strategic planning studies and investigations have previously been undertaken as
part of the preparation of earlier planning schemes for Brunei Muara District. Their
implications for current and potential future land uses are many and varied.
The NBDMP 1986 - 2005, the Brunei Muara Development Planning Scheme 1987 and the
NLUMP 2006 - 2025 created strategic frameworks for the preparation of more detailed local
plans for key development areas within Brunei Muara district. A number of Local and Mukim
plans within Brunei Muara District have since been the subject of further study, as illustrated
in Figure 3.1.
EXISTING LOCAL PLANS OF BRUNEI MUARA DISTRICT Figure 3.1

Source : BMDP SS 11
3-1
Most of these plans emanated from recommendations made under the NBDMP, and were
subsequently commissioned under the Fifth and Sixth National Development Plans.
3.1.1 Negara Brunei Darussalam Master Plan 1986-2005
In 1985 the Ministry of Development initiated the production of the Negara Brunei
Darussalam Master Plan (NBDMP) the main aims of which were:
 preparation of a comprehensive physical and conceptual framework for the

realisation of national objectives.
 identification of optimum location for the full range of land uses
 preparation of statutory physical development plans covering the whole of Brunei
Darussalam.
The NBDMP succeeded in providing a long term national development framework up to the
year 2005 based on evaluations of natural resources, alternative macro-economic scenarios
and population forecasts arising from the various socio-economic, sectoral and spatial studies
undertaken during plan preparation, and from the feedback received from the public and
private sectors during their consideration. It provided valuable guidelines for the realization
of national objectives over the twenty year plan cycle.
The underlying aim of the NBDMP spatial strategy was to guide urbanisation and to
encourage a more balanced distribution of development by specifically promoting urban
settlement objectives which had decentralisation at their core.
The main map representing the key proposals of the NBDMP 1986 – 2005 is presented at
Figure 3.2. It essentially represents an integrated overlay of the findings and
recommendations of the NBDMP. The mainland area of Brunei Muara District was
predominantly depicted as an “Urban Development Plan Area” under this plan, illustrating
the boundaries for the district’s urban area for which a district specific development plan was
concurrently under preparation.
In addition, the NBDMP plan highlighted the following items of particular relevance to the
development of Brunei Muara District:
3-2
3-3
NEGARA BRUNEI DARUSSALAM MASTER PLAN 1986-2005 Figure 3.2
Source : NBDMP 1986 – 2005, DTCP
3-3
3-4
 recommendations for detailed studies of Major Local Plan Areas be undertaken

for the following:
a. Mulaut Mechanised Rice Area Plan,
b. Kampong Ayer Conservation and Development Plan,
c. BSB Central Area Traffic and Urban Design Plan,
d. National Stadium Development Area Plan,
e. Eastern Level 4 Centre Plan, and
f. Muara Local Plan and Port Study,
 the identification of principal district industrial areas at Muara/Serasa, Lambak

Kanan East, Beribi, Bunut; and at the western side of the airport precinct;
 the major commercial centres for the district proposed within Bandar Seri
Begawan including the CBD Central Area, the Mile One Centre and Gadong, as
well as proposed new major commercial centres in Jerudong and Lambak Kanan;
 the potential for tourism facilities at the Meragang and Berakas coastlines, and at
Jerudong;
 the extensive areas proposed for mechanised rice production schemes along the
upper catchment of Sungai Brunei, mainly within Mukims Lumapas and
Pengkalan Batu;
 the existing Military Areas at Muara, Berakas, and Kampong Sungai Tilong; and
 the identification of the islands of Brunei Bay, including Pulau Muara Besar and
Tg Pelompong, as either Wildlife Sanctuaries or Nature Reserves.
3.1.2 Brunei Muara Development Plan 1987
In addition to the preparation of the NBDMP, twenty year structure plans and detailed
Development Planning Schemes were prepared for the three major urban areas of the nation,
including the whole of Brunei Muara District. It was envisaged that by 2005 the Brunei
Muara District would be entirely urbanised in the sense that any part of it would have easy
access to urban employment opportunities and community service needs.
The NBDMP explored a range of alternative development scenarios that defined the limits of
expected overall economic growth. Scenario C represented a middle course between the high
growth projections and associated demand for foreign workers of Scenario ‘A’ and the higher
productivity, slower Government growth, and restrained immigrant labour assumptions of
Scenario ‘B’. Scenario ‘C’ also incorporated a recognition of likely industrial growth under
the 5th National Development Plan and other future development plan initiatives. This
3-5
scenario was ultimately selected as a reasonable assessment of what was likely to occur, and
hence was adopted as the economic and demographic basis for the development of district
spatial planning strategies under the NBDMP.
Against this backdrop and with strong trends towards an increasing concentration of
population locating within the urbanised district of Brunei-Muara, three simplified
development strategies for distributing employment and population growth between districts
were explored under the Brunei Muara Development Plan 1987 (Figure 3.3).
BMDP 1987 : Strategy Alternatives Figure 3.3

Source : NBDMP 1986-2005, DTCP
3-6
Alternative Strategy 1 : Trend Strategy assumed the continuation of existing development

trends with little government control, resulting in extended ribbon and low-density
development. Its implementation was simplified by the absence of any direct bureaucratic
intervention in the development process. Alternative Strategy 2 : Consolidation Strategy
proposed development occurring away from Brunei-Muara, slowing down its rapid expansion
and relieving congestion within the capital. It required direct government intervention and
sustained political will to alter the present distribution trends of the population. Alternative
Strategy 3 : High Density Strategy assumed an increasing concentration of economic activity
and population within Brunei-Muara and allowed for its virtual stagnation elsewhere.
The Brunei Muara Development Plan 1987 eventually recommended a Composite Strategy as
the preferred means to achieving its spatial objectives. This approach acknowledged the
existing trends of urbanisation whilst attempting to incorporate the inherent benefits of
decentralisation. The strategy recognised existing development commitments and allowed for
the growth of existing centres, promoted population increases to occur in the wake of planned
increases in employment opportunities, and targeted the construction of new settlements at
specific localities within districts in an attempt to reduce the problems of land/housing
availability and the onset of issues associated with overdevelopment.
After establishing the basis for the preferred development strategy derived from the
background analysis and sectoral studies of the NBDMP, a Structure Plan for Brunei Muara
District was then able to be developed. The Structure Plan provides a spatial depiction of the
broad recommendations relating to district development over the twenty year period 1987 to
2005 (Figure 3.4). The plan was envisaged primarily to establish the initial framework for
land use and development over this period, largely for the benefit of Government decision-
making.
The Structure Plan was essentially a diagrammatic representation of the overall distribution
of future urban growth. The Structure Plan was subsequently refined under the Brunei Muara
District Development Proposals Map (Figure 3.5). The far western and south western areas
of the district were not included in the Proposals Map as it was felt that these areas were
unlikely to be urbanised, but would remain as either agricultural areas or as part of a green
belt restricting further outward urban growth.
The Structure Plan and accompanying Development Proposals Map reflected the preferred
development strategy and settlement structure for the Brunei Muara District. The plan
highlighted future urban growth in relation to existing developed areas as at 1986, including a
generalised indication of future residential areas.
The key elements of the proposed Structure Plan that are of significance to the development
of Brunei Muara District are identified as follows:
3-7
 the district as a whole was to function as a Level 5 community, with the focal point
being the central area around Bandar Seri Begawan and other higher order
facilities located in non-central locations. These were to be supported by three
Level 4 communities which were proposed for the district.
 a central Level 4 community would focus upon the existing BSB Centre, the Mile
One Centre and the Gadong commercial area. An eastern Level 4 community was
proposed on the Coast Road immediately to the east of Lambak Kanan upon what
was predominantly State Land. The western Level 4 community was to be located
within the Jerudong Valley midway along Jalan Jerudong, and was a longer term
option intended to be constructed after 1995;
 sixteen Level 3 centres were proposed across the district, each with a defined
commercial centre as their focal point;
 established urban residential areas were identified and were to intended to be

subject to infill development up to 1995. Potential areas for the establishment of
new residential areas were identified across the district, and were divided based on
their intention to be subject to development mainly before 1995 and mainly after
1995. The pre-1995 areas included the known Government housing projects to
occur at Rimba, Lambak Kanan, and Mentiri, whilst the post-1995 areas were
proposed at locations further from the central district including Muara, Meragang,
Tanah Jambu, Tungku, Katok and along the entire Jerudong Valley;
 key Government Industrial areas were identified at Serasa, Lambak Kanan East,
Beribi, and at the western side of the airport precinct. Outside of these, other
significant existing industrial areas within the district were located at two locations
in Kampong Bunut. On the north side of Bunut existed mixed industrial and
commercial activities whilst to the south adjacent the river an area was used for the
landing of building materials such as gravel;
 a network of major new parks for active and passive recreation were provided for
in the Structure Plan, including the Sungai Kedayan River Park, the Tasek
Reservoir, Subok Ridge, Kampong Ayer Hill Park, and the coastline of Tungku
Beach, Meragang Beach and Muara Beach. In addition a National Wildlife centre,
national Aviary and National Botanic Garden were also proposed within the
Structure Plan;
 two new Government Centres, mainly devoted to office functions, were proposed
at those areas nominated for those new Level 4 centres at Lambak Kanan east and
Jerudong. These locations were deliberately selected to counterbalance the
concentration of employment in the existing Central Area and the established
Government Centre at the old airport site; contributing to more balanced peak
demand traffic flows and a more effiient road network; and
3-8
BRUNEI MUARA STRUCTURE PLAN 2005 Figure 3.4

Source : Brunei Muara Development Plan 1987, DTCP
3-9
3-10
BRUNEI MUARA DEVELOPMENT PLAN 1987 : DEVELOPMENT PROPOSALS MAP Figure3-11

3.5
Source : Brunei Muara Development Plan 1987
3-11
3-12
 the conservation of areas of significant ecological or scenic value was proposed by

the Structure Plan as a principal objective, and included identified ridge
conservation areas, mangrove areas of the Sungei Brunei estuary, and assorted
islands designated as Wildlife Sanctuaries or Nature Reserves by the NBDMP
Special Report on Wildlife Conservationa and Management.
3.1.3 National Land Use Master Plan 2006-2025
The National Land Use Master Plan is a broad scale land use planning blueprint for Brunei Its
primary purpose is to ensure that adequate land is available and appropriately located to
sustainably accommodate the housing, employment, and environmental needs of the nation
up to 2025 and well beyond. It achieves this within a framework that does not compromise
the significant natural, scenic, and resource assets that define the nation’s character, whilst
simultaneously offering long term economic and social development opportunities.
The NLUMP prescribes a set of definitive Policy Statements which provide a national context
to guide land management, planning and decision making processes. Whilst they are a largely
harmonised series that allow for a coordinated and holistic approach, it is inevitable that some
trade-offs between divergent policy objectives will occur. The Policy Statements address
issues within twenty broad areas of national significance that, directly or indirectly, have an
impact upon national land use planning. The range of topics covered includes Sustainability,
Environmental Conservation, Natural Resource Management, Urban Growth and Settlement,
Rural Development, Housing, Integrated Transport Networks, and Infrastructure Planning
and Coordination.
The NLUMP recognised that
“ ... urban growth occurs almost exclusively over a diffuse and rapidly
expanding urban footprint, with accompanying organic ribbons of
development intensifying adjacent to major road corridors. This settlement
pattern has evolved largely through a mixture of planned, ad hoc, and
fragmented responses to land use, transport and economic activities, and
have been largely inefficient and ineffective approaches to land utilisation
and management. If urban development continues to follow these existing
trends, the national urban structure will ultimately be an indistinguishable
and continuous strip of urbanised development running the full length of the
country’s coastline and providing little opportunity for the development of
any distinct urban character between districts and mukims..”.
3-13
The trend of unrestrained urban sprawl has resulted in encroachment and subsequent impact
upon other potential land values and land qualities, and especially upon the nation’s good
quality natural resource values and natural environmental assets. The NLUMP viewed their
protection as essential to the nation’s efforts at diversifying the economy and providing a
more balanced distribution of employment and development opportunities.
A fundamental principle of the NLUMP is that urban growth and urban expansion must be
planned and managed so as to minimise their potential impacts upon these country’s natural
resources and environmental assets. This requires a highly sustainable pattern of development
that is based upon strategies for more efficient utilisation of land and infrastructure, and by
implementing tighter controls over ad-hoc and dispersed forms of development.
To achieve this, the NLUMP proposed a number of Policy Statements and supporting Policy
Measures, complementing a revised national zoning plan. The Policy Statements provide a
national context to guide land management, planning and decision making processes. Whilst
they are a largely harmonised series that allow for a coordinated and holistic approach, it is
inevitable that some trade-offs between divergent policy objectives will occur. The Policy
Statements address issues within twenty broad areas of national significance that, directly or
indirectly, have an impact upon national land use planning. The range of topics covered
includes Sustainability, Environmental Conservation, Natural Resource Management, Urban
Growth and Settlement, Rural Development, Housing, Integrated Transport Networks, and
Infrastructure Planning and Coordination.
The Policy Statements are supported by Policy Measures, the important priority actions
required to achieve the major national priorities and strategic goals. They were developed
with a view to attaining a unified policy on national land use geared towards the preferred
national urban structure. They require support with adequate resource allocation and ongoing
Government commitment to a culture of change if they are to be successful.
3.1.4 Bandar Seri Begawan Development Master Plan 2010
An initiative of the BSB Municipal Department and the Ministry of Home Affairs, the
Bandar Seri Begawan Development Master Plan (BSBDMP) has been developed as a
strategic path to guide future development within the BSB Municipal Area up to 2035. The
Plan has been developed around three guiding principles:
 A liveable city celebrating ecology and heritage;

 Sustainable and Diversified Economic Progress.
3-14
To achieve this, the BSBDMP focuses development activity into a Central Corridor of growth
(Figure 3.6), intending to create quality urban spaces within compact mixed use
neighbourhoods that support an Integrated Public Transport System. This Central Corridor,
aligned along a Riverfront Eco-Corridor, incorporates key places and elements to be realised
by the BSBDMP including:
 Fully protected riverfront, parkland and ridgeline forests;

 Redevelopment of non-optimised lands across the city;
 Complete restoration of a sustainable economic heritage at Kampong Ayer;
 Additional hotels and riverfront resorts along the Riverfront Eco-Corridor;
 An expanded wellness and retirement centre around the RIPAS hospital;
 Lifestyle, entertainment, retail and dining integrated along a pedestrian-oriented
retail street;
 A physically unified Government;
 International Trade and Exhibition Centre at the airport;
 Information and Computer Technology Business Park; and
 Neighbourhoods beyond their corridor with their own vitality and identity.
The BSBDMP identified five key activity nodes referred to as Action Areas for which more
detailed study was undertaken. In addition, five Infill Areas were identified to undergo a
significant intensification of their existing uses. Finally, five Vitalisation Areas identified
areas where improvements to neighbourhood character and identity were deemed as critical.
In essence, the vision for Bandar Seri Begawan is to reaffirm its role as the dominant
commercial, cultural, economic and administrative centre of the nation, and in the process to
become one of the world’s most liveable cities. With a tripling of the population within
BSB’s municipal boundaries envisaged by the BSBDMP requiring a sustainable approach to
future development, the BSBDMP proposes a strategic densification of the city core along a
restored Sungai Kedayan. Recommended increases to development entitlements within Low,
Medium and High Density zones and the introduction of Mixed Use (Residential/Retail)
areas allow the BSBDMP to achieve significantly greater dwelling units per hectare than
what were nominated under the NBDMP.
3-15
BSBDMP : PROJECTED NEW DEVELOPMENT ALONG Figure 3.6

CENTRAL GROWTH CORRIDOR
3-16
Source : BSBDMP 2010, Jabatan Bandaran
3-16
The underlying intent is to ensure that a higher intensity of development is concentrated

along the main transit corridor and activity nodes of the proposed Integrated Public Transport
System catalyst project.
3.1.5 Muara Local Plan and Port Study 1988
The Muara Local Plan and Port Study 1988 was the first major plan to be completed under
the Development Planning Scheme. Commissioned in response to the intense development
pressures arising from the creation of the nation’s only deepwater commercial anchorage, the
first volume of plan provided a detailed land use allocation of the study area, the boundaries
of which broadly follow the mukim boundary of Serasa. It also incorporated the needs and
requirements of the commercial port and other uses requiring access to Muara’s deepwater
access, and in particular the RBAF Naval Base requirements.
3.1.6 Meragang Beach Master Plan 1995
The local plan area contains undisturbed beaches, high quality secondary rainforest and
wetland areas, and the remains of a colliery. The Master Plan sought to provide public access
and interaction with the natural environment and cultural features (Brooketon Colliery), and
protect sensitive and high quality environments where necessary. It included an array of
conservation, recreation and educative facilities and environments for public use and
protection of ecologically sensitive areas where necessary. To date initiatives of the Meragang
Beach Master Plan have not been commenced.
3.1.7 Mulaut Local Plan 1998
This plan was to be originally prepared for Jerudong Valley; however during preparation the
consultants were advised that there were major development initiatives to the north, and
high probability of large-scale land acquisitions immediately to the south of Kampung
Jerudong for unspecified developments. Investigations were subsequently redirected further to
the south and redesignated as the Mulaut Local Plan Area. The Local Plan was eventually
prepared, and was accompanied by a Concept Plan providing indicative land-use/development
guidelines of adjoining land to the south. Both plans recognised their strategic location and
subsequent increasing popularity as a place of residence, and that population growth
concentrated in the area west of Bandar Seri Begawan had fuelled rising demand for urban
land use and increased pressures on agricultural and undeveloped land holdings, and that
major infrastructure provision appeared supportive of this development.
The Local Plan Area (LPA) and Concept Plan Area (CPA) objectives and proposals under the
Mulaut Local Plan can be summarised as follows:
3-17
 Settlement Consolidation so that the area becomes the dominant urban satellite
settlement west of the national capital;
 Control location of commercial development by allocating an area (Lampaki

Service Centre) as the major focal point for commerce and trade in the Local Plan
Area, and restrict further expansion of commercial development only to the
existing areas nominated north of Jalan Tutong;
 Promote infill development of existing residential areas, allow for increased

densities in selected locations, create medium density neighbourhoods in others,
consolidate the existing settlement between Sungai Damuan and Mutamba, and
improve linkages to north (LPA area);
 Provide an industrial employment centre for selected non-polluting industries,

including agro-based industries, to meet the demand for employment opportunities
that inevitably stem from population growth. The local plan allocated new
industrial areas in the LPA and CPA, as well as providing opportunity of
expansion of the existing industrial area;
 Develop as a major centre for agricultural and horticultural production and for
agro-tourism;
 Capitalise on its location as a strategic hub in what was considered likely to be part
of the Pan-Borneo Highway route;
 Resolve the fundamental issue of drainage by constructing a retarding basin west

of Jalan Mulaut-Limau Manis, and widening/channelisation of Sungai Damuan
and Sengkurong along the northern and eastern boundary. This also provided for a
green belt and ‘town park’ recreation area to meet the open space needs of the
community;
 Allocate and protect large areas of land south of Sungai Damuan for agriculture
and horticulture, and protect them from development; and
 Relocate the abattoir to outside the local and concept plan areas.
3.2 Major District Development Commitments
The major current government development projects and known development commitments
which will have implications for settlement and growth within the Brunei Muara District Plan
study area are shown in Figure 3.7. They are briefly described in the following chapters :
3-18
3-19
MAJOR PROJECTS AND DEVELOPMENT COMMITMENTS: BRUNEI MUARA DISTRICT Figure 3.7
Source : BMDP 2010-2025 Proposals and Strategies Report, DTCP
3-19
3-20
3.2.1 BSB International Airport Modernisation
In order to facilitate an increase in economic activity for Brunei, the BEDB, in collaboration
with the Department of Civil Aviation are undertaking a modernization project for the Brunei
International Airport Terminal. Aimed at improving the existing environment and
appearance, this project is expected to enhance convenience to passengers and the public
through the expansion of floor areas, the development of iconic structures and green features,
as well as the installation of a much improved security system.
The Brunei International Airport is also upgrading its runway over a 30-month construction
project as part of concurrent efforts to improve the strength of the whole apron area and
runway to facilitate the arrival of new model aircrafts.
The modernisation project is looking to double the current annual passenger capacity from
1.5 million to three million. Increases to the number of check-in and immigration counters are
proposed, and overall the airport's floor space will increase to around 19,000m2. About
4,000m2 of this space will be available for tenancy to retailers. Car parking has long been an
issue, and a new 600 space car park will increase car parking capacity to 1,700 vehicles.
These modernisation projects are currently being implemented. With improvement works
commencing in 2011, it is anticipated that construction will take 36 months and be completed
by November 2014.
3.2.2 Muara Port Expansion
Muara Port is the main point of cargo movements, with over 98% of imports in 2012 arriving
through Muara Port, while exports represented 67% of the total exports, or 22,997 tonnes
(OBG, 2013). The port clearly provides a critical role in national trade, providing the various
required facilities such as containers, storage and transshipment to meet demand.
The existing Muara Conventional Terminal has six berths along its 611m length, whilst the
Muara Container Terminal has a berth length of 250m. The capacity of the container terminal
is between 220,000 and 300,000 twenty-foot equivalents (TEUs) per year. In 2011 the port
handled 101,397 TEUs of cargo in, and whilst this is an 8.7% increase over the 93,230 TEUs
from 2010, it still indicates that the port is operating well below its capacity.
Despite this, the port and associated infrastructure have been subject to several upgrades.
Most recently, the construction of three inland container depots (ICDs) to enhance Muara’s
container processing capabilities has been undertaken. The ICDs, located at Muara, Kuala
Lurah, and Sungai Tujoh, Belait, offer better storage, refrigeration and Customs processing
3-21
facilities for containers imported through the main port. The Ports Department also have a
large 12.3 hectare gazetted site along the Coastal Highway near Meragang where another
ICD is being proposed.
Additionally, the port authorities are also looking at the expansion of the Muara Container
Terminal. The proposed expansion is prompted by the anticipated increase in containers once
the heavy industries on Pulau Muara Besar begin operations. RKN9 2007-2012 contained
provision for expansion, and this has been carried over to the 10th National Development
plan for 2012-17.
The main proposal involves a 150- 200m extension to the container wharf, providing for one
more container berth and one additional crane, along with associated equipment for power
generation and container handling. The Ports Department are also in the process of
embarking on a study to develop a Muara Port Masterplan, which will involve ascertaining
the structural integrity of the conventional terminal, accommodating future requirement for
cruise ships, re-positioning and re-evaluating the functions of warehouses, the development
of other value-added services and the development of logistics centre to facilitate trans-
shipment activities.
Approximately 15 hectares of undeveloped waterfront land immediately to the south of the

existing container port facility is included as part of the Government gazetted area for the
port, and this will be presumably be the focus of new development as well as included in the
future Master Plans. There is clearly an emphasis on improving the profitability of the Muara
Port, with comparatively high port charges for the region and declines in trans-shipment
cargo movements remaining areas in need of attention. Efforts to improve operational and
port connectivity continue as the country strives to become a transit trading hub in the East
ASEAN region, and as the Ports Department moves towards corporatisation by 2015.
3.2.3 Brunei Muara – Temburong Bridge Connection
The physical isolation of Temburong District has long been acknowledged as hampering both
district and national development. Most recently, the National Land Use Master Plan 2006-
2025 underlined an urgent need for a comprehensive investigation into all the options for
improving the physical connectivity between Temburong and Brunei-Muara Districts.
A feasibility study for a Brunei-Muara to Temburong bridge link was subsequently

commissioned, and undertaken by consultants on behalf of JKR. The Feasibility Study was
completed in 2012. It found that the bridge project was technically feasible, economically
viable and that environmental impacts could be mitigated. A brief preliminary environmental
3-22
impact assessment of a preferred route had been undertaken as part of the feasibility study,
and a decision was made that the project would proceed.
In September 2012 tender submissions were invited for a more comprehensive Environmental
Impact Assessment, the purpose of which was to provide detailed information on the nature
and extent of environmental impacts arising from the construction of the project and related
activities which would contribute to the decision making process. Six local firms have been
contracted to conduct the environmental impact assessments, soil investigation, and marine
and land surveying.
The Government has since decided to construct the new dual two-lane road and bridge link
with a total length of approximately 30 km between Brunei-Muara District and Temburong
District. The project will include 2 cable stayed bridges and approximately 14.5 km of marine
viaducts across the Brunei Bay, approximately 11.8 km of at-grade road and structures in
Temburong, and tunnels and at-grade roads within the Brunei-Muara District. The project
location and overall layout is shown at Figure 3.8.
In June 2013 the Government invited tenders for prequalification for the construction of the
proposed bridge. The construction involves marine viaducts across Brunei Bay (13.4km) and
Sungei Brunei (8.1 and 5.3km), as well as mainland tunnels beneath the Subok ridgeline
generally between Jalan Kota Batu and Jalan Penghubung Mentiri. The bridge also requires
provision for connection to Pulau Berambang, Pulau Baru Baru and Pulau Pepatan, and will
also incorporate provision for infrastructure service connections between the two districts.
With a projected completion date of 2018, the Temburong connection bridge will not only
boost development within Temburong District, but will also complete a missing component of
the Pan Borneo Highway that is vital to fostering greater economic ties between Brunei and
Sabah.
3.2.4 Sungai Brunei Bridge
The potential for a bridge across Sungei Brunei linking Bandar Seri Begawan and Mukim
Lumapas has also been under consideration for many years.
In June 2013, the Ministry of Development signed a $138.9m deal with domestic firm Swee
Sdn Bhd and South Korea’s Daelim Industrial to build a cable-stayed bridge across Sungai
Brunei. At 607m in length the new bridge will connect the north and south of the river. This
36-month project comes under the RKN10, and is expected to be completed by 2016.
3-23
BRUNEI MUARA TO TEMBURONG BRIDGE Figure 3.8

PROPOSED ALIGNMENT
Source : www.pwd.gov.bn accessed June 2013
Together with the cable-stayed bridge, the project involves expanding the existing road
measuring about 2km and the provision of two interchanges. It will be a four-lane bridge with
only one tower, which will be constructed with concrete and will be 161m high. The bridge
has been designed as a reflection of the Muslim culture. The tower resembles a mosque’s
traditional dome, and a Muslim praying room is planned to be built on the first floor of the
tower. The bridge is expected to become a landmark representing Brunei with its unique
design and size. (Figures 3.9 and 3.10)
3-24
PROPOSED SUNGEI BRUNEI BRIDGE Figure 3.9

Source : eng.daelim.co.kr accessed May 2013
PROPOSED SUNGEI BRUNEI BRIDGE Figure 3.10

Source : eng.daelim.co.kr accessed May 2013
3-25
Presently the residents of Mukim Lumapas have to travel up to 30km via Jalan Bengkurong
and Jalan Tutong to reach Bandar Seri Begawan by road. The proposed bridge connection not
only will reduce travel times significantly, but will also reduce traffic congestion upon these
feeder roads to the capital, especially during peak travel times.
The implications for Mukim Lumapas are far greater than traffic issues however. With the
impending linkage across Sungai Brunei, Mukim Lumapas will suddenly find itself
immediately accessible and on the doorstep of Bandar Seri Begawan and beyond. The mukim
will undoubtedly come under immediate development pressure, and it is already the subject of
Government scrutiny with regard to the location of housing projects in the area. At one stage
a series of 14-storey residential towers were being seriously considered for the mukim, and
whilst Government has since become more conservative on the vertical scale of future
housing developments, a vertical housing project of some form remains a viable option so
close to the capital.
With the impending commencement of the new Sungai Brunei Bridge, the need for a Mukim
Development Plan for Lumapas to guide the future growth and development in advance of
any bridge construction is paramount.
3.2.5 Serasa-PMB Connection Bridge
A third bridge connecting Pulau Muara Besar to the mainland at Serasa is also to be
constructed. In August 2012 the BEDB announced that, following the completion of an open
tender called by the BEDB in 2011, a joint Korean-Brunei Consortium had been appointed to
provide consultancy services for the proposed construction of Pulau Muara Besar bridge.
The bridge will provide mainland connectivity and support industrial development on Pulau
Muara Besar as well as serving as a utility corridor to reticulate power, water and
telecommunication services between the mainland and PMB. It is understood that the bridge
will extend approximately 2.8km across Brunei Bay between the southern end of BINA
Serasa on the mainland to a point on the south western side of Pulau Muara Besar. It will link
up with a proposed arterial road on Pulau Muara Besar that will traverse west to east for
around 4km to a proposed petrochemical industry site at the eastern end of the island.
Engagement with key stakeholders, including government authorities and local service
providers, was to be undertaken to determine the specification requirements for the bridge and
utilities. This was to be followed by the development of front end engineering design for the
bridge, main road system and basic utilities on the island, with the intention of issuing a
Request for Proposal for the bridge construction by end of 2012. BEDB expects to complete
the main road across PMB island and the access bridge from the mainland in 2016.
3-26
An indicative concept plan of the likely alignment of the PMB Bridge based on early
discussion with the BEDB is shown at Figure 3.11.
ALIGNMENT FOR PMB-SERASA BRIDGE Figure 3.11

Source : MSLP Inception Report, DTCP
3.2.6 Pulau Muara Besar
One of the key pillars of the Wawasan 2035, the long-term blueprint for the future of Brunei
Darussalam, is to encourage investment in downstream industries as well as in economic
clusters beyond the oil and gas industry to support this ambitious plan, the nation is working
to boost the country's transport system and thus allow a more effective transfer of raw
materials and goods, while also developing the country as a cargo transit hub for the region.
Under RKN9 2007-2012, a B$300m budget was allocated for first stage of development for
an integrated container port, export processing zone and manufacturing hub at Pulau Muara
Besar. A feasibility study concluded that a major container port was feasible. However since
that time there has been a shift in the development focus of the island, with the current
direction predominantly centred on the establishment of the island as a centre for
petrochemical industries and related facilities.
3-27
3.2.7 PMB : Oil Refinery and Aromatics Cracker Project
In July 2011 the BEDB formally announced that Brunei Darussalam had consented to the
establishment of a US$2.5 billion oil refinery and aromatics cracker project. The oil refinery
and aromatics cracker project, which will be developed in two phases by Zhejiang Hengyi
Group Co. Ltd. (Zhejiang Hengyi), a leading private Chinese company, will be located on a
260-hectare site at the eastern end of Pulau Muara Besar.
With a production capacity of approximately 135 thousand barrels per day, the first phase of
the refinery and aromatics cracker project will comprise the production of petroleum products
such as gasoline, diesel and jet A-fuel, as well as paraxylene and benzene which are mainly
used in textile production. A small area has also been set aside at the western end of the island
for a storage facility to accommodate oil and chemical storage.
A portion of the crude oil and condensate, which will be used as feedstock, will be sourced
locally and a portion of the gasoline, diesel and jet A-fuel produced will be marketed
domestically in order to meet the growing demand of local consumption.
The establishment of the oil refinery and aromatics cracker project in Brunei is expected to
create more than 800 jobs, of which the majority will be for local Bruneians. A target
commencement date for Phase 1 of their operations is set at 2015.
Following successful completion of Phase 1, the company plans a further investment of

US$3.5 billion for the expansion of the refinery to allow for the production of olefins, which
are used as raw materials in plastic production. This expansion is expected to create a further
1200 employment opportunities. In addition to creating a significant boost in local
employment, the project is also expected to procure non-technical supplies from local
companies as well as other indirect spin-offs and increased economic activity such as plant
construction and maintenance, packaging, shipping, logistics and warehousing, as well as
training and development opportunities in relevant fields.
3.2.8 PMB : Integrated Marine Supply Base
Land has also been set aside for an Integrated Marine Supply Base (IMSB) to be located on a
small 11 hectare site on the southern coastline of Pulau Muara Besar. The development of the
IMSB is driven by the national objective to maximize the value of economic activities
generated by the oil and gas industry, with the intention that all offshore oil and gas
exploration and production supply base activities be consolidated at this location.
3-28
Tender documentation released by BEDB in October 2011 indicate that the IMSB is
envisaged as a fully integrated facility inclusive of a fabrication yard, capable of providing
total support solutions to the oil and gas industry in a highly efficient and competitive
manner, while having the necessary capacity to serve both the short-term market requirements
for support services for the domestic oil and gas industry (inclusive of deepwater blocks CA1
and CA2) as well as the mid-to-long term requirements for support services for both the
domestic and regional oil and gas industry
3.2.9 BINA Lambak Kanan East Industrial Park Expansion
The Lambak Kanan East Industrial park is located approximately 20km from BSB at
Kampong Salambigar. Phase 1 of the existing estate has an area of just over 30 ha, with Phase
2 adding a further 40 ha of land (Figure 3.12).
ha
LAMBAK KANAN EAST BINA ESTATE Figure 3.12

Source : www.bina.com.bn accessed December 2012
3-29
The industrial estate, originally established by BINA, was initially intended for light
manufacturing industries on smaller plots for domestic industry consumption. However the
BEDB have become increasingly involved in the industrial sector, and are seeking to attract
large-scale industries as part of efforts for economic diversification.
To this end the BEDB are proposing a major expansion of the Lambak Kanan East Industrial
Park, with a further 67 hectares to be added to the western side of the existing estate. It is the
intention for the estate to support one of the focal industry clusters intended to drive Brunei’s
economic future, with the emphasis on halal food and beverage and pharmaceuticals, as well
as light manufacturing industries. The global halal market is huge and could be a fast growing
market for Bruneian manufacturers to tap into.
Viva Pharmaceuticals are finalising construction on a 9,200m2 first phase of their halal
pharmaceuticals and nutraceuticals manufacturing plant, which will focus on generic drugs
(tablets and capsules), nutraceuticals (softgels) and cosmetic products. The plant is due to
commence production and exports later this year, with subsequent construction and
production phases (including antibiotics production) postponed until the necessary support
infrastructure is constructed.
The BEDB also expects investment from oil country tubular goods and a light assembly plant
to help indirectly develop local enterprise as well.
3.2.10 Rimba Digital Junction
The Rimba Digital Junction is another BEDB initiative which seeks to establish an
information and communication technology and high-tech industries cluster on a 15 ha site
adjacent the Rimba Housing Scheme (Figure 3.13). The site was also one of two options
under consideration for the location of a new district hospital. However in light of the recent
Government commitments regarding the Rimba Digital Junction this location is now most
unlikely.
In 2012 the Government announced a joint venture undertaking with Canadian-based firm
CAE, a global leader in modeling, simulation and training for civil aviation and defence, for
the development of a world-class Multi-Purpose Training Centre (MPTC). The MPTC facility
will offer training for professionals across a number of segments including defence,
aerospace, emergency management, health care and energy, and will feature modern
infrastructure for military and civilian training, including simulator bays to provide flight
training. The MPTC also aims to leverage on Brunei’s key strengths and expertise as a well-
established oil and gas producer by providing a range of industry-specific training solutions to
cater to growing exploration and production activities in the country.
3-30
RIMBA DIGITAL JUNCTION Figure 3.13

Source : BEDB Presentation “Business Opportunities in Brunei Darussalam” dated October 2012
The Multi Purpose Training Centre is seen by Government as an example of Brunei

leveraging on its strengths to diversify and grow new knowledge-based industries, while
creating high-quality jobs for its people. With an investment being estimated to be around US
$80 million through a potential partnership, this project represents one of the largest single
investment in the non oil and gas sector secured by the BEDB to date. Construction
commenced with a ground breaking ceremony in June 2013, and the development is expected
to be completed and operational by mid 2014.
There are also plans for a national data centre and disaster recovery centres to be established
at the Rimba Digital Junction site. The data centre is seen as a potential industry for Brunei
given the stable political climate, strong infrastructure, and lack of natural disaster threats.
The data centre would include a hydrocarbon data centre and seismic data centre, as new laws
mandate that companies in the energy sector are required to keep their data within Brunei. In
3-31
2012 the BEDB invited tender submissions to scope government, industry and siting
requirements, business and administrative/legal frameworks, and Request for Proposal
documentation and evaluation for a National Data Centre.
3.2.11 Meragang Housing Scheme
The Kampong Meragang Housing Scheme is the major residential housing project under
development within Mukim Serasa. The development is presently nearing completion, with
some houses already occupied, and more houses scheduled to be awarded during 2013. The
housing project will ultimately yield 1,933 housing units.
The majority of the housing is in the form of single detached bungalows, however there are
patches of attached terrace housing interspersed within the predominantly detached bungalow
neighbourhoods in development phases H1 to H6.
In addition to the above, a 41 hectare lot within the scheme has been set aside for a further
extension to the Kampong Meragang Housing Scheme. Anticipated under the next RKN
2012-2017, this proposed vertical housing project is proposed to yield an additional 2,500
housing units. It is presently subject to approval, and if this is forthcoming it will have
significant ramifications for population growth and the urban settlement structure for the
district and mukim, and will meet more than half of the projected future dwelling demand for
Mukim Serasa.
Another site with an area of 0.8 hectares has also been identified within the HDD Master Plan
for Meragang Housing Scheme as being allocated for “apartments”, however there are no
details as to the scale and nature of the proposed apartment building currently available.
3.2.12 Tanah Jambu Housing Scheme
The Tanah Jambu Housing Scheme located in Mukim Mentiri is also nearing completion,
with a total of 1,522 houses being developed. In addition, another 356 houses under the
STKRJ are also being developed within the site. Dwelling units are predominantly semi-
detached or terrace houses. In May 2013 around 430 terrace houses were formally granted to
recipients, and ongoing allocations will also occur during the course of 2013.
The Housing Development Department have also previously indicated that they are also
considering a vertical housing project within the Tanah Jambu site, with a potential 2,500
units, however to date there have been no details as to the status of these deliberations.
3-32
3.2.13 BEDB Pilot Housing Project, Mengkubau
In response to the rapidly growing number of citizens applying for houses under the National
Housing Scheme, the BEDB has been undertaking three pilot projects for the construction of
a total number of 7500 low-cost houses. The largest, and also the biggest housing project to
date, is for the construction of 4,000 houses upon a 309 hectare site at Kampung Mengkubau
in mukim Mentiri. Commenced in February 2010, it is expected to be completed by the first
quarter of 2014.
Two types of housing are under construction, semi-detached housing with a lot size of 400m2
(1,600 units) and terrace housing with a lot size of 250m2 (2,400 units), achieving an overall
development density of 12.5 dwellings per hectare. This is a clear shift away from established
housing schemes such as at Lambak Kanan, Rimba and Mentiri, where the emphasis was
upon detached bungalows on generous allotments ranging between 675 m2 to 1011m2.
3.2.14 Lambak Kanan Vertical Housing Project
A 47 hectare site at Lambak Kanan has been confirmed as the proposed development site for
the first vertical government housing scheme to be constructed within Negara Brunei
Darussalam. Tender documents released in 2010 indicate that master plans for the
development were to incorporate not less than 1,500 units of apartment blocks, with a
residential building footprint extending across 14 hectares (30% of the site). Master plans
were also required to include multi-purpose open-space area, and other common amenities
such as recreation facilities, schools, community centres, and commercial/retail facilities. The
scope of the tender documentation also called for the construction and completion of an
initial stage of the master planned area, representing approximately 420 units upon a 4
hectare land area within the development site.
Proposed unit sizes were required to range from between 85 m2 (10% of units), 115 m2
(60%), and 130m2 (30%). Design heights of the development were specified in the tender
documentation to a maximum of 12 storeys high. Further discussions with HDD held in
August 2011 have indicated that, for the initial schemes, they intend to take a more
conservative approach and consider lower design heights of six storeys. This approach has
since been reaffirmed in January 2012 with the Development Minister formally announcing
the construction of a six-storey vertical housing development at the Lambak Kanan site.
The Lambak Kanan vertical housing proposal represents the first serious attempt by the
Ministry of Development to introduce vertical housing and to socialize this significant shift in
housing policy to the general public.
3-33
3.2.15 Other Vertical Housing Projects
Vertical housing has also been previously considered for Mukim Lumapas, with the Housing
Development Department having raised the possibility of a vertical housing project within
Mukim Lumapas which was widely reported during 2011. A development yield of 2,500
units was targeted for an allocated land area of 103 hectares, with early concepts indicating a
series of 14 storey residential towers as being under consideration by the Department.
Similarly high yields from vertical housing have also been considered within other housing
scheme areas of Brunei Muara District, with sites in Tanah Jambu, Meragang, Salambigar
and Kampong Rimba all mentioned as possible candidates for high unit yield vertical housing
projects on comparatively small land areas. However with the indications for a conservative
approach to building scale now occurring for the Lambak Kanan vertical housing project, the
initial projections of potential dwelling yield may need to be revised downwards if only low-
rise housing options are to be pursued.
3.2.16 Lugu Housing Scheme and Extension Areas
The Landless Housing Scheme at Kampong Lugu was commenced in 2010 and is expected to
be completed by October 2013. A total of 520 units (8 semi-detached houses and 502
terraces) occupies an area of 130 ha, and the completion and allocation of this housing is
imminent.
The balance of the Lugu housing site, comprising approximately 300 hectares, has been
targeted by the Housing Development Department for a dwelling yield of 5,000 units. Terrace
housing and cluster housing are the higher density forms of residential development being
considered in this area, with the original layout plans for the area having been reviewed to
achieve a far higher unit yield.
Additionally, an area of 203 hectares has been allocated immediately south of the STKRJ site.
Further government housing development for this area is proposed, with the HDD releasing a
quotation document in April 2013 inviting submissions for the preparation of conceptual
layouts for ‘high density development’. Whilst no specifications on the number of units or
intended residential densities are included in the quotation document specifications, it is
understood that a total of 5,000 units are proposed for this area.
Another 214 hectares has been identified at the north eastern edge of the site, and figures of
5,000 to 6,000 units have also been mentioned for this additional land area, although no
formal quotation documents have been released. In any event, there is a significant influx of
future housing anticipated for the Lugu area, with at least 11,000 and possibly up to 16,000
new dwellings potentially to be concentrated within the Lugu area alone.
3-34
Furthermore, 12km to the east at Kampong Keriam in Tutong District a further 6,000 houses
are also being considered, with the HDD also releasing a quotation document inviting
submissions for the preparation of conceptual layouts for ‘high density development’ in the
Keriam area as well.
3.2.17 Ongoing Expansion of University Brunei Darussalam
The existing grounds of UBD is undergoing intensive re-development in recent times, with a
range of new developments either recently completed or in the pipeline under RKN9 and
RKN 10, including:
 Finance and Islamic Bank Management Centre;

 Information Communication Technology Building;
 Medical Institute Building;
 Expansion to Admin Block;
 Student Residential College;
 Construction of new Science Faculty Building;
 Extension to Health and Science Building;
 Extension to Student Affairs Building;
 Lecture Theatre Complex, Phase 1;
 Sports Complex Phase 2;
 Library Phase 2; and
 Institute for Leadership, Innovation and Advancement.
This level of investment will continue to elevate the UBD as a world class education and
research precinct of regional significance, and provides a strong foundation for it to become
an increasingly important driver in the district and national economy.
3.2.18 Agro Technology Park
In recognition of the need to support innovative and technology-oriented businesses to the

agro sectors of the economy, the Brunei Government is developing a Brunei Agro
Technology Park (BATP). Envisioned as a "hi-tech" one-stop industrial community, the park
is to provide local and international food sector companies with a state of the art platform to
support their activities in the region. Located on a 500 hectare site at Kampung Tungku in
mukim Gadong, the BATP will also accommodate the following activities:
3-35
 research and innovative technology application and commercialisation in

agriculture, fisheries, horticulture, food and forest products, pharmaceuticals,
cosmetics and aromatics;
 product testing and certification;
 business incubation and innovation;
 production, distribution and logistics; and
 education and training.
With a total development cost of nearly B$500 million, it is hoped that the facility will boost
the country's agricultural output to an estimated B$2.7 billion by 2023. It will also incorporate
tourism development initiatives including a wellness resort, parks and gardens.
Construction of Phase 1A has commenced in January 2011, and is anticipated to be completed

during 2013. It includes a mix of business uses, government laboratories, the Food
Development Centre, Halal Science Centre, food processing incubators and the first phase of
the botanic gardens. The necessary infrastructure required to complete the works has been
estimated at 4.7 kilometres of roads, 22 kilometres of high voltage cables, a main electrical
intake station and six substations.
The park is built on the prospects of cluster developments that support the progression of
Halal industry, growth of small and medium enterprises and cooperatives, natural tourism,
industrial incubators, food security and biodiversity development. Phase 1 cluster proposals
include:
 An Education Cluster - incorporating a Research Centre for commercialisation,

product testing and Halal certification focusing on science, agriculture, food
technology, pharmaceuticals, cosmetics and aromatics. Also in this cluster is the
Halal Science Centre, which will serve as a global reference institution related to
Halal. The centre will implement activities through the laboratory analysis of
food ingredients that are of dubious Halal status, and provide support to the Halal
certification requirements. The cluster will also include the Food Development
Centre, focused on the development of Agrifood products for local markets and
abroad. Meanwhile, the Education and Training Centre will be the support centre
for SMEs with access to research facilities and incubators;
 A Logistics and Distribution Cluster - which aims to attract local and overseas
firms who wish to produce, package and distribute products under the Brunei
Halal Brand;
3-36
 A Processing Cluster – including a food processing incubator for the development

of SMEs and the provision of processing equipment and training and support for
aspects of processing, packaging, marketing and financial assistance; and
 A Botanic Garden Cluster - an area that provides a site of local cultivation of

plants that have values such as medicinal traditional values, tropical fruit and
forest plants at the same time for the purpose of eco-tourism.
3.2.19 High Tech Farming at Kampong Masin
In 2011 the Department of Agriculture and Agrifood under the Ministry of Industry and
Primary Resources called for tenders to prepare a development masterplan to redevelop the
Batampu Agricultural Development Area into agricultural high-tech farming with a leasing
system. This area, totaling 480 hectares and divided into 219 two hectare lots, is prone to
flooding and subsequently underutilised. The study seeks to formulate short and long term
strategies geared to transforming the area into a high tech agricultural farm that employs
sustainable and progressive agricultural activities.
3.2.20 Second District Hospital for Brunei Muara
The existing RIPAS Hospital has a capacity of 607 persons as at 2011, and this is set to
increase significantly with the B$57 million construction of a new block housing the Women
and Children’s Clinic. Scheduled for completion in early 2014, this entire new block will
house the existing children and maternity wards which are to be relocated from their current
locations within the hospital.
The Ministry of Health also has indicated plans to build a new hospital to meet the needs of a
district growing population (OBG, 2009). Of the two possible development sites within
Mukim Gadong ‘A’ under consideration by DTCP, one has since been committed to the
Rimba Digital Junction development proposals. The remaining site occupies an area of 6.88
hectares and is opposite the south-western corner of the airport. This site is surrounded by
established housing projects (predominantly smaller scale STKRJ and Expo Housing
schemes) to its north and west. It also immediately adjoins the Gadong Health Centre and a
nursing home to the north, and the Civil Service Institute Building to the south.
3.2.21 International School Brunei Relocation
A 6 hectare parcel at Mukim Berakas ‘B’ (Kampong Sungai Hanching) has been gazetted for
the proposed relocation of the International School Brunei. The school currently occupies an
area in the north western corner of the Ministry of Defense’s Bolkiah Garrison fronting Jalan
3-37
Dato Haji Ahmad in Mukim Berakas ‘A’. It is understood that the lease for the school has
expired, and that the Ministry is keen for the school relocation to occur so that they can
realise their own development intentions envisioned for the Bolkiah Garrison.
3.2.22 New Stadium Site, Mukim Berakas ‘B’
A 44 hectare parcel within Mukim Berakas B has been gazetted for a sports facility. Whilst
there are no specific plans or proposals for the site available from the Ministry of Culture,
Youth and Sports currently available in relation to this site, the large area is comparable to the
size of the National Stadium. Clearly there is scope for a multi-purpose recreation complex
incorporating a main stadium, additional playing fields, and other indoor and outdoor sports
facilities and support infrastructure.
3.2.23 Religious Teachers College, Mukim Pengkalan Batu
The Kolej Universiti Perguruan Ugama Seri Begawan (KUPUSB) has been allocated a new
73 hectare site for a religious teachers college at Kampong Limau Manis, Mukjim Pengkalan
Batu.
3.2.24 Islamic Hub, Mukim Pengkalan Batu
In Kampong Rimba, Mukim Gadong A, a 14 hectare site has been set aside for an “Islamic
Hub”. This site is intended to house a mosque, a religious school and an Arabic school all on
the one site in what is proposed to be a new model for the development of religious
educational clusters by the Ministry of Religious Affairs.
3.2.25 Defence Academy, Mukim Mentiri
RKN9 highlighted a proposed Military Academy as a project to be developed as part of the

National Defence Development Programme. A site at Kampong Tanah Jambu has been
selected, and the project has recently commenced construction with an expected completion
date of late 2014.
The facility will be the most advanced, up-to-date officer training facility in the region and
will include an officers' mess, accommodation, a staff college and a leadership and
management centre, a central auditorium and library, a parade square and grandstand, a
dining/ceremonial hall, as well as an officer cadet school, which will have its own facilities,
including a mess hall and accommodation. The academy will also have basic and advanced
obstacle courses, a motor transport section, a fitness centre/swimming pool, a football field
and a running track.
3-38
3.2.26 Construction Aggregate Supply Depot and Processing Industries,

Mukim Berakas ‘A’
Immediately west of the proposed Defence Academy site is land allocated for use as a
centralized construction aggregate supply and processing industries. The first stage of this site
fronts the Coastal Highway, with future extensions proposed northwards up to Sungai
Mangsalut over land formerly part of the Berakas Camp under the Ministry of Defence. The
nominates use for the site is a stockpiling and batching facility.
3.2.27 Rimba Central Bus Terminal
The Ministry of Communications is proposing a central bus terminal at Kampong Rimba

which is intended to replace the existing facility within BSB as the main district bus station.
As part of initiatives including overhauled bus routes and a new ticketing system, the
proposed new terminal is centrally located within the Kampong Rimba Housing Scheme
adjacent the existing Giant Hypermarket mall, food court and department store complex. It is
understood that the new station will be the main interchange point for buses within Brunei
Muara District, and will include onward connection with other major centres of the district, as
well as to the CBD of Bandar Seri Begawan, other districts and presumably interstate
connections.
3.3 Growth Pressures
3.3.1 District Population Projections
The Brunei Muara District Plan 2010-2025 recognises that future population growth prospects
for Brunei Muara District are impacted upon by numerous conditions such as:
(i) National development strategies, both spatial and economic which would also
include national guidelines on foreign labour;
(ii) District development strategies outlined in the various district plans, some of
which focus on developing a more competitive economic and living environment
to attract business and residents;
(iii) National housing programmes which affect intra-mukim and inter-mukim
movements;
(iv) High-impact projects and their locations which influence the distribution of jobs
and business.
3-39
Taking these, as well as other factors into consideration such as official Government
forecasts, trends in fertility, and life expectancy rates, a number of growth forecasts were able
to be formulated. Table 3.1 summarises the district population for the period 2011-2025
using the population targets identified under the completed district plans as well as the
official national population estimates.
Table 3.1
Comparison of Projected District Population under Various District Plans, 2011-2025
District Plans
Brunei Brunei Muara
Darussalam Belait Tutong Temburong Residual
JPKE Estimates Growth
Census 1991 260,482 52,957 29,730 7,688 170,107

Census 2001 332,844 55,602 38,649 8,563 230,030
Census 2011 393,162 60,609 43,855 8,856 279,842
2015 443,946 74,300 60,089 11,951 297,606
2020 489,798 80,400 68,709 13,195 327,494
2025 518,360 86,500 76,209 14,568 341,083
AAGR 2001-2010 2.46 2.54 3.32 2.66 2.29
AAGR 2011-2025 1.58 1.4 2.54 1.96 1.41
Source: Brunei Muara District Plan - Sectoral Study 2 : Demography and Human Resources
Among the three districts, Tutong District was projected to have the highest average growth
rate of 2.5% per annum for the period 2011-2025 and Belait District the lowest at 1.45% per
annum. The districts’ projected population would result in a residual effect on Brunei
Muara’s future population, giving rise to an implied average annual growth rate of 1.41%
which would be the lowest among the districts, and below the average national growth rate of
1.58% per annum.
Three growth models were then generated for the district as follows:
(i) High growth model adopted past growth trend in Brunei Muara District to project
future population for the district. Brunei Muara District was the fastest growing
district in the country during the past 20 years and it was assumed that this trend
would be sustained through the provision of new housing and job opportunities
from the implementation of development projects in Brunei Muara District;
(ii) Low growth model was the result of residual growth in population of Brunei
Muara, after taking into consideration national growth and the projected
population growth of each district under the various district plans;
3-40
(iii) Medium growth model used the cohort survival approach at both district and
mukim levels before synchronising the results. Projections at both district and
mukim levels were adjusted for migration. Included in the migration model were
the underlying assumptions that a large proportion of intra-mukim movements had
no significant net impact on net in-migration, that implementation of housing
projects under the development plans would cause large-scale inter-mukim
movements within the district, and at least 70% of such movements would not
have a significant impact on net in-migration, that any net in-migration would
occur because of investments in Brunei Muara creating more job opportunities.
The results of the three growth models are presented in Table 3.2.
Table 3.2
Brunei Muara District: Population Projections under Different Growth Models, 2011-2025
Alternative Population Growth Models

YEAR
Low Growth Medium Growth High Growth
2015 297.6 313.9 320.9
2020 318.5 334.2 352.5
2025 341.1 353.1 384.1
Source: Brunei Muara District Plan - Sectoral Study 2 : Demography and Human Resources, Consultant’s Estimate
The preferred population growth model is the medium growth model. It takes into
consideration the official national population growth targets at 5-year interval for the period
2011-2025. It also considered the growth targets of the respective district plans which would
be affected by growth in Brunei Muara District.
The main characteristics of the projected population as at 2025 are summarised in Table 3.3.
Table 3.3
Projected District Profile : Brunei Muara - Years 2015, 2020, 2025
2015 2020 2025

Male (‘000) 160.0 170.5 180.2
Female (‘000) 153.9 164.0 172.9
Male/100 Female 104.0 104.0 104.2
Age 0-14 (‘000) 87.3 27.8% 77.4 23.1% 71.2 20.2%
Age 15-64 “000) 212.3 67.6% 236.1 70.6% 250.3 70.9%
Age 65+ (’000) 14.3 4.6% 21.0 6.3% 31.6 8.9%
Median Age 23.8 26.1 27.8
Dependency Ratio 0.48 0.42 0.41
3-41
A key socio-economic observation is the rising share of aged population over time
accompanied by a simultaneous expansion in the size of the working-age population (15-64
years). This suggests that Brunei Muara District would continue to be an important centre of
employment over time. The expansion of the working-age population is probably the result of
assumed in-migration as employment opportunities continue to expand in Brunei Muara
District.
3.3.2 Population Projections by Mukim
The spatial distribution of projected district population (%) across all the mukims of Brunei
Muara District for the year 2025 is shown in Figure 3.14, whilst Table 3.4 provides an
estimated age breakdown of the projected population on a mukim by mukim basis.
For those mukims within the Brunei Muara District Plan Study Area the following trends are
evident:
 The mukims of Berakas A and B and Gadong A and B will continue to dominate
district population growth up to 2025. Their combined population of 169,200 will
make up just under half (47.9%) of the total population of the entire Brunei Muara
District by 2025;
 Mukim Sengkurong, with a total of 33,900 persons, will make up 9.6% of the
district population and consolidate its position as one of the more heavily
populated mukims;
 Mukims Mentiri, Serasa and Kilanas, with respective population projections of

around 24,000 persons as at 2025, will each represent almost 7% of the total
district population. For mukims Serasa and Mentiri, the completion and
occupation of major government housing projects in particular will see them
register strong growth over this period, whilst growth in Kilanas is expected to
stagnate resulting in a declining share of district population;
 With limited urban development opportunities which are constrained by the

prevailing physical landscape, population growth in Mukim Kota Batu is also
expected to be limited;
 Mukim Lumapas and Pengkalan Batu are expected to register only small increases
in their respective populations over this period, making up 2.2% and 4.3% of the
district population respectively.
3-42
PROJECTED POPULATION (%) BY MUKIM Figure 3.14

BRUNEI MUARA DISTRICT, 2025
Source : Consultants Estimate, BMDP SS 2 – Demography and Human Resources
3.3.3 District Projections of Housing Demand
The population of Brunei Muara District has been projected to reach 353,100 persons by 2025
under the medium growth model developed under BMDP Sectoral Study 2 Demography and
Human Resources.
The corresponding number of households across the entire Brunei Muara District (inclusive of
BSB) is projected to rise from the current census figure of 47,528 in 2011 to 64,500 by 2025.
Average household sizes are also expected to continue to decline from the present levels of
5.9 persons per household down to 5.5 persons per household by 2025 (Table 3.5).
3-43
Table 3.4
Brunei Muara District: Population Projection to 2025 by Mukim under Medium Growth Model
Age Breakdown of 2025 Projected Population

Population
Mukim Project to 0-14 yrs 15-64 yrs 65+
2025
No. % No. % No. %
Berakas ‘A’ 44,200 8,500 19.2% 31,700 71.7% 4,000 9.0%
Berakas ‘B’ 46,900 9,700 20.7% 32,400 69.1% 4,800 10.2%
Gadong ‘A’ 35,300 7,200 20.4% 24,800 70.3% 3,300 9.3%
Gadong ‘B’ 42,800 8,500 19.9% 30,600 71.5% 3,700 8.6%
Kilanas 24,700 4,700 19.0% 17,900 72.5% 2,100 8.5%
Kota Batu 15,200 3,700 24.3% 10,200 67.1% 1,300 8.6%
Lumapas 7,600 1,800 23.7% 5,200 68.4% 600 7.9%
Mentiri 24,000 4,600 19.2% 16,400 68.3% 3,000 12.5%
Pangkalan Batu 15,200 3,400 22.4% 10,600 69.7% 1,200 7.9%
Sengkurong 33,900 6,100 18.0% 24,600 72.6% 3,200 9.4%
Serasa 24,300 3,900 16.0% 18,600 76.5% 1,800 7.4%
Kianggeh 16,300 3,300 20.2% 11,200 68.7% 1,800 11.0%
Tamoi 2,500 600 24.0% 1,900 76.0% -
Sg Kedayan 2,600 600 23.1% 2,000 76.9% 2,600 0.0%
Sg Kebun 9,600 2,400 25.0% 6,600 68.8% 600 6.3%
Saba 2,000 600 30.0% 1,400 70.0% -
Peramu 2,600 600 23.1% 2,000 76.9% -
Burong Pinggai 3,400 1,000 29.4% 2,200 64.7% 200 5.9%
TOTAL 353,100 71,200 20.2% 250,300 70.9% 31,600 8.9%

Table 3.5
Brunei Muara District -Projected Household, 2011-2025
No. of Households Household Size
2011 47,528 5.9

2015 55,400 5.7
2020 59,700 5.6
2025 64,500 5.5
Source: 2011 Preliminary Census Report and Brunei Muara District Plan, JPKE
Consultant Estimate under BMDP Sectoral Study 2 : Demography and Human Resources
3-44
The average occupancy rate for the entire Brunei Muara District at the 2011 Census is 1.03
households per dwelling. This figure is already below the forecast occupancy rate for the
district under the National Land Use Master Plan 2006-2025, being 1.04 households per
dwelling for both the district and the national averages. Projections of housing demand for the
entire district using the 2011 average occupancy rate of 1.03 households per dwelling are
presented in Table 3.6.
Table 3.6
Projected Housing Demand under Medium Growth Model, Brunei Muara District 2011-2025
Brunei Muara
Population No. of Households Occupancy Rate No. of Dwellings
District
2011 279,842 47,528 1.03 45,927
2015 313,900 55,400 1.03 53,786
2020 334,200 59,700 1.03 57,961
2025 353,100 64,500 1.03 62,621
Source: Brunei Muara District Plan 2010-2025
Consultant Estimates under BMDP Sectoral Study 2 : Demography and Human Resources and
Preliminary Report of Population and Housing Census 2011, JPKE
A total of 62,621 dwellings are required to meet anticipated housing demand at 2025, based
on the medium growth population projections for the district. This represents an additional
14,036 new dwellings required to be constructed to meet forecast demand. However these
projections incorporate the entire BSB area, and also do not take into account mukim
variations in occupancy rates.
3.3.4 Mukim Projections of Housing Demand
Table 3.7 presents the individual mukim population projections for those mukims which fall
within the BMDP study area, either wholly or partially, up to year 2025. Utilisation of these
individual mukim population projections allows for the development of a more refined
estimate of housing demand within the BMDP study area. These estimates also utilise the
2011 occupancy rates for each mukim derived from the 2011 Preliminary Report on
Population and Housing.
Occupancy rates between mukims within the BMDP study area at Census 2011 range
between 1.01 and 1.08, with the average rounded up to 1.04 households per dwelling. This
average occupancy rate is consistent with the National Land Use Master Plan 2006-2025
projections for the district.
3-45
Table 3.7
Projected Housing Demand using 2011 Occupancy Rate for each Mukim
2011 2015 2020 2025

MUKIM
No. of Occupancy No. of No. of Occupancy No. of No. of Occupancy No. of No. of Occupancy No. of
Households Rate Dwellings Households Rate Dwellings Households Rate Dwellings Households Rate Dwellings
Berakas A 5,525 1.04 5,327 7,600 1.04 7,308 8,200 1.04 7,885 8,900 1.04 8,558
Berakas B 6,500 1.03 6,324 8,000 1.03 7,767 8,200 1.03 7,961 8,600 1.03 8,350
Gadong A 4,981 1.01 4,941 5,500 1.01 5,446 6,100 1.01 6,040 6,500 1.01 6,436
Gadong B 6,510 1.05 6,202 6,800 1.05 6,476 7,200 1.05 6,857 7,800 1.05 7,429
Kota Batu 2,588 1.08 2,389 2,300 1.08 2,130 2,500 1.08 2,315 2,700 1.08 2,500
Kilanas 4,541 1.06 4,300 4,100 1.06 3,868 4,200 1.06 3,962 4,500 1.06 4,245
Lumapas 1,114 1.03 1,085 1,200 1.03 1,165 1,300 1.03 1,262 1,400 1.03 1,359
Sengkurong 5,560 1.04 5,335 4,800 1.04 4,615 5,100 1.04 4,904 5,500 1.04 5,288
Mentiri 2,241 1.01 2,215 2,500 1.01 2,475 2,900 1.01 2,871 3,400 1.01 3,366
Pengkalan Batu 1,937 1.03 1,888 2,300 1.03 2,233 2,400 1.03 2,330 2,600 1.03 2,524
Serasa 1,863 1.04 1,795 4,100 1.04 3,942 4,500 1.04 4,327 4,900 1.04 4,712
TOTAL* 43,360 1.04 41,801 49,200 1.04 47,425 52,600 1.04 50,714 56,800 1.04 54,767
Source:2011 Preliminary Census Report and Brunei Muara District Plan, JPKE
2015-2025 figures derived from Consultant Estimates of mukim population under BMDP Sectoral Study 2 : Demography and Human Resources
Note: Total does not include mukims wholly within BSB Municipal Area (Kg Ayer and Kianggeh)
Based on mukim occupancy rate levels remaining constant at 2011 figures
Occupancy Rates have been rounded to two decimal points for ease of presentation. Minor variations in total figures may occur as a consequence of rounding.
3-46
Assuming that occupancy rates for each mukim remain constant through to 2025, the total
housing demand for mukims within the BMDP study area at 2025 is projected to be 54,767
dwellings. This represents a further 11,407 occupied dwellings in addition to those dwellings
existing at Census 2011. The areas of highest growth is projected for the mukims of Berakas
A and B, Gadong A and B, Serasa and Mentiri.
Whilst Table 3.7 provides some guidance on mukim distribution of housing demand
projections based on prevailing trends in population growth, it is recognised that the
development of alternative growth strategies and of major new Government and private
housing projects for the BMDP Study Area will ultimately influence future housing, and
therefore population, distribution. As a result these projections are used mainly as indicators
to the potential scale and distribution of future population growth within the BMDP study
area in the consideration of alternative development strategies.
3.4 Options for Managing District Growth
3.4.1 Vacant Urban Land Areas
Within the entire urban footprint of the Brunei Muara District Plan study area approximately
3,020 hectares has been identified as vacant allocated lands by the detailed mukim land use
survey. Their distribution is shown in Figure 3.15.
Of these, a total of 2,460 hectares is in the form of private EDR titles, with only 320 hectares
and 230 hectares in the form of Government lots and TOLs respectively (Table 3.8). A
further 8 lots with an area of 10 hectares is made up of Land Application properties.
Table 3.8
Breakdown of Vacant Urban Land by Land Ownership Status, Brunei Muara District 2012
EDR Govt TOL Land Application TOTAL
Area (hectares) 2,460 320 230 10 3,020
Lots (No.) 9,008 168 1,185 8 10,369
Source : BMDP 2010-2025, DTCP
An indication of the potential dwelling yield of only the EDR component of vacant urban land
within the urban footprint is detailed in Table 3.9.
The gross area of vacant allocated urban EDR lands has been reduced by a conservative 30%
to allow for roads, infrastructure, other potential uses, or site constraints. In all likelihood far
less a reduction would be applicable given that these are not un-serviced Greenfield sites, but
3-47
Table 3.9
Estimated Residential Capacity of Vacant EDR Lands within Urban Footprint
Brunei Muara District 2012
Total
Gross area of vacant titled land 2,460 ha
Nett Area (30% reduction) 1,722 ha

Potential Residential Yield (no. of dwelling units)
Scenario ‘A’
17,032 units
(1011m2/lot)
Scenario ‘B’
22,960 units
(750m2 /lot)
Scenario ‘C’
26,492 units
(650m2 /lot)
Scenario ‘D’
31,309 units
(550m2 /lot)
Source: BMDP 2010-2025, DTCP
are pre-existing lots which are more likely to have established access to infrastructure needs.
Regardless, a nett area of 1,722 hectares remains.
The net areas were then compared against a range of low density scenarios. Scenario ‘A’
applies the 0.25 acres (1,011 m2) per residential allotment, which is the area that has been
consistently applied under the Special Condition of Title (code 8.2.1) under the National Land
Code for single dwellings in areas outside the BSB Municipal Boundary. Density Scenario
‘B’ applies a minimum lot size of 750m2, whilst Scenario C applies a lower lot size of 650m2.
The estimates for Scenario ‘D’ are based upon a minimum lot size of 550m2, this being
consistent with the prevailing residential lot sizes under the Meragang Housing Scheme.
Based upon these scenarios, it is clear that the residential dwelling capacity of vacant titled
land found within the existing urban footprint is considerable. From this selection of low
density scenarios between 17,032 to 31,309 single residential dwellings could be achievable
within the existing vacant allocated urban land areas (EDR component only) of Brunei Muara
District. This represents a very sizeable capacity to meet future residential land demands
beyond 2025, and would increase significantly under higher density development scenarios
(such as vertical housing).
3-48
 Brunei Muara District Plan BNMDP  Final Report
3-49
EXTENT OF VACANT ALLOCATED LANDS WITHIN BRUNEI MUARA DISTRICT’S URBAN FOOTPRINT, 2012 Figure 3.15
Source : BMDP 2010-2025, DTCP
3-50
3.4.2 Increased Residential Densities in the Urban Footprint
The existing trend of the National Housing Programme is towards higher density forms of
residential development. In the 1950’s, the resettlement schemes encouraging the relocation
of water village residents to the mainland provided plots of 2 acres (approximately 8,000 m2).
By the 1970’s under the first housing schemes, detached bungalows on 0.25 acres (1,011 m2)
were provided. Over subsequent years lot sizes for individual dwellings contracted further to
0.125 acres per lot (500 m2), and increasing numbers of higher density options such as semi-
detached housing and terraces featured more prominently.
More recently, the BEDB housing project at Mengkubau depicted further increases in
residential densities within a government housing project. In December 2009 the BEDB
announced that approval had been granted for the construction of 4000 houses on a 328
hectare site at Mengkubau. Two types of housing are under construction, semi-detached
housing with a lot size of 400m2 (1,600 units) and terrace housing with a lot size of 250m2
(2,400 units), achieving an overall development density of 12.5 dwellings per hectare. By
contrast the established housing schemes such as at Lambak Kanan, Rimba and Mentiri,
focus upon detached bungalows on generous allotments ranging between 675 m2 to 1011m2.
In October 2010 the Ministry of Development announced that after 2012 it would no longer
be efficient or feasible to develop large areas of land for housing projects. Solutions
involving more compact and higher density housing options were being investigated by the
Ministry, including semi-detached housing, terrace housing, and vertical housing options.
Also in October 2010, the Ministry of Development disclosed that single bungalows on
concrete stilts traditionally constructed as part of the National Housing Schemes and STKRJ
scheme models would no longer be built. This decision has been attributed to continuing high
levels of housing demand for public housing, the increasing scarcity of developable land to
house a growing urban population, and government resolve to shorten housing waiting lists
and expedite delivery of government housing. The STKRJ housing in Lumapas ‘A’ and the
RPN housing at Meragang were both specifically cited as the last of the traditional bungalows
to be provided under the National Housing Development Programme.
Relatively recent government initiatives are testament to this. Existing layout plans for
allocated government housing schemes have been the subject of review and reconfiguration.
In Kampong Lugu and Kampong Tanah Jambu for example, master plan adjustments
generally involving the incorporation of a greater proportion of higher density housing
options (mainly terraces) at the expense of lower density bungalow housing units are being
undertaken. Finally, the dialogue in recent years on vertical housing as the future face of
government housing schemes further reaffirms the intent of government to tackle housing as
an urgent national priority.
3-51
3.4.3 Vertical Housing
Government has recognised that going vertical contributes to optimal land utilisation and
reduces the amount of land required for development purposes, a critical consideration in a
country with the small land area of Brunei and for Brunei Muara District in particular.
Additionally, the potential savings on construction and infrastructure provision costs have
also been highlighted. Based on the anticipated housing programme under RKN 10, it is clear
that the Housing Development Department are seriously looking at vertical housing options
within Brunei Muara District.
Public opinion of vertical housing has also been canvassed and is generally supportive of
vertical housing, with some public surveys indicating that 70% of respondents do not want
buildings to go beyond seven stories (OBG, 2011). The HDD believe that there will continue
to be a strong generational shift in attitudes, with the younger generation of Bruneians
expected to be more accepting of this form of housing.
Additionally, a study undertaken by the University Brunei Darussalam in 2011 found that
existing vertical designs typically found in Brunei do not satisfy the preferences of potential
future consumers of government housing. There was a general preference for “green
buildings” and for “architecture that provides greater connectivity with nature and people,
which reflects the influence of both traditional Brunei culture as well as globalization”
(Cultural Consideration in Vertical Living in Brunei, Universiti Brunei Darussalam, 2011).
This has important implications for architects and for the successful Government
implementation of this new style of government housing schemes.
In January 2012 the Minister of Development formally announced the construction of a six-
storey vertical housing development at Lambak Kanan. This shift in approach to housing and
to urban development generally is further supported by the Bandar Seri Begawan
Development Master Plan (BSBDMP), the planning study which has been developed as a
strategic path to guide development within the BSB Municipal Area to 2035.
The BSBDMP focuses development activity into a central corridor of growth and away from
the existing pattern of outward sprawl. The intention is to create compact mixed use
neighbourhoods that are supported by an Integrated Public Transport System (IPTS). Medium
density and high density Residential land use zones, as well as proposed Mixed Use
(Residential/Retail) areas, have been designated in urban neighbourhoods, with the plan
recommending significant increases to their development entitlements to achieve greater units
per hectare than what were previously allowed. Mid-Rise (4 to 8 storey buildings up to 30m
high) and High-Rise (buildings in excess of 8 storeys) development proposals feature
prominently within the main urban neighbourhoods defined by the BSBDMP. Essentially, the
plan represents a shift to more transit-oriented, higher density living within BSB, with the
3-52
underlying objective being to ensure that a higher intensity of development is concentrated

along a main transit corridor.
In the private sector, it has previously been recognised that the development of private
apartment units in medium and high rise residential precincts needs to be supported by
appropriate legislation, and this has already been developed with the Land Code Strata Act
(LCSA) established in July 2009. The LCSA was subsequently amended in August 2009 to
ensure that both horizontal and vertical unit developments were covered by legislation, and to
extend the length of the lease available to non-Bruneians. As a result the LCSA now allows
foreigners and permanent residents to purchase property with a strata title for up to 99 years,
up from 60 years as initially introduced.
Despite these changes, to date there has been limited demand for ownership through Strata
Title. Some observers point to a continuing preference for landed property, and to common
perceptions that Brunei still has sufficient land reserves to ensure ownership of landed
properties for all (Sceptism Stifles strata title sales; Brunei Times, 4 July 2012). Others
suggest that as it is a relatively new process to Brunei there are many developers who are
unsure of the benefits in converting to Strata Title, and some possible confusion as to the
processes involved may instill a cautionary approach to a new concept (OBG, 2011).
3.4.4 Transit Oriented Development Centres
The apparent acceptance by Government of vertical housing as one of the methods to

effectively tackle housing demand has significant ramifications upon the form and structure
of future urban development, urban form, and associated transport and infrastructure services.
Similar principles of scale and function can and should apply to the planning strategies of the
broader Brunei Muara District outside of the BSB Municipal Boundary. The creation of mid-
rise vertical housing precincts (similar to that proposed in Lambak Kanan) supported by
commercial activity centres and a highly developed transport network can be considered for
the Brunei Muara District Plan.
The NLUMP further highlighted that the ongoing development of commercial activities in
dispersed locations were more expensive to service with comprehensive and public transport
networks, and would increase car dependency and therefore increase traffic conflicts and
congestion. It recommended that commercial developments be concentrated within defined
urban centres identified under District Planning Schemes, and that these urban centres be
aligned with public transport corridors and associated infrastructure in order to support a
viable public transport network and to facilitate the development of transit oriented
development as a means of achieving a more efficient urban structure.
3-53
Transit Oriented Development essentially involves clustering a greater mixture and intensity
of land uses around a major transport node. It is most often characterised by an efficient
public transport service and highly accessible transit station, a mix of residential, retail,
commercial and community uses, high quality public spaces, and medium to high density
housing within comfortable walking distance to the transit station.
Preliminary urban structure concepts being developed under the BMDP 2010-2025 similarly
embrace Transit Oriented Development as a likely part of the long term settlement strategy
for the district. Potential locations for Transit Oriented Development centres have been
identified, and are incorporated in the Preliminary strategy for District Development.
3.4.5 Land Readjustment
The process of Land Readjustment involves the assembly of smaller land parcels into a
larger, consolidated land parcel which is then re-subdivided to achieve a more efficient urban
lot yield. The original landowners are then granted lots within the reconfigured area, with the
cost of infrastructure and service provision also financed by the sale of some of the
reconfigured lots.
The Brunei Land Availability Study and the National Land Use Master Plan found that land
readjustment was a particularly effective Government approach to rationalising existing
fragmented and landlocked settlement patterns associated with previously unplanned land
allocations. These reports recommended that legislative and administrative mechanisms
which facilitated the implementation of land readjustment schemes be developed. This
involved the introduction and adoption of legislative changes to the Land Code to facilitate
the establishment of land readjustment procedures, and the establishment of a coordinating
body tasked with the implementation of Land Readjustment initiatives. Additionally, it was
also recommended that small-scale pilot schemes be developed to develop both Government
and public confidence and experience in the process, and to promote future participation of
potential stakeholders.
Within the vacant urban land areas of Brunei Muara District exist many opportunities where
the existing patterns of fragmented land subdivision can be made more efficient by the use of
land readjustment initiatives. This would involve reconfigurations of predominantly EDR
land as well as unallocated State Land areas in some instances if a more efficient urban lot
yield is to be achieved.
3-54
3.4.6 Renewal of Vacant Housing Stock
The 2011 Census provided a valuable breakdown of both occupied and vacant living quarters
to establish a true picture of total housing stock. Table 3.10 provides a breakdown of the
total number of housing units within Brunei Muara District based on their occupancy status.
The preliminary Census 2011 figures indicate that there is a very high proportion of vacant
housing in evidence. Nationally, just over 20% of housing (16,466 housing units or living
quarters) were found to be vacant under the 2011 Census. Similar vacancy rates of around
20% occur at the district level for the whole of Brunei Muara District, with 11,631 vacant
living quarters identified in 2011. Mukims Serasa, Kilanas, Gadong ‘B’, and Berakas ‘A’ all
exceed the district average vacancy rate. Whilst these raw figures are quite significant, they
would require further ground truthing on a mukim by mukim basis to ascertain their level of
accuracy, and to more confidently determine the building condition of vacant housing units
and their capacity for rehabilitation.
Table 3.10
2011 Census : Housing Units by Occupancy Status
No. of Housing Units by Occupancy Status

Mukim
Occupied Vacant Total
Berakas ‘A’ 5,327 1,554 6,881
Berakas ‘B’ 6,324 869 7,193
Gadong ‘A’ 4,941 1,058 5,999
Gadong ‘B’ 6,202 2,172 8,374
Kota Batu 2,389 455 2,844
Lumapas 1,085 212 1,297
Kilanas 4,300 1,228 5,528
Sengkurong 5,335 1,291 6,626
Pengkalan Batu 1,888 357 2,245
Mentiri 2,215 452 2,667
Serasa 1,795 640 2,435
Sub-Total 41,801 10,288 52,089

Kianggeh 2,338 1,064 3,402
Kg Ayer 1,788 279 2,067
District Total 45,927 11,631 57,558
NATIONAL TOTAL 65,437 16,466 81,903

Source: 2011 Preliminary Census Report and Brunei Muara District Plan, JPKE
3-55
Government provides various types of accommodation for its officers and staff. The RKN
2007-2012 recognised that a considerable number of these government-owned
accommodations are older buildings, some of which are no longer suitable for occupation and
many of which may have since been abandoned. It is therefore likely that many government-
owned accommodations contribute to the vacancy rate figures in 2011. The regeneration and
utilisation of these areas can make significant contributions to housing provision into the
future, especially at a mukim and kampong level.
The underlying challenge is to identify, rehabilitate and renew abandoned government

housing as this may represent a cost-effective opportunity to rapidly add to existing district
and national housing stock. An audit on the amount of abandoned Government housing
should be undertaken as part of a national Housing Study, determining their quantity,
distribution, size (number of bedrooms), condition, and their ultimate potential for urban
renewal and their contribution to existing housing stock on a mukim by mukim basis.
3-56
4 Chapter
Vision
4 Statement
4 VISION STATEMENT
4.1 Introduction
The Brunei Muara District Plan 2010-2025 has framed a Vision Statement that is itself based
upon realistically achievable directions and aspirations to which the district can aspire into the
future. The Vision Statement provides context to the recommended development policies and
priority actions that articulate the ambitions of the Brunei Muara District Plan 2010-2025.
4.2 National Strategic Directions
The National Land Use Master Plan 2006-2025 highlighted nine key strategic directions
upon which recommended policies and actions for growth and change were focused.
Essentially these integrated and interrelated national goals provided a framework to guide
national planning, policy development and decision making.
The nine strategic directions adopted by the National Land Use Master Plan 2006-2025 are
explained in Table 4.1.
4.3 Key District Strategic Ambitions
Most of the national strategic directions retain their significance, influence and applicability at
the district level. This is especially the case for Brunei Muara District as it is the most
urbanised and heavily populated district of Brunei with a subsequent major impact upon
national development planning. To ensure that district strategies remain wholly consistent
with the national strategic directions, the Brunei Muara District Plan 2010-2025 refines those
relevant national directions down to five district ambitions, retaining a focus on those
elements important to the district development of Brunei Muara.
The five district strategic ambitions are as follows:
(i) To Protect and Enhance the Environment
The natural areas of Brunei Muara District supports recreational and tourism opportunities,
primary resource values, cultural and environmental heritage characteristics, and the
underlying scenic beauty and amenity of the district. All of these characteristics are a major
determinant to the sense of liveability and overall quality of life of its residents. It is vital that
the Brunei Muara District Plan identify, protect, preserve and enhance the environmental,
4-1
Table 4.1
National Strategic Directions of the NLUMP 2006-2025
NATIONAL STRATEGIC
EXPLANATIONS
DIRECTIONS
To effectively balance the competing economic, social, environmental,

A sustainable future
and resource interests to meet the ongoing needs of future generations.
To identify, protect, enhance and manage areas of high environmental
Protection of environmental assets
conservation and resource production value as important long-term
and natural resources
national assets.
Managing future growth and To accommodate the demands on land resources associated with future
settlement population growth
Facilitating economic development To identify employment opportunities, and to promote and protect
and employment industrial lands which support these opportunities
Enhancing the amenity and identity To improve the design and character of neighbourhoods to ensure they are
of communities attractive and functional places to live, work and play
To optimise the use of available land resources through more efficient

Improving land use efficiency land development densities, improved land disposal practices and
consistent land data management frameworks
Promoting balanced national To support an increased balance in development and opportunity between
development Brunei Muara and other districts
To ensure that new and existing infrastructure and services effectively

Providing infrastructure and services
support preferred patterns of settlement and growth
Integrating land use, transport and To facilitate the integration of land use and transport infrastructure such
economic activity that it supports economic growth and investment
Source : derived from NLUMP 2006-2025, DTCP
cultural, and scenic values of the district so that these resources can be sustainably managed
and can continue to contribute to the health of the district and the nation into the future.
(ii) To Facilitate Sustainable Patterns of Urban Settlement
The continued outward urban growth of urban settlement will have a detrimental effect on the
future of the Brunei Muara District if left unchecked. It is apparent that there is considerable
growth opportunity remaining within the existing urban footprint of the district, and that this
must be the main focus of future urban growth strategies if a more sustainable pattern of
settlement is to be achieved. Government policies and actions must support improved land
use efficiencies to accommodate urban growth by enabling the development of existing
undeveloped urban land and vacant housing, by allowing for increased residential densities in
specifically targeted areas, and by promoting the establishment of a network of Transit
Oriented Development centres for a more integrated pattern of settlement
4-2
(iii) To Support Economic Diversity, Development and Employment
The Brunei Muara District Plan must be able to support the ongoing national drive towards
greater economic diversification. The district’s natural resources for activities such as
fishing, aquaculture, agriculture and tourism must be managed and utilised in a sustainable
manner that takes into account the environmental, social and economic consequences. The
supply of major employment lands for business and industry must be identified and
distributed to meet existing and future demands and opportunities, and not be hampered by
potential land use conflicts. Priority infrastructure and services must support economic
growth and manage the direction and pattern of district development. The Brunei Muara
District must be able to support a stable and competitive climate for business and investment
that facilitates economic diversification and promotes growth and employment.
(iv) To Strengthen Existing and Future Communities
Government is committed to ensuring that all communities of Brunei Darussalam have access
to the full range of social infrastructure and services that meet community needs and
expectations. Health, education, recreation and religious facilities all play a significant role in
the positive development of communities and neighbourhoods, and must continue to be made
readily accessible to ensure the development of a strong social fabric. Social infrastructure
and community needs must continue to be incorporated in land use and infrastructure
planning, particularly at mukim and local neighbourhood level.
(v) To Enhance District Connectivity
It is essential to long term district planning that an integrated transport network is provided to
meet the economic, social and environmental needs of the district. With elements such as an
enhanced functionality of ports and airports, a robust road hierarchy, and a sustainable public
transport options, the Brunei Muara District will be able to achieve greater efficiencies in the
movement of people and freight about the district, the rest of the country, and across the
wider ASEAN region. Additionally, improvements in the coordination and integration of land
use and transport infrastructure can contribute to directing the form and direction of urban
growth, supporting business and industry activity and competitiveness, and generally
providing a framework to achieve greater social and economic sustainability for the district.
Each of the five district ambitions outlined above set the foundation for the range of policies
and priority actions recommended by the Brunei Muara District Plan. Each ambition is of
equal weighting, and as illustrated in Figure 4.1 below the sustainable development of the
Brunei Muara District will most effectively be achieved when all five ambitions are addressed
in unison.
4-3
EFFICIENT
SETTLEMENT
DIVERSE
STRONGER
ECONOMY AND
COMMUNITIES
EMPLOYMENT
SUSTAINABLE
DISTRICT
DEVELOPMENT
PROTECTED ENHANCED
ENVIRONMENT CONECTIVITY
BRUNEI MUARA DISTRICT AMBITIONS Figure 4.1

Source : Brunei Muara District Plan Final Report, DTCP
4-4
4.4 District Vision Statement
The overarching vision for the Brunei Muara District has been derived from the variety of
inputs received from stakeholder consultations as well as the assorted background sectoral
studies undertaken for the Brunei Muara District Plan, and can be articulated in the following
statement:
“ A vibrant district of sustainable communities

which embraces their economic, environmental
and social opportunities. ”
The Vision Statement recognises that achieving sustainable district development underpins
the long term approaches to land use planning within Brunei Muara District. The need to
effectively balance the interests of environment, economy, community, settlement and
transport connectivity within future land use decision making is fundamental to achieving this
district vision.
It is expected that local vision statements will similarly be expressed for individual Mukim
Development Plans as has recently been the case for the Mukim Serasa Local Plan, and these
local vision statements will need to be reflective of and contribute to the overarching district
vision.
4-5
4-6
5 Chapter
Preferred District
5 Development
Strategy
5 PREFERRED DISTRICT DEVELOPMENT

STRATEGY
5.1 Alignment with Brunei National Land Use Master Plan
The Brunei National Land Use Master Plan 2006-2025 sets out the broad strategic vision and
development objectives for the nation. Underpinning the NLUMP is the main objective of
ensuring that future long term growth is managed in the most sustainable way possible.
Disposal of land resource, especially for urban settlement purposes in the Brunei Muara
District context, must be optimised to ensure that future growth can be accommodated in an
efficient and effective manner and in line with the need to protect key economic, social and
environmental values.
The NLUMP recognised that growth must be managed, manipulated and directed as part of
an overriding strategic planning vision rather than left to react independently to a variety of
competing and conflicting goals. The NLUMP identified ten core objectives which future
spatial development strategies should pursue to ensure that long-term national development
opportunities are both promoted and protected. The most relevant of these in the context of
developing a district planning strategy for Brunei Muara include:
 Protecting the national landscape structure and integrity of key environmental

assets;
 Protecting valuable natural production resources such as agricultural and mineral
reserves;
 Accommodating the bulk of urban growth either within the existing urban
footprint or within designated growth areas and major centres;
 Achieving a more compact urban form by consolidation of existing urban areas
and improved efficiency in the use of land allocated for future urban development;
 Recognising the important links between residential communities, employment
nodes, transport networks, infrastructure and development in the planning of
future development areas; and
 Providing for economic development and opportunity outside Brunei Muara

District to reduce the long-term growth pressures placed upon the district.
These factors are again reflected in the preliminary vision statement and district ambitions for
the Brunei Muara District Plan, and future development strategies for the District Plan will
need to be consistent with these goals.
5-1
5.2 District Development Scenarios
Based upon existing directions of urban growth and the recognised opportunities for future
urban growth, it is possible to consider a number of potential development scenarios and
associated growth strategy options for the Brunei Muara District.
The prevailing nature of urban settlement is generally evident within the patterns of land
allocation and gazettal for a variety of urban land uses. From this established settlement
pattern, projections of broad future development scenarios can occur, and can be critically
examined to establish how well they support the desired pattern of land use envisaged for the
Although the planning horizon for the BMDP extends up to the year 2025, the district plan
must also look beyond this time frame when envisioning long term development strategies
that support sustainable, equitable and efficient growth well beyond the designated planning
horizon.
Three simplified development scenarios for the Brunei Muara District have been initially
identified. Referred to as “Trend”, “Urban Infill” and “High Density” strategies, they are
presented discussed in turn in the following chapters.
5.2.1 Trend Development Scenario
The Trend Strategy is illustrated at Figure 5.1.
As the name suggests it is based on the continuation of present development trends

experienced within Brunei Muara District. Future national population growth will become
increasingly concentrated within Brunei Muara, which will generate the further outward
expansion of the urban footprint. Scattered, low density settlement patterns will continue to
predominant as ribbon development extends further along major access roads, reaching areas
which had previously remained undeveloped. Commercial land uses of varying scales will
accompany this spread, indiscriminately becoming established in response to local demands
and opportunities.
With minimal strategic direction given to future settlement options, private development will
continue to occur on an opportunistic basis, and both private and government development
activities will continue to seek unallocated State Land areas to meet their needs. As a result,
the outward growth of the urban footprint will continue to encroach into land otherwise
constrained by their physical suitability or by their potential alternative use as an
environmental, landscape or primary resource asset.
5-2
5-3
BMDP GROWTH STRATEGY : TREND SCENARIO Figure 5.1
Source : BMDP - Proposals and Strategies Report, DTCP
5-3
5-4
5.2.2 Infill Development Scenario
The Infill Strategy is illustrated at Figure 5.2.
This scenario places greater emphasis upon urban consolidation and infill development.
Outward expansion of the urban footprint is generally contained, and future urban growth
needs are generally able to be accommodated within the existing urban footprint. As a result,
urban encroachment into the landscape and environmental values of the district will be
minimised.
Vacant and under-utilised private and State Land within the established urban footprint are
highlighted as Priority Infill Development Areas, and these areas have become the subject of
greater scrutiny. Settlement initiatives such as land readjustment and land reallocation are
actively pursued as a means to efficiently utilise otherwise vacant or under-developed land
areas.
Similarly, an audit on the supply and condition of existing vacant housing stock is
undertaken, and incentives to revitalise and renew otherwise abandoned buildings will be
facilitated so that these buildings may return to the range of available housing supply options
to meet district demand.
5.2.3 High Density Scenario
The High Density Strategy is illustrated at Figure 5.3.
This strategy envisages that urban growth would be concentrated in high density residential
nodes at key locations across the district. Much of the focus of high density development
would be upon the BSB Municipal Area as has been recommended under the various
proposals contained within the BSB DMP, ensuring that BSB remains the primary urban
centre for the nation.
Complementing BSB would be a number of higher density neighbourhoods in mukim areas

outside the BSB Municipal boundaries. Higher density establishments would be provided for
in areas where there are existing Government intentions to consider residential towers to meet
future demand for Government Housing, such as at Lambak Kanan, Lumapas, Meragang and
Lugu.
These areas would be further supported by provisions which also allow for higher density
developments in areas either already served by major commercial centres or where such
centres are emerging or could be encouraged, such as at Sengkurong, Jerudong, Muara, and
Gadong ‘A’.
5-5
Higher density settlement centres would improve the efficiency of infrastructure and service
provision, and would also enhance the viability of public transport
Beyond the high density neighbourhoods, land within the existing urban footprint would
continue to develop at a slower rate, with incentives to pursue infill opportunities being
pursued at a reduced rate as housing demand is met through higher density options. The
outward expansion of the urban footprint would be lessened as a consequence.
5.3 Strategic Centres Development – The Preferred

Settlement Strategy
The preferred development strategy for the Brunei Muara District is represented at Figure
5.4.
Referred to as the Strategic Centres Development Option, the preferred strategy incorporates
two fundamental elements of the Infill and High Density alternative approaches, these being:
 the urgent need to improve upon the use of existing vacant and under-developed
urban land through infill and consolidation, especially within identified priority
areas; and
 the advantages of strategically located higher density settlement nodes as part of a

long term approach to future district and national settlement structure.
The preferred strategy also introduces the concept of Transit Oriented Development Centres
as another suitable response to achieving a more efficient urban structure over the long term.
Transit Oriented Development Centres align higher residential densities, a clearly defined
hierarchy of major commercial and mixed use activity centres, and key transport nodes and
corridors to create vibrant, multi-functional centres of activity around which a range of
housing, commercial, employment, transport and community interactions can effectively
occur.
As a result, the preferred Strategic Centres Development option focuses upon the following
outcomes:
 optimising the development of urban land and associated infrastructure by

concentrating settlement largely within the confines of the established Urban
Footprint;
5-6
 consolidating future residential development within the priority residential infill

development area of the Urban Footprint as identified by the plan, with an
emphasis upon Land Readjustment as the main mechanism to access fragmented
and landlocked developable land areas;
 supporting the primacy of BSB as the main district (and national) urban centre,
and recognising its capacity for major commercial and residential expansion as
proposed under the BSB DMP;
 identifying general locations for a network of supporting major commercial

centres outside of BSB which recognises:
 the distribution of existing large commercial centres or concentrations

of commercial land use, and their associated commercial floor space;
 the location of existing concentrations of commercial syarat where
applicable;
 the location of areas of existing or probable major Government
housing commitment;
 the location of areas where major urban consolidation activities are
anticipated due to the predominance of vacant and underutilised
private and State Land areas which are capable of redevelopment and
reconfiguration, and
 areas where existing and future development activities may be ably
supported by a Transit Oriented Development Centre;
 providing for higher density residential settlement in conjunction with or

immediately adjacent to the identified network of major commercial centres; and
 restricting the unnecessary outward expansion of the Urban Footprint and its
intrusion into marginal lands or environmental and natural resource assets.
5-7
5-8
5-9
BMDP GROWTH STRATEGY : INFILL SCENARIO Figure 5.2

Source : BMDP - Proposals and Strategies Report, DTCP
5-9
5-10
5-11
BMDP GROWTH STRATEGY – HIGH DENSITY SCENARIO Figure 5.3
Source : BMDP - Proposals and Strategies Report, DTCP 5-11
5-12
5-13
BMDP PREFERRED GROWTH STRATEGY : STRATEGIC CENTRES OPTION Figure 5.4

Source : BMDP - Proposals and Strategies Report, DTCP 5-13
5-14
6 Chapter
6 District Planning
Strategies
6 DISTRICT PLANNING STRATEGIES
6.1 Natural Environment
POLICY OBJECTIVE
 To identify, protect, enhance and manage the environmental conservation and

biodiversity values of the Brunei Muara District for existing and future
generations.
6.1.1 Proposed Environmental Land Use Zones
The NLUMP 2006-2025 identified a proposed National Landscape and Environmental

Protection Zone in order to secure the protection and management of areas of significant
environmental, conservation, scenic and cultural value. These broad areas have been refined
under the Brunei Muara District Plan, with preliminary mapping of environmentally sensitive
areas of Brunei Muara contributing to the designation of an Environmental Protection
zoning framework to be applied to the district plan.
The proposed Environmental Protection zones of the Brunei Muara District Plan is
comprised of the following specific elements:
(i) Environmental Protection (Wildlife Sanctuaries and Nature Reserves)
This zone incorporates those sites that are already formally recognised for their
environmental values under existing legislation. At present there are two areas
recognised as Wildlife Sanctuaries, the Pelong Rocks and the southern, northern
and western tips of Pulau Berambang. Any future areas which are formally
gazetted as a Wildlife Sanctuary or Nature Reserve shall be progressively
incorporated under this zoning.
(ii) Environmental Protection (Wetland Conservation)
The Api Api wetland area at Meragang is the only remaining wetland area in the
Brunei Muara District, and has been highlighted under previous studies as a
natural resource worthy of protection and a major resource for education and
environmental studies.
6-1
(iii) Environmental Protection (Ridge Conservation)
The proposed Ridge Conservation Zone has formerly been designated under
previous planning schemes for their scenic values and to protect steep slopes from
development that may cause erosion. The Brunei Muara District Plan has updated
those areas previously designated as ridgeline, using updated data sources such as
current cadastre, land use, and satellite imagery.
(iv) Environmental Protection (Mangrove Conservation)
Mangrove areas have been designated for their high natural habitat values,
inherent scenic attributes, and water quality benefits. The distribution of the
proposed Mangrove Conservation Zone has been similarly updated from previous
planning schemes, taking into consideration subsequent development and land
clearing activity, updated cadastre and land use data, satellite imagery, and
improved environmental data analysis and appraisal.
(v) Environmental Protection (Environmental Management)
The Brunei Muara District Plan introduces a proposed Environmental

Management zone. The proposed zone provides for a limited range of
development opportunities (such as tourism, recreation, education and research
facilities) which do not adversely affect the environmental, cultural, economic or
other values of the land.
It is intended that these Environmental Protection zones will broadly inform future Mukim
Development and Local Plans. As additional environmental studies are undertaken and data
is captured, Environmental Protection Zones can be progressively refined in more detail as
part of the completion of Mukim Development Plans. Similarly, some areas identified as
Wetland, Ridge or Mangrove Conservation under this Plan may in future be formally
designated as wildlife sanctuaries or nature reserves, and as a consequence their zoning will
need to be updated.
6.1.2 Expansion of Existing Protected Area Network
Policy Principle : Viable natural areas which are representative of the full spectrum of
district and national biodiversity, and which contribute significantly to district and
national identity and heritage, should be formally identified, preserved and protected both
for their intrinsic environmental values and for the enjoyment of present and future
generations
6-2
The Pelong Rocks and the mangrove habitats of Pulau Berambang are the only areas which
currently have formal environmental protection status via their gazettal as Wildlife
Sanctuaries. In addition, the forest reserves of Subok, Bukit Shahbandar and Berakas have
also been designated as Forest Recreation Parks under the Forestry Act, serving the dual
purpose of providing outdoor recreation opportunity as well as enhancing the awareness of
and protection for the environmental values of these areas.
The protected area network of Brunei Muara District is proposed to be further expanded with
the Environmental Protection zones covered by this plan. Subject to further baseline
environmental investigations being undertaken nationwide as recommended, preliminary
suggestions to grant more formal status to elements of the environmental protection network
may include the following specific localities:
 The undisturbed mangrove islands of Brunei Bay and Sungei Brunei, currently
identified as Mangrove Conservation areas under the Brunei Muara District Plan,
may be formally designated as Wildlife Sanctuaries or Nature Reserves. These
includes the islands of Pulau Salar, Pulau Pasir Tangah, Pulau Bedukang, Pulau
Simangga Besar, Pulau Sibungur and Pulau Ranggu;
 The large coastal and riverine mangrove forests of Brunei Muara including Sungai
Salar and Sungai Batu Marang, Sungai Damuan and the upper reaches of Sungai
Brunei. Many of these represent proboscis monkey habitat, and can be considered
for future Wildlife Sanctuaries with significant long term tourism values;
 An extension of the Bukit Subok Forest Recreation Park to encompass the entire
ridgeline as it extends northwards from Bukit Residency in the south towards the
catchment area of the Mengkubau dam in the north, with significant opportunities
for walking trails and viewpoints overlooking Brunei Bay and out to Pulau
Berambang;
 A new Forest Recreation Park around the ridgelines of the Bukit Tempayan Pisang
locality in Mukim Serasa which overlooks Brunei Bay and the South China Sea;
 A new Forest Recreation Park of the ridgelines of Bukit Saeh and Bukit Buang
Sakar in Mukim Lumapas; and
 Designation of the Api Api Wetland area as a nature reserve or wildlife sanctuary
in recognition of its unique wetland values within the Brunei Muara District.
6-3
6.1.3 Environmental Management
Policy Principle : Some areas of natural value can provide opportunity for a greater
scope of development activity and a broader land use base, and their sustainable
development should be encouraged and managed.
In recognition of the range of values of other environmental areas, an Environmental

Management zone has also been introduced under the Brunei Muara District Plan. Applying
mainly to undeveloped coastal and island environments outside of conservation area, this
proposed land use zoning has the following aims:
 to protect and manage the natural, cultural, recreational and economic attributes of
these areas;
 to protect and enhance existing public access to these areas, and to ensure that new
opportunities for public access are identified and realised;
 to ensure that the visual amenity provided by these areas is protected;
 to protect and preserve native vegetation;
 to ensure that the type, bulk, scale and size of development is appropriate for the
location and protects and improves the natural scenic quality of the surrounding
area; and
 to encourage a strategic approach to the use and management of areas of
environmental value.
Essentially the proposed Environmental Management zone would provide for a limited range
of development opportunities that do not have an adverse effect upon the positive natural,
cultural, recreational and economic attributes of the zone. It is envisaged that this would
include uses such as recreation facilities, information and education facilities, research
facilities, environmental facilities, environmental protection works, and other similarly low
impact uses. The range of permitted uses would also be extended to include tourist and visitor
accommodation and associated uses, recognising that nature-based and coastal tourism
initiatives can provide primary product offerings to drive future economic growth in the
tourism sector.
Long uninterrupted stretches of the Meragang, Tungku and Jerudong coastlines have been
incorporated within the proposed Environmental Management zone, largely in recognition of
their high recreational and tourism values for both local and international visitors, as well as
their potential to experience coastal erosion. Similarly, a number of islands which have not
been designated as Mangrove Conservation, have an existing or anticipated future level of
6-4
disturbance, and which also offer eco-tourism and recreation opportunity have also been
included under the Environmental Management zone.
Areas such as Pulau Berambang whose protected fringing mangrove habitats, elevated
outlook across the Brunei Muara mainland, and immediate proximity to the airport gateway
and national capital of Bandar Seri Begawan, offer significant long term ecotourism potential.
Similarly Pulau Pelompong, with white sandy beaches, turtle nesting sites, and easy proximity
to the Serasa mainland, offers excellent opportunity to the domestic tourism industry and
district recreational activities. Riparian corridors which support natural drainage processes
and which can protect and maintain water quality, the stability of the bed and banks of
watercourses, and aquatic and riparian habitats, have also been broadly included within the
Environmental Management zoning designation. Their delineation can be further refined
under individual Mukim Development Plans.
It is important that all of these opportunities within Environmental Management zones are
identified under future Mukim Development Plans, and that effective Environmental
Management Plans are ultimately prepared to ensure the ongoing protection of these areas for
the use and benefit of both present and future generations.
Other areas designated as Environmental Management under the Brunei Muara District Plan
are essentially Green Belt areas. They are basically areas not considered for future urban
development under this plan, and instead provide opportunity for non-intensive agriculture
and associated rural dwellings. Alternatively they may provide informal green space
connectivity between other environmental zones, occur as natural landscape buffers between
existing and potential future urban neighbourhoods, or act as transitionary zones of green
space between urban land uses and proposed conservation areas.
Generally urban development within these areas should not to be considered during the plan
period unless specific proposals are supported by local planning studies or Mukim
Development Plans that can illustrate compelling reasons for a development and which do not
undermine the overall district strategy.
6.1.4 Brunei Muara District and the Heart of Borneo
Policy Principle : The environmental protection and environmental management principles

and strategies contained within the Heart of Borneo Project Implementation Framework
are of relevance to environmental protection initiatives of Brunei Muara
As previously mentioned the Heart of Borneo possesses some of the most biologically diverse
forest habitats on earth. The conservation of this uniquely rich landscape is recognised as a
6-5
matter of major local, regional and international concern. The Brunei Muara District falls
outside the boundaries of the Heart of Borneo.
Despite this, a number of strategic interventions are recommended within the Heart of Borneo
Project Implementation Framework, the road map towards achieving biodiversity and
environmental protection within the Heart of Borneo, which can support and complement
proposed environmental strategies of the Brunei Muara District Plan. Examples of relevant
HoB recommendations include:
 Identification, assessment, gazettal, and delineation (on map and ground) of

important natural areas requiring formal environmental protection;
 Development of appropriate legislation and institutional capacity to manage
conservation areas such as National Parks, Wildlife Sanctuaries and Nature
Reserves;
 Development of site specific management plans for identified areas of
significance; and
 Establish EIA regulations for sustainable management of forests.
Although Brunei Muara falls outside the HoB area, the recommendations of the Brunei
Muara District Plan in regard to the natural environment and associated land use zoning
strategies are generally consistent with the relevant strategic interventions of the HoB.
6.1.5 Improving Baseline Environmental Data
Policy Principle : The knowledge base of the district’s biodiversity and environmental
values and the human resource capacity of environmental research and analysis must be
substantially enhanced if the importance of these natural values is to be fully understood
and is to effectively inform decision-making processes.
Policy Principle : A comprehensive national geographical information system that

provides readily accessible information on environmental areas of significance must be
established to support sound and timely policy and decision-making, particularly on
environmental, natural resource, and planning and development assessment matters.
Reliable environmental data is essential for determining appropriate strategic interventions to

protect and restore the existing biodiversity values of the country. Planning and development
decision-makers require access to up-to-date information and knowledge on natural values
and ecological processes to ensure that they can be taken into consideration in the decision-
making processes.
6-6
Both the National Land Use Master Plan 2006-2025 and the Belait District Plan 2006-2025
recognised the importance of improving existing baseline environmental data. The NLUMP
recommended the following policies, all of which remain relevant:
 A national review and collation of all biodiversity and natural area information
held by government shall be undertaken to identify all available data and potential
data gaps in existing environmental information;
 Comprehensive flora and fauna surveys of Brunei shall be completed, with an
emphasis on targeting areas where there are known deficiencies in data;
 An efficient national mapping database of biodiversity information that can be
used by all government departments for consideration in planning and decision
making shall be developed;
 Mapping of significant nature conservation areas shall be regularly maintained
and updated, and the status of nature conservation values within these areas shall
be monitored.
The Belait District Plan further refined these recommendations into a number of related
Priority Actions, the following being the most relevant in the context of the Brunei Muara
District:
 Undertake a systematic resource inventory of the district’s environmental values,

biodiversity and ecological threats to enable the meaningful identification and
mapping of ecosystems and habitat of conservation significance
 Establish a national geographical information system which collates and presents

up-to-date environmental information to improve whole-of-government awareness
of environmental issues and to facilitate the availability of important
environmental data to decision makers.
National efforts to expand baseline environmental data must continue to be pursued if more
effective management of existing environmental assets are to be achieved. Whilst individual
environmental studies, district and local planning strategies, and environmental impact
assessments of specific sites do incrementally contribute to environmental understanding,
only a truly nationwide appraisal can give a holistic viewpoint of environmental values to
better inform future decision-making.
In particular, the importance of establishing an integrated geographical information system for

the collation and integration of information pertaining to environmental areas or values of
district and national significance is essential. Such a system can promote effective data
6-7
collation and exchange between agencies, and provide a valuable resource for identifying
conservation priorities. It would assist in integrating and coordinating conservation and
natural resource management projects across government, and provide greater certainty to
government and private developers by facilitating the early identification of environmental
values and potential ramifications associated with certain areas.
6.1.6 Adopting and Updating Environmental Legislation
Policy Principle : The early adoption of newly drafted Environmental Orders and the
future drafting and implementation of a unifying environmental act or similar will improve
the consideration of environmental matters in decision-making and ultimately improve
environmental outcomes.
Currently environmental responsibility is spread across a number of separate pieces of

legislation under the care and control of a variety of Government authorities. For example the
1984 Forest Act covers the establishment and management of forest reserves, including the
designation of forests for protection, conservation and as national parks. The 1978 Wildlife
Act details measures for wildlife conservation and protection and the establishment of wildlife
sanctuaries in the country. Other relevant laws which have environmental implications
include the National Land Code (governing the allocation, management and use of land), the
Antiquities and Treasure Trove Act (for the protection of historical sites), the Town and
Country Planning Act (for national and district development and planning), and the Fisheries
Enactment (in designating area that may be closed to fishing and other forms of exploitation).
More recently, the Brunei Government has prepared two new laws relating to the natural
environment. The proposed Environment and Management Protection Order introduces
specific provisions making Environmental Impact Assessment (EIA) a mandatory
requirement for private and public projects. The Hazardous Waste Control Order deals with
the export, import and transit of toxic and hazardous waste. It is understood that these two
pieces of legislation have been drafted and are currently awaiting formal adoption. They are
especially important given the significant industrialization and economic diversification
initiatives, such as Pulau Muara Besar, which are being targeted as critical components for
long term national growth. Whilst environmental considerations are currently incorporated
into development decision-making through land use planning and zoning, the lack of adopted
EIA regulation in particular must be urgently resolved through formal adoption of the draft
legislation.
Ultimately, a single Environment Act may also be required as a stand alone piece of
legislation which addresses the variety of environmental concerns that are currently dispersed
across multiple laws. The need to better integrate environmental management with legislation
6-8
and practice will continue to intensify as development pressures increase. A specific

legislative act that consolidates and expands upon the numerous incidental environment-
related provisions occurring across existing sectoral legislation may be more appropriate as an
effective statutory instrument in support of systematic planning and environmental protection.
6.1.7 Creating an Expanded Environment Agency
Policy Principle : A centralized and expanded Government Agency that is solely focused
on environmental matters would assist in administering the environmental responsibilities
of existing and future environment legislation and improve environmental outcomes.
There is presently no single Government agency that is solely responsible for environmental
conservation and management within Negara Brunei Darussalam.
In May 2002 the existing Environment Unit was upgraded to the Department of Environment,
Parks and Recreation, with responsibilities within its mandate relating to matters of
environmental protection as well as parks, landscaping and recreation. Environmental
research and data collection is mainly undertaken by the Biology Department of the Universiti
Brunei Darussalam and by the Natural History Section of the Museums Department. Other
environment-related positions are also dispersed across a variety of individual Government
departments and agencies who are entrusted with the environment-related functions of their
relevant sectors, with the likelihood of some overlap of environmental responsibilities across
different Government departments.
The lack of a single Government agency responsible for environmental conservation and
management is further hampered by an apparent lack of professionals from the specialized
fields of environmental management. With an increasing number of major development
projects being proposed as part of diversification efforts, combined with the imminent
introduction of new EIA provisions requiring thorough environmental assessment of
development proposals, the need for a centralized and independent environment agency that
can protect and manage national environmental interests is becoming increasingly important.
6.1.8 Integrating Natural Hazards Data into the National GIS
Policy Principle : Data and policy guidelines on natural hazards are necessary to critically
inform future land use planning and development decision making, and to achieve a long
Equally as important
term reduction as environmental
in hazard vulnerability. values in the delivery of sustainable urban settlement
within Brunei Muara District, the consideration of natural hazards is vital to minimising and
mitigating their associated impacts upon the community, the economy and the environment.
6-9
Natural hazards such as flooding, erosion and soil stability, coastal processes, acid sulfate
soils and contaminated lands are hazards which can affect the Brunei Muara District.
However through careful planning, district and local land use strategies and development
control can incorporate the known hazard vulnerability within their decision making
processes. Whilst individual Government Departments can and should provide comment and
advice when dealing with applications that may be affected by natural hazard processes, the
incorporation and maintenance of known natural hazard data within a widely available
national GIS database would be of significant value in informing decision-making by both
Government and private sectors.
For example, the issue of land ‘slip’ and erosion affects many homes during the course of the
year. In January 2014 alone, more than 150 cases of landslides and erosion were reported to
authorities by concerned landowners. The Ministry of Development has recognised that
reactive responses to landslide and erosion management are unsustainable, with MOD
estimates that slope rectification and structural improvement works costs in excess of B$5
million per year. It is apparent to the MOD that rectification works are a result of poor
planning, design, construction and management practices of development in affected areas.
As a result the Ministry is preparing a national landslide hazard assessment map which will
help identify those areas more susceptible to erosion, and which would therefore enable
landslide hazard assessment and management into the planning process.
National studies have also been undertaken into flooding and drainage, whilst coastal erosion
studies and modeling has occurred along parts of the Brunei Muara District coastline
especially along the cliffs of Berakas.
Similarly, agricultural soil surveys undertaken for the Department of Agriculture and
Agrifood have indicated the widespread distribution of actual or potential acid sulfate soils.
Some agricultural development areas such as Lumapas, Betumpu, Pengkalan Batu and
Limpaki were identified as very high hazard areas requiring high levels of treatment, whilst
other areas such as Wasan and Tungku were found to have extensively affected areas which
required low to moderate treatment due to differing prevailing soil and drainage conditions. It
is understood that this data has already been mapped, however its incorporation into an
overarching natural hazard GIS database for widespread inter-Governmental distribution
would be of even greater value to all facets of Government.
It is important to future planning and decision making that the key findings of all of these
types of natural hazard data sources are captured and interpreted digitally as part of a shared
GIS database to enable decision makers to be better informed in land related matters. Ideally
they would be accompanied by a related series of policy documents designed to guide
decision making responses of departments involved in planning and development related
activities.
6-10
NATURAL ENVIRONMENT – PRIORITY ACTIONS
Natural Environment (NE) : Priority Actions Lead Agencies Priority

Environmental studies be undertaken to
determine the potential for and extent of a
proposed expansion to the existing Protected
Areas network of Brunei Muara District by
the inclusion of additional areas with
recognised important conservation value. The
immediate emphasis of environmental
studies shall be upon the potential inclusion  MIPR
of the following areas as Wildlife Sanctuaries  Forestry Department
or Nature Reserves:  Museums Department
 Environmental, Park
 the undisturbed mangrove islands of and Recreation
NE-A1 Brunei Bay and Sungei Brunei High
Department
including Pulau Salar, Pulau Bedukang,  DTCP
Pulau Pasir Tangah, Pulau Simangga  Universiti Brunei
Besar, Pulau Sibungur and Pulau Darussalam
Ranggu;  HoB Centre
 the coastal and riverine mangrove
forests of Sg Salar, Sg Batu Marang, Sg
Damuan, and the upper reaches of Sg
Brunei; and
 the Api Api wetland area of Mukim

Serasa.
 MIPR
 Ministry of
Development
 Universiti Brunei
Darussalam
Initiate the preparation of Environmental  Museums Department
Management Plans for all gazetted Wildlife  Brunei Tourism
NE-A2 Sanctuaries, Nature Reserves, and proposed  Agriculture & Agrifood Medium
Conservation Zones to guide their future Department
protection and management.  Environmental, Park
and Recreation
Department
 Department of Fisheries
 Marine Department
 HoB Centre
6-11

Consideration be given to the expansion of
the Forest Recreation Park network within
Brunei Muara District, with preliminary
investigations for their expansion to focus on:  MIPR
 Forestry Department
 the extension of the Bukit Subok Forest
 Museums Department
Recreation Park;  Environmental, Park
 the creation of a new Forest Recreation and Recreation
NE-A3 Park around the ridgelines of Bukit Department High
Tempayan Pisang in Mukim Serasa;  DTCP
and  Universiti Brunei
Darussalam
 the creation of a new Forest Recreation
 HoB Centre
Park around the ridgelines of Bukit
 Brunei Tourism
Saeh and Bukit Buang Sakar in Mukim
Lumapas.
Initiate the preparation of environmental

management plans for proposed
 MIPR
Environmental Management zones to guide
 Ministry of
their future development, use protection and
management. Immediate emphasis shall be Development
placed on the following areas:
Darussalam
 the coastlines of Meragang, Tungku and
 Brunei Tourism
Gadong;
NE-A4  Agriculture & Agrifood High
 the undeveloped riparian corridors of Department
the main waterways of Brunei Muara  Environmental, Park
District; and and Recreation
 the Brunei Bay islands of Pulau Department
Berambang, Pulau Pelompong, Pulau  Department of Fisheries
Kaingaran, Pulau Chermin, Pulau Baru  Marine Department
Baru, Pulau Pepatan, Pulau Berbunut,  HoB Centre
Pulau Silipan, and Pulau Silimak.
6-12
 MIPR
 Agriculture & Agrifood
Department
Undertake a systematic resource inventory of  Environmental, Park
the Brunei Muara District’s environmental and Recreation
values, biodiversity and ecological threats to Department
NE-A5 enable the meaningful identification and  Department of Fisheries High
mapping of ecosystems and habitat of  Marine Department
conservation significance  Attorney General’s
Chambers
Darussalam : Science
and Management
Research
 HOB Centre
 MIPR
Establish a national geographical information
system which collates and presents up-to-date
environmental information to improve whole-
of-government awareness of environmental
NE-A6 and Recreation High
issues and to facilitate the availability of
Department
important environmental data to decision
 DTCP
makers.
 UBD
 HOB Centre
 MIPR
 Ministry of
Establish a new centralized, coordinating Development
government administration that is directly  Forestry Department
NE-A7 responsible for the implementation of the  Museums Department Medium
revised and unified environmental law and  Environmental, Park
management legislation. and Recreation
Department
 DTCP
6-13
 MIPR
Department
Adopt and implement draft environmental
legislation that is currently awaiting gazettal,
and Recreation
and initiate the drafting of a new, all-
Department
NE-A8 encompassing National Environment Act High
which will consolidate relevant
environmental concerns and responsibilities
 Attorney General’s
within a single instrument
Chambers
Darussalam
 HoB Centre
 DTCP
 MIPR
 Ministry of
Development
Darussalam
Incorporate natural hazards data into the
national GIS database, and develop policy
Department
documents to guide Government assessment
NE-A9  Environmental, Park High
and responses to planning and development
and Recreation
activities in areas of high hazard
Department
susceptibility
 DTCP
 JKR
 Lands Department
6-14
6.2 Natural Resources
POLICY OBJECTIVE
 To ensure that the natural resources of the Brunei Muara District are able to be
identified, protected, managed and utilized in a sustainable manner that takes
into account environmental, social and economic consequences
6.2.1 Improving Natural Resource Management
Policy Principle : The natural resources of the Brunei Muara District must be protected
and managed in a coordinated and sustainable manner that maintains and enhances
economic, environmental and community benefits.
Natural resources incorporate the entire range of elements such as land, minerals, air, water,
flora and fauna. They can support a range of activities which could potentially derive
economic, social and environmental benefits. Within Brunei Muara District, the main
resource utilisation activities are agriculture and fisheries, in addition to the provision of
support services for the oil and gas industry.
As Brunei Muara is the most populated urban district with the highest rate of urban expansion
it is expected that the natural resource base of the district will be subject to increasing
pressures from competing district and national interests and the demands of urban growth.
Actions need to be taken to ensure that this natural resource base of the district is readily
identifiable to future decision-making authorities, and that mechanisms are in place to assess
resource development decisions against other potential uses, stakeholders and competing
interests. Land use planning decisions in particular can have significant effects upon the
accessibility to and utilisation of natural resources, and must be incorporated into resource
management decision making processes.
Accurate information on the values and trends of the natural resource base is essential to
effectively plan and manage district development. A single, current, comprehensive database
that is accessible to all Government sectors and which clearly identifies resource availability
and opportunity is needed to accurately inform planning and decision making especially.
6.2.2 Localised Extraction and the Rehabilitation of Degraded Lands
Policy Principle : Land degradation must be controlled, prevention of further degradation

encouraged, and rehabilitation of degraded land areas required in order to maintain and
restore land areas for subsequent land use activities.
6-15
Land degradation refers to the loss of land areas potential production capability or effective
future use. This decline in land quality and/or quantity generally occurs as a result of human
actions, driven by a growing population and associated development activity. It poses a range
of potential impacts for environmental quality, resource values, and potential future uses.
Localised extractive industry practices within Brunei involves the mining of material from
borrow pits to be used as landfill or construction material at a specific development project
site, usually nearby. This activity has traditionally been allowed to occur as the need arises.
Extraction permits are issued by the Land Department on a project by project basis, usually to
meet the projected demands of major Government projects such as road construction, housing
schemes, and Government accommodation.
Whilst the practice is itself not an issue when appropriately controlled and regularised, in
many cases borrow pits are left derelict and abandoned with little evidence of post-extraction
rehabilitation having occurred. Evidence of this is readily apparent within Brunei Darussalam,
including at some locations within the Brunei Muara District.
This form of land dereliction can have adverse implications such as erosion, sediment
movement and land slip, water quality impacts, and the visual impacts of land clearing and
scarring, when left unmanaged. It ultimately prejudices the future planning and development
of the district. Emphasis must be given to improving the sustainability of these localised
extraction activities, both during and after extraction operations. Rehabilitation is an integral
component of achieving resource extraction in an environmentally sustainable manner.
Disturbed extraction areas must not be abandoned, but must be converted to a form that
allows for other successive uses where appropriate, or which mitigates against potential
environmental and visual degradation. Projects and programmes to rehabilitate degraded
natural resources must be supported and developed in order to restore scenic amenity, natural
ecological and geophysical functions, or provide for the post-extraction development potential
of these land resources.
6.2.3 Protecting Strategic Agricultural Land
Policy Principle : Good quality land suitable for agricultural production must be identified
and protected from alienation and from the development of non-agricultural activities that
would inhibit their long-term productive potential.
Quality agricultural lands are a valuable natural resource which provides the basis for existing
and potential future agricultural production and associated agricultural industries. Maintaining
stocks of suitable and accessible agricultural land is one of the keys to improving the long
6-16
term viability of the district’s agricultural industries, and ultimately contributing to an

enhanced level of food security. Whilst some loss of agricultural land from the encroachment
or allocation of non-agricultural and non-compatible development activity is inevitable, it is
in the best interests of economic diversity and food security that viable agricultural land be
protected wherever possible, and only utilized for non-agricultural activity where there are no
reasonable alternatives available.
To achieve this required level of protection, it is important that the district’s good quality
agricultural land is identified, assessed and mapped. This data can then constitute the spatial
basis for sustainable agricultural development by ensuring a land use which is suited to the
lands capability for sustained agricultural production, or to release land areas that may
otherwise have been erroneously allocated for agricultural uses under KKP or KPLB
holdings.
The National Land Use Master Plan recognised that the existing agricultural land capability
mapping database, derived from the Hunting Agricultural Land Classification Maps
developed for Brunei in 1969, is seriously outdated and requires urgent review. This remains
a critical data gap for resource management generally and agricultural development
particularly. It must be rectified as a matter of urgency if poor decision making and inferior
development options are to be avoided.
In April 2006 the Department of Agriculture and Agrifood engaged the Commonwealth
Scientific and Industrial Research Organisation (CSIRO), Australia, to undertake a “Soil
Fertility Evaluation/Advisory Service” in Brunei Darussalam. The project conducted a
detailed soil fertility evaluation of 27 agricultural development areas nationwide, providing a
detailed evaluation of their suitability for a range of agricultural crops. The two-year study
included detailed soil survey and mapping of soil properties, and linked the suitability of these
mapped units for specific crop types.
Within the Brunei Muara District, field survey investigations occurred at parts of the KKP
sites at Batumpu, Limau Manis, Si Bongkok Parit Masin, Limpaki, Lumapas, Pengkalan
Batu, Sungai Tajau, Luahan, Wasan, and Tungku. These assessments evaluated the potential
of these sites for field, fruit and fodder crops that were either being grown or had the potential
to be grown within these lands. Their results would inform Government decision-makers
about the bio-physical limitations of a site for particular crops, and thereby influence the
direction of their agricultural activities and associated investment.
Extending soil survey and agricultural mapping to cover the entire country at an appropriate
level of detail would greatly improve the national agricultural land capability database,
facilitating significant improvements in land use decision making capabilities and in
predicting their implications for agriculture. It will allow for the economic value of existing
6-17
and potential future agricultural activity to be better considered in any decision-making

concerning the potential loss of agricultural land. The loss of good quality agricultural land
through the allocation and encroachment of other uses is usually a permanent proposition that
can irreversibly diminish the land’s productive potential.
In Brunei Muara District, the mukims of Lumapas, Pangkalan Batu, Kilanas and Sengkurong
should be the initial emphasis of any expanded agricultural capability mapping. These areas
contain most of the existing KKP sites, and are comparatively less constrained by established
urban growth. Mukims Lumapas and Pangkalan Batu in particular are the more outlying
mukims from the national capital in terms of accessibility, however urban development
pressures are set to intensify with the proposed connection bridge across Sungei Brunei.
Therefore the need to identify potential future agricultural resource areas is pressing.
In the interim, all of the KKP land areas within the Brunei Muara District have been
designated as an Agriculture zone under the Brunei Muara District Plan. This recognition of
the intent of their existing allocation status under the proposed plan has occurred despite the
fact that in many cases not all of the allocated land areas are utilised. Of the 4,078 hectares
gazetted as KKP lands, around 2,500 hectares have been allocated for farmers with the
balance remaining undeveloped at this stage. The Agriculture zoning includes these
undeveloped areas, although in the future their allocation may be affected by the outcomes of
the agricultural land capability study.
The proposed Agriculture zone also includes the entire area of the Agro Technology Park at
Tungku. Although the site is intended to accommodate a range of land uses including
industrial, tourism, transport and logistics, research, education and recreation, the emphasis of
the activities proposed on the site is primarily upon boosting national agricultural outputs via
a range of agriculture-related initiatives.
6.2.4 Supporting Commercial and Recreational Fishing
Policy Principle : Marine and estuarine fisheries habitats and established support
infrastructure must be protected, managed and enhanced in order to sustain fish stock levels
and to maximise fisheries production for both commercial and recreational fisheries
activities.
Fishing and aquaculture are important sectors of the district economy and are expected to
contribute to a diversified national economy into the future. There are limitations on the
extent to which a land-based district planning strategy can affect an activity that often
operates offshore and therefore outside the land use planning framework. However fisheries
6-18
and aquaculture do rely on healthy marine and estuarine habitats to sustain fish stock levels
and to maximise potential productivity.
The Brunei Muara District Plan initially protects these habitat areas through their designation
under the Environmental Protection zone, with Mangrove Conservation zones a particularly
valuable fish breeding area whose conservation will assist the long term sustainability of the
sector. The water quality of Brunei Bay and its associated waters has also been essentially
maintained by the presence of extensive coastal mangrove forests which act as nutrient traps
and protect the fragile habitat areas from the deleterious effects of land based activities.
Major existing onshore aquaculture operations have also been identified by the plan and
designated as an Aquaculture zone to help secure their future use.
The main government fisheries infrastructure of Brunei Muara District is found at Mukim
Serasa, with vital elements such as the Fish Landing Complex, Muara Fisheries Complex,
Marine Biodiversity Centre, an Aquaculture Research and Development Centre at Meragang
and the Broodstock Development Centre all identified by the plan for their respective
purposes. With its direct access to the South China Sea, Brunei Bay, and associated
opportunities for marine capture and cage culture, it is appropriate that Mukim Serasa
continue to be the base for the national fishing fleet and the main hub of fisheries-related
activity. However there is scope for strengthening the economic linkage engendered between
the fishing port in particular and its economic hinterland of Brunei Muara District. Options
may include strengthening the fish processing and marketing centre adjacent the Fish Landing
Complex to further assist the development and marketing of local fish-related industries.
Integrating commercial and tourism based infrastructure such as restaurants with the fishing
port is another alternative that has been successfully established in other nations. These
options need to be explored as part of further attempts to broaden the functionality and appeal
of the main fishing port.
Brunei has a long-standing tradition of fishing and recreational fishing is widespread amongst
the local community. The further development of recreational fishing is contingent upon the
provision of adequate infrastructure to support the activity. Existing public infrastructure for
recreational anglers is relatively scarce, with existing public slipway facilities and land-based
fishing shelters and platforms limited to a few locations. Some launching facilities, such as at
Meragang Beach, are in need of repair whilst in other locations the lack of facilities leads to
uncontrolled launching from multiple informal locations, such as at Pantai Serasa. With
increases in pressure for facilities likely to occur as district population grows, it is
recommended that a Recreational Fishing Strategy be undertaken to guide the development
and upgrade of recreational fishing infrastructure including public jetties or other boat
launching infrastructure, land-based public fishing platforms, shelters and picnic areas.
6-19
6.2.5 Identifying and Protecting Mineral Resource Values
Policy Principle : The quality and integrity of existing water catchments must be formally
identified and managed to ensure their long term sustainable use is adequately protected .
Within the Brunei Muara District mineral resource distribution and values are considerably
smaller when compared to the large deposits found in other districts, especially Belait and
Temburong. Additionally, given the highly urbanised nature of the district some remaining
resource deposits will have been compromised by the onset of urban development and
settlement, restricting the financial viability and the capability to access these resources
without undue impact to surrounding land uses.
The Negara Brunei Darussalam Master Plan 1987 highlighted the following potential
mineral resources within the Brunei Muara district:
 coal occurrences along the eastern ridgelines of Subok and Kota Batu (including
Pulau Berambang) and extending all the way to Mukim Serasa;
 gravel deposits in the far south of Mukim Lumapas;
 fine aggregate and land fill reserves around the Berakas coastline; and
 assorted potential areas for brick making and ceramic clays in Mukim Sengkurong
and Pengkalan Batu.
Some extractive industries, such as coal, are unlikely to occur within the district due to the
significant oil and gas industry meeting national energy needs as well the significant
environmental impacts associated with coal extraction that could potentially be introduced
within an urban setting. However it is still important that the scale and distribution of mineral
resource reserves are clearly understood so that future options for their development are able
to be considered and that development decisions do not neuter any strong resource
development potential.
The National Land Use Master Plan recognised the need for a more comprehensive national
database for minerals, quarry and extractive operations to be established in order to better
protect resource reserves and to inform future planning decisions. This remains relevant for
all districts, including Brunei Muara, and should be pursued. Knowledge of the remaining
extent and accessibility of the district sand and gravel resources can contribute to supporting
the local construction industry and projects, and would reduce reliance upon the import of
resources. Understanding the extent and quality of clay and ceramic deposits are similarly
important to the continuing operation of the local brickworks facility found at Jalan Jerudong
in Mukim Sengkurong.
6-20
A comprehensive database that highlights the potential for mineral and extractive resource
exploration and extraction in the Brunei Muara District can contribute to a strong and vibrant
district economy. Poor development outcomes which severely inhibit the viability of
extractive operations by restricting and prohibiting access for resource extraction and
exploration of priority raw materials through uninformed decision-making can be avoided.
6.2.6 Protecting and Managing Water Catchments
Policy Principle : The quality and integrity of existing water catchments must be formally
identified and managed to ensure their long term sustainable use is adequately protected.
Whilst there are four dams located within the Brunei Muara District the water supply
infrastructure within Tutong District is the major supplier of potable water for Brunei Muara.
Dams and treatment plants at Tasek and Mengkubau within Brunei Muara contribute to
meeting district demand, but the Binutan dam of Tutong contributes substantially to meeting
Brunei Muara’s demand, and the future Ulu Tutong dam will further meet the raw water
demands of Brunei Muara well beyond 2025.
In addition to Tasek and Mengkubau dams, there are also smaller reservoirs at Imang and
Jerudong. Regardless of the end use, it is important that the quality of these natural water
resources are protected and managed. This is becoming increasingly important as both urban
development intensifies and as more investment is directed towards the Brunei Muara
District’s water supply infrastructure. For example contractors have been appointed in 2014
for the raising of the Mengkubau Dam, a B$12.8 million dollar project which will increase
reservoir capacity and yield from the upstream catchment to meet growing water demand for
housing and industry. The Imang Dam is also targeted to supply raw water for new major
agricultural projects, with a B$22 million dollar irrigation project sourcing water from the
Imang Dam to feed mainly padi cultivation areas in the south west of the district at Batong,
Panchor Murai, Wasan, Bebuloh, Junjongan, Limau Manis and Kuala Lurah.
Estimates of the total catchment areas of the four dams within Brunei Muara District range
from 227 ha (Jerudong), 395 ha(Tasek Lama), 1086 ha (Imang) and 1,343 ha (Mengkubau).
Regardless of the end use, the entire respective catchment areas should be provided with some
formal recognition as catchment protection areas. This would reinforce to Government and
the community the importance of protecting the catchment for water supply purposes. This
designation would need to be supported by total catchment management plans prepared for
each catchment area prepared to protect the long term water quality of the catchment from
inappropriate land uses.
6-21
6-22
NATURAL RESOURCES – PRIORITY ACTIONS
Natural Resources (NR) : Priority Actions Lead Agencies Priority

 Ministry of Development
 MIPR
 JPKE
Department
Undertake baseline studies to identify,
quantify and assess the district’s natural
NR-A1  Geotechnical and High
resource values, and establish mechanisms
Geological Section (JKR)
to monitor these over time.
 DTCP
 Environment, Parks and
Recreation Department
Darussalam
 MIPR
 JPKE
Incorporate natural resource data within  Agriculture & Agrifood
the national geographical information Department
system and ensure that it is accessible to  Department of Fisheries
NR-A2 relevant government organizations and the  Geotechnical and High
wider community such that it supports Geological Section (JKR)
policy development and decision-making  Lands Department
in a national, district, and local context.  DTCP
 Environment, Parks and
Recreation Department
Darussalam
Develop and implement a Land  Ministry of Development
Rehabilitation Strategy to ensure that  MIPR
localised extraction activity for fill or  Public Works Department
other construction purposes are required (JKR)
to rehabilitate affected areas to a landform  DTCP
NR-A3 High
or land use capability either similar to that  Environment, Parks and
prior to disturbance, or to a stable and Recreation Department
self-sustaining land form that is  Lands Department
predetermined and approved before
disturbance takes place.
6-23
Natural Resources (NR) : Priority Actions Lead Agencies Priority

Identify, survey and map information on  MIPR
areas suitable for agricultural production,  Agriculture & Agrifood
NR-A4 and ensure that the data is readily Department High
available to resource management,  DTCP
planning and land use agencies.  Universiti Brunei Darussalam
Designate areas identified as good  Ministry of Development
quality agricultural land as an  MIPR
Agriculture zone in strategic planning  Agriculture & Agrifood
NR-A5 High
schemes, and ensure that planning and Department
subdivision controls adequately protect  DTCP
this land.
Examine the long term potential for the  Ministry of Development
integrating of future commercial and  MIPR
tourism infrastructure with the  Department of Fisheries
NR-A6 Medium
established Muara Fish Landing  DTCP
Complex, including the incorporation of  Brunei Tourism
processing areas and public restaurants.  District Office
Prepare a Recreational Fishing Strategy  MIPR
to guide the development and upgrade of  Department of Fisheries
recreational fishing infrastructure  DTCP
NR-A7 including public jetties or other boat  Environment, Parks and Low
launching infrastructure, land-based Recreation Department
public fishing platforms, shelters and  Brunei Tourism
picnic areas.  District Office
 BSB Municipal Board
Facilitate the gazettal of the water supply  Ministry of Development

catchments of Tasek, Imang, Mengkubau  Lands Department
NR– A8 High
and Jerudong Dams as catchment  DTCP
protection areas.  Department of Water Services
Develop and implement Catchment

Management Plans for Tasek, Imang,  Ministry of Development
Mengkubau and Jerudong Dams,  Lands Department
NR– A9 incorporating provisions to ensure their  DTCP Medium
long term sustainable use and their  Department of Water Services
protection from incompatible  District Office
developments within the catchment area.
Undertake the identification of extractive  Ministry of Development
resources of economic potential within  JKR
the district, and incorporate this data  DTCP
NR-A10  Lands Department High
within the national GIS and future
planning schemes to inform future  District Office
decision making.  Universiti Brunei Darussalam
6-24
6.3 Economic Development and Industry
POLICY OBJECTIVE
 To support sustainable economic development and industrial growth in the

Brunei Muara District by protecting and enhancing existing and potential
future industrial lands and major industrial hubs
6.3.1 Safeguarding Major Industrial Hubs
Policy Principle : Established and committed government and private industrial estates
and activities which represent the existing and future major industrial hubs of Brunei
Muara District must be safeguarded so that their long-term potential can be fully realised.
Industrial development within Brunei is one of the critical engines of economic growth, with
the industrial sector having largely been driven and designed by government structures.
Whilst there are some concentrations of private industrial activity occurring within Brunei
Muara district, there is a greater number of Government industrial estates which are more
significant assets in terms of supporting the expansion and diversification of the national
economy.
Traditionally the Government industry sector has been the domain of BINA, but in recent
years the BEDB has become increasingly involved in the development and marketing of
Government industrial projects. Both agencies are pursing efforts for industrial expansion and
investment, and in particular the need for establishing and supporting new industrial clusters
has become an increasingly significant focus.
The Government and private major industrial hubs within Brunei Muara District are essential
for district employment growth, and their economic success has impacts upon the district’s
inhabitants and their settlement decisions. It is therefore vital that existing major industrial
hubs are appropriately safeguarded, and that any opportunities for their expansion and
enhancement are similarly protected as required.
The existing developed and occupied BINA industrial estates at Lambak Kanan Barat,
Lambak Kanan Timur, Serasa, Salar, and Beribi are all recognised as major industrial hubs
under the Brunei Muara District Plan (Figure 6.1). The entire BINA industrial estates,
incorporating occupied and unoccupied land areas as well as known areas where subsequent
phases of development are either being implemented or are under proposal, have all been
included as Industrial land.
6-25
For example, Phase 1 of Lambak Kanan Barat industrial estate is fully occupied whilst Phase
2 land remains development ready for future industrial use yet is presently vacant. Similarly,
the Phase 1 allocation of Lambak Kanan Timur industrial estate is only partially occupied
whilst the Phase 2 land area is also development ready yet presently vacant, and an additional
new expansion area of 67 hectares for this estate being proposed by BEDB is yet to be
developed.
Similarly, the most recently completed BINA industrial estate at Kuala Lurah has an area of
146 hectares. Its location at the Brunei Muara-Sarawak border presents unique advantages for
future industry, with sustainable industries such as recycling facilities and green product
development amongst projects identified by BINA as the preferred uses for this estate, along
with transport and logistics facilities and high-value added trading activities. The first phase
of the Kuala Lurah estate is vacant yet ready to receive development, and BINA have stated
that there are a number of specific project proposals currently being considered within the
Phase 1 land allocation. Whilst Phase 2 and Phase 3 land areas are yet to be developed and
released, Government commitment to the future of Kuala Lurah as a major industrial hub is
assured, as evidenced by the engagement of a consultancy firm to prepare a Master Plan for
this estate. SQW China Limited have been commissioned in 2014 to provide advisory
services covering financial and economic analysis for industries, transport survey and
infrastructure planning, urban planning and design services for the Kuala Lurah industrial
estate, taking into consideration the proximity to Malaysia and the ASEAN community and
culminating in a Master Plan for the entire estate. All existing and future phases of industrial
development are identified as Industrial zone by this plan.
6.3.2 Identifying Opportunities for New Industrial Centres
Policy Principle : Local plans for individual mukims of Brunei Muara District can identify
potential new areas where concentrations of industrial activity are appropriate.
All of the existing BINA Industrial Estates, the Muara Port, and the established
concentrations of private industrial activity have been recognised by the Brunei Muara
District Plan as major industrial hubs. Additional large scale industrial proposals currently
under development such as Pulau Muara Besar, the various BINA Estate expansion areas, and
the proposed construction supply depot and processing activities at Mukim Berakas A will all
clearly become important future industrial hubs as they are progressively completed and
occupied. Together these established and committed developments are all well distributed
throughout the Brunei Muara District.
6-26
MAJOR INDUSTRIAL HUBS : BRUNEI MUARA DISTRICT PLAN Figure 6-27

6.1
6-27
6-28
Future Local Plans for individual mukims will also need to identify the possible locations and
extent of new major industrial hubs. The Mukim Serasa Local Plan, for example, has
identified an area around Kampong Kapok as suitable for future industrial use, and has
developed a preliminary land readjustment concept which rationalises existing undeveloped
land area already allocated for transport and logistics uses under the Ports Department.
Similar opportunities for appropriate site industrial growth will need to be determined by
future Local Plans.
Indicative localities suggested for further future industrial hubs include areas within Mukim
Lumapas and Mukim Sengkurong. Urban development within both of these mukims is
expected to intensify significantly over the coming years. The proposed Sungai Brunei Bridge
will greatly enhance the accessibility and attractiveness of Mukim Lumapas for future
settlement options, whilst large areas of Mukim Sengkurong’s existing urban footprint are
also capable of accommodating significant urban infill development. They both can offer
opportunity to enhance employment activities in close proximity to future settlement options.
In Lumapas, the suggested locality is located on the southern side of Jalan Junjongan close to
the Kampong Lumapas Mosque. This area is at the western outskirts of the urban footprint of
Kampong Lumapas and lies adjacent to the international boundary with Sarawak to the south.
There are a number of established small industries on TOL lots, and many additional vacant
TOL lots that appear to form part of an informal industrial TOL subdivision. In Sengkurong,
midway along the eastern side of Jalan Jerudong at Simpang 250 are a number of industrial
lots that are only partially occupied. In both occurrences there is vacant state and private land
adjoining, providing scope for reconfiguration and expansion, including the integration of
buffers to surrounding properties.
At Tungku to the west of the Jalan Tungku Link a potential locality for a new innovation
corridor has also been identified. This area of predominantly vacant State Land is centrally
located within the Brunei Muara District, enjoys direct access to major road transport
corridors, is easily accessible to the BSB metropolitan area, and adjoins the Rimba Digital
Junction, the Universiti Brunei Darussalam education precinct, and the Agro Technology
Park. Subject to detailed investigation, the locality may be suitable for fostering innovative
new industries and commercial opportunities as part of a distinctive district corridor for
innovative economic development and employment corridor.
Similar situations such as these should be viewed as opportunities to provide industrial land to
meet anticipated local and district demand, and these should be evaluated and zoned
accordingly under future Local Plans.
6-29
6.3.3 Facilitating the Expansion of Existing Government Industrial

Estates
Policy Principle : Potential expansion of existing BINA Industrial Estates can utilise the
benefits of existing infrastructure, facilities and industry clustering
In addition to identifying new areas where future concentration of industrial activities may be
appropriately sited, individual Local Plans for specific mukims should also examine the
potential for expansion of established and occupied BINA Industrial Estates. The transport
and services infrastructure which currently support existing estates, as well as the potential to
introduce new or expand upon existing clustering of compatible industries, generate potential
efficiencies which are worthy of further investigations at the local level.
There are obviously some limitations to achieving industrial expansion, and especially large-
scale expansion, within an established urban area. Physical limitations such as landform or
environmental values may be present. Adjoining land areas may be held by private or
Government ownership. A prevalence of non-industrial established developments on
adjoining land areas such as residential neighbourhoods could also be problematic.
However within the Brunei Muara District there are also instances where lands immediately
adjoining established industrial estates are vacant private or State Lands, are occupied by an
existing industrial activity operating outside the industrial estate, or are located such that they
may either be adversely affected by contiguous industrial land uses or they may restrict
industrial activity on the estate by virtue of their close proximity and associated potential to
experience adverse impacts. In situations such as these some consideration of further
industrial zoning boundary refinement and rationalisation may be appropriate, and should be
explored under Local Plans.
There are examples where this has already occurred. For example land areas west of the
Lambak Kanan Timur Industrial Estate are largely vacant State Land areas, and have now
been proposed for major industrial expansion of the industrial estate by the BEDB. Smaller
scaled opportunities are also evident at the BINA Industrial Estates of Serasa, Lambak Kanan
Barat and Salar.
In the case of Serasa, an area of approximately 10 hectares to the north of the existing estate
features some established industrial activities and vacant EDR lands, and has been
recommended for an Industrial zoning under the Mukim Serasa Local Plan with possible
future integration with the Serasa BINA Estate. At Lambak Kanan Barat, vacant State lands
and vacant Government Gazette lands adjoin the south of this BINA Estate, and could
potentially provide a physical connection between the established BINA estate and the
6-30
developed concentration of industrial TOLs in evidence south of this vacant land area of
interest.
At Salar, a mixture of developed (mainly residential) and vacant private and Government land
areas adjoin the western boundary of this BINA Estate, occupying a 1 km long section of road
frontage to Jalan Muara and Jalan Kota Batu. Rezoning this land to industrial has a number of
advantages. It would provide some opportunity for future industrial expansion of the Salar
BINA Estate. It could improve access to the estate by allowing options for connection with
Jalan Muara to be explored. It would avoid the potential of further intensification of
residential land use in an area that would increasingly conflict with the adjoining industrial
use of the BINA estate.
Attempts such as these to further rationalize and refine the existing boundaries of established
BINA Industrial estates should be explored under individual Local Plans.
6.3.4 Supporting the Development Potential of Pulau Muara Besar
Policy Principle : Local and district planning strategies and development concepts must
ensure that they are supportive of the future development potential of Pulau Muara Besar
The transformation of Pulau Muara Besar into an oil and gas industry hub is a major
investment project that is critical to the district and national economy, and Government is
clearly committed to the long term development of the island. The first major development
proposal is in progress, with land lease agreements for a 260 hectare site for the proposed
integrated oil refinery and aromatics cracker plant having been formalized with Government
at the beginning of 2014. Site preparation works are currently underway, and as a result this
project will likely be the first anchor tenant to occupy Pulau Muara Besar with it first phase
projected to be completed by the end of 2015.
Physical infrastructure to support future operations upon the island is also being provided,
with the Brunei Economic Development Board embarking upon a number of infrastructure
development projects the most important of which is the proposed sea bridge linking Pulau
Muara Besar with the mainland at Serasa. This link will not only provide vehicular access to
the island but will also provide the connectivity for other utilities such as water, power and
telecommunications.
Strategic planning strategies such as the Brunei Muara District Plan and the Mukim Serasa
Local Plan further propose some additional measures to support the industrial development of
Pulau Muara Besar. Both plans highlight the entire island as an Industrial zoning in order to
6-31
ensure greater certainty of future land use opportunities. Additionally, the Mukim Serasa
Local Plan further refines the zoning of the site as a Special Industry Zone in specific
recognition of the future siting of additional heavy industries and the need to avoid any
potential constraints from adjoining, non-compatible land uses. Additionally, the Mukim
Serasa Local Plan also recognises the long-term potential expansion of Pulau Muara Besar
via land reclamation if the need arises and if proposals of this nature can be supported by
environmental appraisals.
The potential for future development of Pulau Muara Besar is also directly and indirectly
supported by a number of other initiatives proposed under the Brunei Muara District Plan
and the Mukim Serasa Local Plan which are confined to mainland Brunei Muara. These
include:
 proposed expansion of the BINA Industrial Estate at Serasa to enhance its capacity
to accommodate future support services and industries to Pulau Muara Besar;
 proposed expansion of operational land area of Muara Port, and recognition of a
long term potential option to relocate port facilities onto Pulau Muara Besar if
economic and trade conditions require;
 proposed direct connection road between Pulau Muara Besar and Salar Industrial
Estate near the junction of Jalan Muara and Jalan Kota Batu;
 proposed expansion and rationalisation of land use zoning at the BINA Industrial
Estate at Salar; and
 proposed land readjustment at Kampong Kapok to create in part a new industrial
precinct.
6.3.5 Promoting Industry Clusters
Policy Principle : Compatible economic activities and industry should be co-located to

maximise the benefits of clustering, the harnessing of economic synergy between industries,
and optimising the efficient provision of infrastructure
The Belait District Plan defined an industry cluster as
“a geographically close collection of interconnected companies, specialised

suppliers, service providers, and associated institutions within a particular field that
together create competitive advantages for themselves and the local economy”.
6-32
The district plan recognised that industry cluster can contribute to significantly enhancing
economic potential and capacity of compatible industries by providing stronger multiplier
effects because of supply chain linkages, enhancing potential for employment growth, and
supporting promotion of spin-off industries. A successful cluster of industries possess strong
and competitive businesses, appropriate research and education facilities, and supportive
labour markets, infrastructures, policy and governance environments. Once clusters are
formed, innovation spreads rapidly, education and training institutions adjust to cluster needs,
and the competitiveness of the cluster is reinforced.
The opportunities associated with industry clusters are equally applicable to the Brunei Muara
District Plan, and major compatible economic activities should continue to be encouraged to
co-locate in order to reap the benefits of clustering and to further the economic diversification
of the national economy.
Outside of the downstream oil and gas and associated support services being proposed and
developed for Pulau Muara Besar, industrial clusters are also being proposed for many of the
existing BINA Estates. It is intended by BINA to classify the various industrial estates into
different themes as part of efforts at reinforcing the concept and realisation of industry
clusters. The intent is to ensure that all the relevant facilities and support services to assist that
particular industry theme are located on site, and ultimately to attract further interest from
potential investors, with foreign investment in particular as one of the main targets.
To support this BINA are in the process of developing master plans for each of their estates to
ensure this can occur. A master plan for the Beribi BINA Estate is already nearing
finalisation, with the intention to rebrand this estate as the Beribi Auto Centre given the high
presence of auto service industries that are already located there. Similarly the Lambak Kanan
Timor BINA Estate is proposed to serve the food and beverage manufacturing and halal
pharmaceutical and nutraceutical industries, with Brunei’s first pharmaceuticals
manufacturing plant already established on this site since 2013. More recently, the master
plan for the Kuala Lurah BINA Estate has commenced preparation, with the intent to promote
‘green’ industries at the site.
Changes to the layout and designs of BINA Industrial Estates should also be pursued under
the new proposed master plans being developed by BINA. Originally land allocation sizes for
BINA estates have been smaller, with plots of no greater than 2 hectares being provided as
Government sought to provide for more domestically focused business and industry activities.
With the need for initiatives to support economic diversification, existing plots and/or new
industrial land releases may need to be far greater in area if they are to attract larger-scale
industries or facilitate the desired partnerships between local and foreign companies.
6-33
6.3.6 Protecting Local Neighbourhoods from Industrial Land Use Impacts
Policy Principle : The concentration of industries in designated industrial hubs will

minimise potential conflicts between incompatible land use activities and protect
neighbourhood residential amenity
Whilst there are a few distinct concentrations of industrial activities occurring outside of
planned Government industrial estates, there are also instances of industrial activities
occurring as individual developments outside of either planned estates of those concentrations
of industrial activity on private land. In some cases these uses may have originally existed
outside or at the urban fringes, and over time the outward spread of residential settlement has
developed around the industrial use. In other cases, land allocated for residential use has been
used for industry either in isolation or in conjunction with a residential use, such as home-
based industries and workshops.
In general, industrial activities have the potential to generate impacts which are incompatible
with the amenity of residential neighbourhoods, and should be discouraged from occurring
within residential areas and outside of designated industrial hubs. There are of course
exceptions, such as small-scale home-based industries, but the scale and nature of the
industrial activity must be at a level that the amenity of residential areas is not adversely
affected. Conversely, when industry is located within a residential setting its capacity to
expand or intensify may also be hampered by the surrounding incompatible land uses and the
potential imposition of negative impacts upon the neighbourhood.
Future land use and development control decisions about the location of individual industries
within predominantly residential areas or the expansion of established off-estate industries
operating under the privileges of existing use must ensure that the compatibility of industrial
activity with the surrounding neighbourhood is strongly factored into consideration. Ideally,
new or established industries should be located within a defined industrial-zoned precinct or
estate.
The Brunei Muara Development Plan 1987 recommended that applications for permanent
industrial development outside of designated industrial zones should not normally be
approved. The 1987 plan further stipulated that existing industrial uses outside of designated
industrial areas would be required to relocate to designated industrial areas unless the
Authority is satisfied that the use is not detrimental to the amenity and safety of the locality.
Provisions such as these are recommended to minimise the potential for land use conflict, and
they remain equally applicable in Brunei Muara District today.
6-34
ECONOMIC DEVELOPMENT AND INDUSTRY – PRIORITY ACTIONS
Economic Development and Industry (EDI) :

Lead Agencies Priority
Priority Actions
Protect established and committed major
industrial hubs within Brunei Muara District  MIPR
with appropriate land use zoning of key areas,  BEDB
EDI-A1 and by ensuring that development decisions  BINA High
within industrial estates and upon  DTCP
neighbouring land areas does not limit the  Lands Department
potential for future industrial growth.
Ensure an appropriate industrial zoning of
Pulau Muara Besar under future planning
 DTCP
EDI-A2 strategies which recognises and protects the High
 BEDB
island’s potential for major industrial
development activity.
Complete the major support infrastructure for  BEDB
the industrial development of Pulau Muara  MIPR
EDI-A3 High
Besar to secure its continued appeal to major  JKR
industries and foreign investment.  DTCP
 BEDB
 MIPR
 JKR
Implement the recommendations of the Mukim
 DTCP
Serasa Local Plan which will have direct
 Ministry of
benefits to the developments of Pulau Muara
Development
Besar, including the expansion of Serasa BINA
EDI–A4  Lands Department High
and Salar BINA, the proposed new industrial
 Environmental,
precinct at Kg Kapok, and the proposed
Park and
transport link between Pulau Muara Besar and
Recreation
BINA Salar.
Department
 Forestry
Department
 BEDB
Continue to support the development of  BINA
industry clusters and themes within  MIPR
Government Industrial Estates, and promote  Ministry of
EDI–A5 the location of other compatible activities such Education Medium
as research facilities and educational  Ministry of
institutions either onsite or in close proximity Development
to related industry.  Universiti Brunei
Darussalam
6-35

Priority Actions
Further examine the potential for expansion of
 BEDB
major industrial hubs within Brunei Muara
 BINA
District under future Local Plans. This may
 DTCP
entail the extension of existing BINA
EDI–A6 Industrial Estates, or alternatively be achieved Medium
 MIPR
via the rational rezoning and/or land
 Ministry of
readjustment of suitable land areas which are
Development
immediately adjoining existing BINA
 District Office
Industrial Estates and private developments
 BEDB
 BINA
Focus initial investigations for the expansion  DTCP
of BINA Industrial Estates upon land areas  JKR
EDI–A7 Medium
adjoining the Lambak Kanan Timur, Salar and  Lands Department
Serasa BINA Industrial Estates.  MIPR
 Ministry of
Development
 BEDB
Explore the potential for new industrial hubs to
 BINA
be created at specific areas within Mukim
 DTCP
Lumapas and Mukim Sengkurong where
existing concentrations of industrial land use /
EDI–A8  JKR Medium
land allocation are already in existence, in
 MIPR
order to service future settlement and to
 Ministry of
enhance the distribution of available industrial
Development
land within the Brunei Muara District
 District Office
Fast track the preparation of Master Plans for
 BINA
existing Industrial Estates currently being
 MIPR
undertaken by BINA in order to facilitate the
 BEDB
more effective, allocation and utilisation of
EDI–A9  DTCP High
existing available industrial land reserves
 JKR
within BINA estates, and ultimately to
enhance their appeal to domestic and foreign
investors and industries.
Ensure that future Local Plans, development
approvals and syarat allocations restrict the
establishment of new industrial development  DTCP
EDI–A10 High
within residential neighbourhood precincts and  Lands Department
focus more on consolidating existing industrial
hubs.
6-36

Priority Actions
Restrict the expansion or intensification of

existing industry within residential  DTCP
EDI–A11 High
neighbourhood precincts, and encourage their  Lands Department
relocation to designated industrial hubs.
6-37
6-38
6.4 Tourism
POLICY OBJECTIVE
 To facilitate a diverse range of tourism opportunities within Brunei Muara

District so that the tourism industry can make a sustainable contribution to
national and district economic growth and diversification
6.4.1 Strategic Directions for Tourism Growth
Policy Principle : The targeted growth of the tourism sector is a vital element towards
achieving national economic diversification and enhanced employment opportunity, and
tourism clusters and specific initiatives have been defined by the Brunei Tourism Master
Plan 2011
The benefits of tourism to support national economic and employment diversification and
growth is well documented, with the tourism and hospitality industry identified as one of the
key growth industries to be pursued for long term development. In more recent times, the
Brunei Tourism Master Plan 2011 has further highlighted that tourism is an ideal economic
diversifier in that it causes multiplied growth in GDP across a variety of linked industries
within the country, providing the type of diversified private sector employment opportunities
that are needed to support the future national workforce. The potential diversification of
employment occurs across a wide range of geographic areas, demographic groups, and skill
levels, and is an especially supportive industry for the employment of youth and women.
The Brunei Tourism Master Plan 2011 also notes that tourism has the capacity to play a
valuable role in advancing cultural and social goals. It not only promotes and reinforces the
national identity and enhance national pride, but also helps in the preservation of culture and
in the awareness of new cultures.
Tourism in Brunei is still in its infancy, especially in the broader regional context of South
East Asia, and it remains largely under-developed. The potential for growth is significant, and
the industry remains the focus of increased efforts to promote the country as a tourism
destination. Despite encouraging results growth remains slow and major success is elusive,
and as a result tourism is yet to evolve as a major driver of economic growth and a source of
future employment and income in Brunei.
The Brunei Tourism Master Plan 2011 has specifically identified two primary tourism
clusters to drive the growth of tourism within Brunei Darussalam. The clusters are seen as
6-39
offering complementary tourism products and services as part of a holistic tourism experience
that meets the needs of all members of a travelling group rather than relying on a single iconic
tourist attraction.
The first primary tourism cluster is Nature Tourism, which revolves around ecotourism,
wildlife and the country’s natural scenic beauty, and also incorporates elements of adventure
tourism, amateur sports and environmental education. The second primary cluster is Culture
and Islamic Tourism, and this focuses upon attractions associated with the nation’s cultural
and religious heritage.
The Brunei Tourism Master Plan 2011 further identifies a range of secondary product
offerings which can support the primary tourism clusters, including beach and resort tourism,
diving, health and wellness, cruise and marine, entertainment, and the hosting of special
events (meetings, incentives, conferencing and exhibitions). The Brunei Muara District is well
placed in terms of existing tourism infrastructure and potential tourism attractions to make a
significant contribution to the strategic directions for the tourism industry envisaged by the
Brunei Tourism Master Plan 2011.
6.4.2 Nature Tourism Opportunities
Policy Principle :.The long-term potential of nature-based tourism is reliant upon the
identification, management and protection of the natural assets and the early identification
of opportunities within the Brunei Muara District.
Nature tourism or ecotourism is simply any type of tourism that relies on experiences directly
related to the enjoyment of natural attractions. The Brunei Tourism Master Plan 2011
highlighted nature tourism as an increasingly attractive tourism industry prospect for Brunei,
especially as pristine nature and wildlife assets are highly accessible from the national capital
and international airport gateway. The natural landscape lends itself to developing ecotourism
and general nature-based tourism and recreation activities, and aligns neatly with the ‘Heart of
Borneo’ branding and image associated with Brunei’s tourism industry.
Although the more spectacular natural areas of Brunei are located outside of the Brunei
Muara district (such as Ulu Temburong in Temburong and Tasek Merimbun in Tutong),
suitable opportunities for nature tourism are evident within the district. The Brunei Tourism
Master Plan 2011 incorporates a number of specific recommendations for project activities
that either relate directly to or could be applied to land use planning for the Brunei Muara
District. The priority recommendations for Nature Tourism initiatives that are especially
relevant for Brunei Muara District include the following:
6-40
 establishing a mid-priced 30-room jungle accommodation and accompanying

recreation area that is easily accessible to the Bandar Seri Begawan city centre;
 establishing a fee-based proboscis monkey sanctuary that allows tourists a
sustainable way to view the endangered species whilst protecting their core habitat
areas as a long term nature tourism attraction; and
 improving park infrastructure and offerings at Tasek Lama Recreation Park within
BSB.
(i) Jungle-Based Tourist Accommodation
The proposed jungle accommodation is intended to complement other premium nature

tourism sites within Brunei, including the existing Ulu Ulu resort facilities in Temburong and
a proposed high-end eco-lodge at Tasek Merimbun within the Tutong district. The intent is to
provide a differentiated nature accommodation option closer to the urban centre of Brunei.
There are a number of opportunities for jungle accommodation within the Brunei Muara
district, the most prominent being upon Pulau Berambang. Located less than five kilometres
from BSB, Pulau Berambang is dominated by fringing mangrove forests (parts of which are
dedicated wildlife sanctuaries) and a central ridgeline spine. The island creates a natural
backdrop to the mainland, and offers excellent views in all directions. With its location so
close to the national airport and the mainland, it is a highly valued natural asset that could
potentially accommodate a nature tourism establishment. It is dominated by rainforest,
features native wildlife species including proboscis monkeys and birdlife, offers ridgeline
trekking opportunities to natural features and viewpoints such as Bukit Bujang Pahang the
layered rock formations of Bukit Batu Bertingkat, and to the historic remnants of a coal
mining shaft from the early 1900s.
The island is currently accessible by a short boat ride from BSB, and the construction of the
Temburong-Brunei Muara Bridge link will provide a long-awaited physical connection with
the mainland that substantially enhances its connection options. The Brunei Tourism Master
Plan 2011 recommends an area of around 12 acres of state land between Kampong Pudak and
Pengiran Sungai Bunga in the islands north-western corner as a potential location, a location
which is very near where the Temburong-Brunei Muara Bridge link makes landfall with
Pulau Berambang. There are a large number of other potential areas where additional tourism
accommodation could also be situated if demand warrants, and further mid-range jungle
resorts could be complemented by local homestays and bed and breakfast establishments that
could further support the local economy.
With the exception of the designated wildlife sanctuaries and the water-based housing
settlements at the islands north-eastern and south-eastern extremities, the island is largely
6-41
proposed to be zoned as Environmental Management under the Brunei Muara District Plan.
This proposed zoning supports the consideration of tourist accommodation on the island, and
especially one which is integrated with its natural setting. Future Mukim Development Plans
and Environmental Management Plans for the island mukim should highlight these
opportunities when local development strategies are examined in detail under these future
plans.
Beyond Pulau Berambang there are other opportunities for tourism accommodation within
Brunei Muara District, and this may occur in a variety of forms. For example, within the
established Forest Recreational Parks of Berakas and Shahbandar and any future Forest
Recreational Parks opportunities for basic camping or simple cabin facilities may be suitable.
Similarly undeveloped coastal forest areas which have been designated as Environmental
Protection Zones under the Brunei Muara District Plan provide opportunity for a range of
accommodation from high end coastal resorts to primitive camping areas. Upon some of the
other islands of Brunei Bay such as Baru Baru, Pepatan or Berbunut alternative
accommodation options may also be explored a part of management plans for these proposed
Environmental Management areas. The proposed zoning of these areas does not inhibit the
consideration of these types of tourism opportunities.
(ii) Proboscis Monkey Sanctuary
The proboscis monkey is an endangered species found only in the mangrove forest habitats of
Borneo, including within Brunei Darussalam. In the Brunei Muara District they are a popular
tourist attraction for nature river tours, and especially so because viewing opportunities of the
animal in its natural habitat can be found within short travel times from Bandar Seri Begawan.
The Brunei Tourism Master Plan 2011 recognises this advantage, and seeks to facilitate
opportunities for the tourism industry to leverage off this easy accessibility with nature. One
specific proposals is for the establishment of a proboscis monkey sanctuary, a cageless habitat
area of an estimated 100 hectares in area which could incorporate visitor attractions such as
jungle trails, observation hides and feeding stations. The Sungai Damuan area in the vicinity
of Perpindahan Bunut and Kampong Medewa has been especially highlighted as a potential
location for the creation of a proboscis monkey sanctuary.
In early 2010 sections of Sg Damuan were the subject of river widening and embankment
modification as part of Government efforts to improve drainage outflows from and reduce
flooding in the residential areas of Perpindahan Bunut, Bengkurong, Tasek Meradun,
Bebatek, Mulaut and Kilanas. Whilst there was some disturbance to fringing mangrove areas
along sections of the river front, significant areas of mangrove forest remained including the
riverine islands of Pulau Luba and Pulau Ranggu. In addition, there are ongoing efforts at
rehabilitation of the disturbed habitat areas, with the Forestry Department and local green
6-42
groups mobilising volunteers for mangrove replanting activities as part of the Mangrove
Planting Project 2014 and similar initiatives.
The mangrove forest areas of Sungai Damuan and Sungai Brunei foreshores have been
proposed as Mangrove Conservation zones under the Brunei Muara District Plan in
recognition of the environmental value of these areas. In conjunction with the formally
recognised wildlife sanctuaries/nature reserves of Pulau Berambang they offer multiple
opportunities for the establishment of a Proboscis Monkey Sanctuary within a short travelling
distance of Bandar Seri Begawan.
(iii) Tasek Lama Recreation Park Improvements
The Tasek Lama Recreation Park has long been an important passive and active recreational
area to escape from the urban centre of Brunei Muara district. In recent years there has been
significant upgrades and improvements to the facilities available, including signboards,
general beautification and landscaping, restoration to existing walking paths and jungle hiking
trails including concrete reinforcements, construction of an observation tower for scenic
viewing, and improvements to existing resthouse facilities.
The Brunei Tourism Master Plan 2011 recognises the importance of this park to meet
recreational and tourism demands, and proposes ongoing upgrades to park infrastructure and
facilities to improve the park’s appeal as a primary tourism offering. Suggested enhancements
include additional carparking facilities, additional directional and educational signboards on
the surrounding environment, observation hides to allow discreet viewing of birdlife,
continued upgrades to hiking trails, and the creation of an informal butterfly park near the
visitor centre through planting of appropriate flowering plants and possible introduction and
management of butterfly species.
In addition, the Brunei Tourism Master Plan 2011 also promotes the extension of the
adventure sports potential of the park with features such as a permanent abseiling facility, a
flying fox structure, and improvements to the existing wall climbing facility all being
proposed.
The Tasek Lama Recreation Park is but a small section of the main forested ridgeline that
extends from the Tasek Lama catchment area near BSB in the south-west to Mengkabau Dam
catchment area in the north-east, with the Subok ridgeline running parallel to the east. The
entire ridge series is generally contained within Jalan Kota Batu in the east, Jalan Residency
in the south, Jalan Penghubung Mentiri in the north and Jalan Kebangsaan/Jalan Tasek Lama
in the west.
6-43
This ridge sequence is one of the most important landscape elements of the entire district,
acting as a vast natural backdrop to the main urban area of Brunei Muara. Much of the
extended ridgeline is proposed to be protected as Ridge Conservation zone under the Brunei
Muara District Plan, and the nature tourism and recreation potential of both Tasek Lama
Recreation Park and of the greater ridgeline area relies on its long term protection. Nature
tourism opportunities such as those recommended within the Brunei Tourism Master Plan
2011 should continue to be encouraged. There is further scope for a far-reaching extension of
facilities such as jungle hiking trails beyond Tasek Lama, and this combined with the
establishment of additional recreation parks and the potential use of catchment protection
areas for tourism and recreation has the potential to create a vast interconnected network of
nature tourism and recreation opportunities.
6.4.3 Cultural and Islamic Tourism
Policy Principle : Cultural and Islamic tourism are important to the national ideology of the
Melayu Islamic Beraja and to the growth of the tourism sector, with initiatives to focus upon
BSB as the main cultural precinct of Brunei
Cultural and Islamic tourism initiatives under the Brunei Tourism Master Plan 2011 focuses
upon existing cultural attractions such as museums, Kampong Ayer, handicrafts and the
performing arts, cultural exchanges, and on developing the Islamic tourism sector.
With regard to museums, the emphasis is upon strengthening their attractiveness by

upgrading, expanding and improving facilities and developing new museum offerings in order
to drive growth in visitation. The existing museum facilities of Brunei Muara District are
mainly concentrated within the BSB Municipal Board Area. The Brunei Museum, the Malay
Technology Museum, and the yet-to-be opened Maritime Museum are clustered in the Kota
Batu locality about 5km from BSB. The Royal Regalia Building, the Brunei History Centre,
Bubongan Duabelas, and the Brunei Arts and Handicraft Centre are located within or at the
fringe of BSB.
Improvements to many of these facilities are already underway. The cluster of museums at
Kota Batu in particular are experiencing major development. The opening of the
neighbouring Brunei Maritime Museum is expected to occur in 2014, with this facility
incorporating three main viewing galleries documenting Brunei’s maritime and nautical
history. The Brunei Museum is also undergoing external and internal repair and restoration
and maintenance works. The Kota Batu locality which accommodates these museums is also
part of a broader archaeological investigation area into what is believed to be a former seat of
power in Brunei. The Kota Batu Archaeological Park is being developed upon this site, and
6-44
incorporates the museums and the nearby Tomb of Sultan Bolkiah. With resting huts,
information areas, walkways, trails and bridges it is part of an open-site museum where
visitors are able to view ruins and artifacts believed to date back to the 14 th century, including
a man-made island believed to be used as a dock for small ships in the 15th and 16th Century.
Kampong Ayer is also targeted by the Brunei Tourism Master Plan 2011 for ongoing
improvements in order that it be developed into an internationally renowned tourist
destination and a living symbol of Brunei’s cultural heritage. Proposals include the
submission of Kampong Ayer to UNESCO for World Heritage status which will provide long
term benefits such as conservation support and international recognition, a building
refurbishment program to maintain authentic cultural character and identity of the built
environment, developing a boutique hotel and cultural performance centre in Kampong Ayer,
and improving the regulation of water taxi services for visitors. These proposals are also
consistent with the BSB Development Master Plan and are equally supported by the Brunei
Muara District Plan. However the strong emphasis upon retaining and reinforcing the cultural
identity of Kampong Ayer underscores the importance of minimising the potential impacts of
development upon these qualities. Major Government proposals in the vicinity of Kampong
Ayer, such as the proposed Sungai Brunei Bridge crossing near Bukit Residency, must be
sensitively designed and implemented to ensure that the final outcome is compatible with and
does not detract from the cultural character of Kampong Ayer.
The rich Islamic history of Brunei Darussalam is also being promoted by the Brunei Tourism
Master Plan 2011 as a key tourism segment in the country. Joint promotions between the
Brunei Tourism Board and Tourism Malaysia for an Islamic tourism package were developed
in 2012 to promote an exploration of Islamic civilization across the Malay Archipelago to the
UK and European markets. With a collection of stunning mosques, an Islamic dynasty
extending back hundreds of years, and the large collection of exhibits housed at the Sultan
Hassanal Bolkiah Islamic Exhibition Hall, Islamic tourism initiatives in Brunei are a regional
drawcard for interested visitors to appreciate the ancient and modern cultural practices of
Islam in Brunei. Proposals for the creation of an iconic research museum featuring additional
exhibition space, international Islamic art collections, and information gathering,
dissemination and research is also currently under consideration.
Most of the main elements of the nation’s Cultural and Islamic tourism attractions are located
within the broader municipal boundaries of the capital, and represent a strong cultural precinct
for Brunei. Of the top six tourism destinations promoted by the Brunei Tourism Board, four
are found within this cultural precinct : Kampong Ayer, the Royal Regalia Building, the
Brunei Museum, and the Malay Technology Museum. Combined they account for 95% of all
tourist visits, and significant investment in these and other attractions must continue to
enhance product offerings.
6-45
Whilst it is important that this core precinct continues to be the main focus of Cultural and
Islamic Tourism, it can be further complemented by potential offerings outside of BSB to
further promote the nation’s cultural identity and Islamic way of life. This may include
additional attractions such as the promotion of traditional homestay accommodation with
resident host families, a regional heritage museum proposed for a revitalised Pekan Muara,
self-guided trails around abandoned sites of interest such as the Brooketon colliery and former
settlement area, and the development of viewing facilities at Pulau Chermin which display its
former use as a temporary palace in the 17th century. The main community halls for each
mukim may also be appropriate venues to house displays and artifacts relating to local culture
and history.
6.4.4 Secondary Tourism Offerings and Brunei Muara District
Policy Principle : The range of secondary tourism offerings designed to supplement primary
tourism products can be supported by existing and potential future sites and facilities
located within the Brunei Muara District, and need to be explored further and identified as
part of detailed local planning studies for individual mukims
The focus for secondary tourism offerings recommended by the Brunei Tourism Master Plan
2011 to complement the primary tourism growth drivers of nature and heritage include beach
and resort tourism, diving, health and wellness, cruise and marine, entertainment, and special
events and conferences hosting. The Brunei Muara District is well placed to make significant
contributions to these specialist tourist sectors.
(i) Beach and Resort Tourism
Beach and resort tourism is focused upon the enjoyment of tourism and recreation activities
and associated resort facilities along coastal beaches. It is a proven sector of the international
tourism, industry with many tourists preferring beaches as a holiday destination. Brunei
Muara has a selection of natural and manmade beaches which offer significant opportunity for
onshore and offshore tourism, recreation and associated accommodation.
The Brunei Tourism Master Plan 2011 proposes two project initiatives to enhance the beach
and resort tourism sector. The first is the development and marketing of tourist attractions and
beach activities such as restaurants and water sports, specifically for the Muara and Serasa
beaches. The second initiative is to facilitate the development of a site for a coastal resort and
spa by a private developer.
6-46
Tourism and recreation facilities at Serasa and Muara beaches are already well established,
with the Serasa Beach Recreation Park having recently undergone a major redevelopment.
Existing formal facilities along Serasa Spit, such as the Water Sports Complex and the Yacht
Club, are now complemented by a range of enhancements including a 40 stall market
complex, improved vehicular access including a formal entrance and separation of vehicles
from other users, pedestrian and cycle paths, additional carparking areas, new playground
facilities and picnic shelters, a surau, toilets, and general landscaping works. These works
further consolidates the appeal of Serasa Beach as the main water sports and recreation
precinct in the Brunei Muara District.
The Muara Beach Recreation Park remains another popular weekend recreation area. The
land allocation for the park extends along the entire frontage of Muara Beach, occupying a
total land area of 44 hectares. Approximately 13 hectares has been developed as a major
recreation park, and it is primarily used by the local population for beach-related recreation.
The long term potential for further expansion and improvement of these areas is highly
apparent. The Mukim Serasa Local Plan recognises the major development potential of both
of these areas and their expanded surroundings, and generated indicative development
concepts and accompanying land use zonings to enable the realisation of this potential over
the long term. For example at Serasa, the expansion of Serasa Spit via land reclamation and
the introduction of a formal marina development incorporating commercial, residential and
tourism developments was proposed. At Pekan Muara, the creation of a coastal centre
incorporating tourist accommodation (including beach resort sites), residential and
commercial development areas, a fully expanded Muara Beach Recreation Park providing
access along the entire stretch of Muara Beach, and a transit centre was also proposed under
the Mukim Serasa Local Plan. The proposed Brunei Muara District Plan remains consistent
with these local plan recommendations.
Additionally, the scope for beach and resort tourism is not confined to coastline of Muara and
Serasa. The remaining unoccupied coastal State Land areas of Brunei Muara district are all
designated as Environmental Management, including long stretches of coastal beaches at
Jerudong, Tungku and Meragang. This designation permits the consideration of future
tourism and recreation development activities, and future Local Plans and Environmental
Management Plans for these areas can further determine the suitability of specific areas for
tourism uses and develop preliminary concepts which incorporate same.
With regard to the proposed coastal resort and spa facility, the Brunei Tourism Master Plan
2011 proposes a coastal resort with an emphasis on providing a range of activities as part of a
family-based destination, with a 60-80 room facility being considered an suitable scale. The
Master Plan identifies a site within the Berakas Forest Reserve and Recreation Park as a
potential location to accommodate a resort, and preliminary proposals for resort development
6-47
have reportedly been submitted by a private investor for consideration. The Mukim Serasa
Local Plan also highlights two potential coastal resort development sites adjacent Muara
Beach, as well as potential locations for other forms of tourist accommodation.
In any event, there are potentially multiple locations of vacant State Land areas along the
Brunei Muara coastline which may be suitable for coastal resort development. The long term
opportunity for different types of coastal tourism activity to occur in these areas is protected
by the designated zoning of coastal land areas under both the Brunei Muara District Plan and
the Mukim Serasa Local Plan, and should be subject to further detailed scrutiny under future
local plans for remaining coastal mukims.
(ii) Dive Tourism
Dive tourism is identified by the Brunei Tourism Master Plan 2011 as another area of tourism
potential that can supplement the main tourism attractions of the country. This has been given
further impetus by the 2012 establishment of a network of Marine Protected Area (MPA)
along the Brunei coastal zone as part of Government efforts to conserve and manage marine
resources, promote full fish stock recovery in designated areas, and rehabilitate damaged
fishing grounds and reefs. With studies highlighting a significant level of marine
biodioversity given the comparatively limited coral habitats, the MPA declaration is expected
to result in the biomass to rise by 450%. When combined with efforts to end destructive
fishing practices the MPAs are central to improving the management of marine resources and
to further promoting the growth of marine resources.
Areas of the MPA are mainly spread across the Zone One (between 0-3 nautical miles off the
Brunei coastline) and Zone Two (between 3-20 nautical miles off the Brunei coastline)
fishing areas, with the size of the protected area representing a significant challenge to
enforcement. this includes a number of dive sites off the coastline off the Brunei Muara
District coastline, including wreck dive areas and locations of natural and man-made reefs.
The construction and deployment of artificial reefs has been occurring in Brunei since 1988,
with the utilisation of redundant offshore oil rig structures being particularly successful in
retaining and expanding reef habitat areas. The creation of artificial reefs along the MPA is
also seen as an effective measure to both prevent sea-bottom trawling and to provide
alternative fishing grounds in addition to their benefits to the dive tourism industry.
In addition to the measures to protect existing reef habitat and create further artificial dive
sites within the MPA, the Brunei Tourism Master Plan 2011 recommends the development of
an on-shore marine park to provide appropriate boat launching facilities that support smoother
dive operation logistics. There is a distinct lack of appropriate launching facilities to support
this sector, and a locality near the Marine Biodiversity Centre at Meragang Beach has been
identified by the Brunei Tourism Master Plan 2011 as a possible location to host a dive
6-48
centre, jetty and boat rental facilities, and provide other infrastructure such as Marine Park
Onshore Facilities. Other possible sites noted by the master plan include Jerudong and Serasa.
It is important to note that both the Brunei Muara District Plan and the Mukim Serasa Local
Plan both support the development of a marina at Serasa, and this could also incorporate
launching and mooring facilities to support dive and other marine tourism and recreation
activities which are already utilizing the Serasa Spit.
(iii) Health and Wellness Tourism
Wellness tourism involves travelling to a different place to proactively pursue activities that
maintain and enhance personal health and well being. It is an element of health tourism that
is less focused upon providing medical treatment by doctors and more on providing location-
based therapies and experiences that are not easily available in the patient’s home country.
The Brunei Tourism Master Plan 2011 promotes the development of Brunei’s wellness
industry, and recommends the establishment of a destination spa facility and the promotion of
DarusySyifa offerings as important initiatives to expand this sector.
The development of a high end 20-room wellness facility and destination spa with
international partners is suggested by the Brunei Tourism Master Plan 2011 as one potential
opportunity, with initial suggestion for locations either within the Empire Hotel precinct or at
Kampong Kumbang Pasang on the banks of Sungai Kedayan at the northern outskirts of
central BSB. The coastal outlook and forested setting of the former location is probably more
suited to a wellness retreat package, as are other coastal and forest locations in the Brunei
Muara District where beach and resort tourism options could also be explored.
DarusySyifa' Warrafahah, the Islamic Medicine and Welfare Association of Brunei

Darussalam, are also seeking to establish a centre for Islamic medicine in light of the growing
demand for more professional Islamic medical practitioners in the Sultanate. Brunei Tourism
has identified that DarusySyifa can also provide a potential niche in wellness tourism as part
of its range of tourism offerings. The development of an Islamic Medical Center is actively
being sought by the DarusySyifa Warrafahah as part of efforts provide treatment, education,
and conduct research and development in Islamic medical treatment. Courses and professional
certification is currently available within Brunei, with the association currently operating
consultations from a small premises in BSB.
Medical tourism is differentiated from wellness tourism in that it involves the travel of
tourists across international border for the purpose of having some form of medical surgery or
medical procedure undertaken. Treatments may span the full range of medical services, with
the most common being dental care, elective surgery, fertility treatment and cosmetic surgery.
The Brunei Tourism Master Plan 2011 recognised that Brunei has a net outflow of medical
6-49
tourists. However the Jerudong Park Medical Centre has in the past explored the potential for
medical tourism in collaboration with tours offered by travel agencies. The location of the
Jerudong Park Medical Centre is in an attractive coastal setting overlooking the South China
Sea. This locality is also well suited to wellness facilities as part of a broader medical tourism
package if the demand is warranted.
(iv) Cruise and Marine Tourism
Cruise and leisure marine tourism is seen as rapidly growing industries, and are a readily
accessible opportunity given the relative ease of entry into Brunei. The Brunei Tourism
Master Plan 2011 states that further strengthening of the existing basic capability in both
cruise and marine tourism would have positive impact upon the tourism industry and provide
significant opportunities for local support industries. The Brunei Muara District Plan can
assist in facilitating the development of this segment of the tourism industry.
Despite downturns in 2011 and 2012, the number of passenger arrivals recovered during 2013
to reach just under 27,000 persons for the year. Brunei seeks to capitalise on the rising trend
towards cruise tourism, and although there have been enhancements to the cruise reception
facilities at Muara Port, existing capacity constraints in the port facilities and surrounding
tourism infrastructure remain a challenge to developing the industry.
Muara Port is primarily a working industrial port, providing the national focus of waterfront
industrial and Government maritime operations. The current port facilities are adequate for
the berthing of cruise ships, and this will only be enhanced with the southern extension of the
port facilities being proposed by Government. Despite this there will inevitably be conflicts
between industrial port functions and the cruise tourism uses, especially as the existing cruise
ship terminal facility shares the main access and CIQ facilities as the port. This shared
arrangement does not promote an attractive entry experience for cruise ship visitations, and it
is considered imperative that there be improved delineation and separation between port
industrial and port tourism usage. Separate access points and CIQ processing facilities is
critical to achieving this.
The Mukim Serasa Local Plan advocates for this separation of CIQ facilities and access to be
undertaken in conjunction with proposals for a relocation of the Serasa Ferry Terminal
immediately north of the Cruise Ship Terminal on land previously occupied by the Fisheries
Research Centre. This would provide for a centralised and accessible gateway precinct for
regional and wider international ferry and ship arrivals, and all in a location with direct
connectivity to a proposed new tourism centre for Pekan Muara, the Muara Beach waterfront,
and onward transit options to the rest of the Brunei Muara District.
6-50
In the long term and beyond the 2025 time frame of this planning study, the relocation of the
main port facilities onto an expanded and industrialised Pulau Muara Besar (as has been
considered in the past by Government) may be worth further consideration. This long term
option has the advantage of allowing for the complete transformation of the existing Muara
Port into a waterfront tourism, recreation and transit precinct.
For marine tourism development, the Brunei Tourism Master Plan 2011 found that Brunei
already captures most of the existing niche boating traffic between Miri and Kota Kinabalu,
consistently achieving around 70 visiting yachts per year. This is despite the fact that Brunei’s
leisure marine infrastructure is relatively undeveloped when compared to its regional
competitors. Whilst leisure marine tourism will have a very low impact upon arrival numbers
due to the small market size, the Brunei Tourism Master Plan 2011 recognises that marine
tourists are a high end market with a propensity to spend on high-value items.
The Mukim Serasa Local Plan has proposed a formal marina precinct be created at Serasa,
and this is consistent with findings on the leisure marine tourism market under the Brunei
Tourism Master Plan 2011. The proposed marina precinct can incorporate formal floating
marina berthing, facilities for launching and landing of boats, boat storage and maintenance
facilities, and waterfront development sites for residential, tourist accommodation and
commercial activities. The marina could also function as a maritime tourism hub, providing a
modern launching facility that services the tourism and recreation destinations available
within Brunei Bay, the South China Sea and Temburong District, supporting the other tourism
initiatives such as diving, eco-tourism and adventure sport tourism and recreation being
actively pursued by the Brunei Tourism Master Plan 2011.
(v) Entertainment
Improvement to the family-entertainment options available to the district, and especially to

Bandar Seri Begawan, are identified as essential elements in making the city more appealing
as a tourist destination. Whilst the revitalization and re-launching of Jerudong Park as a
family-oriented theme park in 2014 is one vital component of this strategy, the Brunei
Tourism Master Plan 2011 recognises that the restoration of the main urban area of Bandar
Seri Begawan as a livable and vibrant city with appeal to both domestic residents and visitors
is one of the most critical factors.
Much of the latter is proposed to be achieved via the proposed initiatives under the Bandar
Seri Begawan Development Master Plan, which seeks to transform Bandar Seri Begawan into
one of the world’s most livable cities. Supported by a range of improvements to urban spaces,
the plan mainly proposes to bring a resident population back into the city core by promoting
greater residential densities and allowing for a range of mixed use development activities.
Combined with new precincts for hotels and resort accommodation, and enhanced
6-51
entertainment and retail facilities, the mix of traditional city functions with greater tourism
appeal would make for a more livable city, and would promote longer tourist stays and
recapture lost tourist expenditure on entertainment, retail and dining that is presently limited.
In addition, the Brunei Tourism Master Plan 2011 promotes other specific initiatives such as
improvements in airport retail options, revitalization of the Yayasan Mall in central Bandar
Seri Begawan as a tourist catchment area, and the development of a ‘floating cultural
restaurant’ along the boardwalks of Kampong Ayer.
Outside of BSB, the emphasis on the management and development of designated coastal
areas for environmental management, including nature reserves and parks for tourism and
recreation uses, will also increase the options for family focused entertainment available to
both domestic and international visitors. The recent rejuvenation of the Serasa Beach
Recreation Park and the development options available for the entire Muara Beach Recreation
Park reserve and associated Muara tourism and recreation precinct will significantly expand
the entertainment options available within the Brunei Muara District.
(vi) Major Events
The meetings, incentives, conference and exhibitions (MICE) segment of the Brunei tourism
market is another important area of potential growth that has been identified as a secondary
tourism offering under the Brunei Tourism Master Plan 2011. As success in attracting major
events is limited due to the relatively small size of suitable hotel capacity, the Brunei Tourism
Master Plan 2011 proposes to develop Brunei’s events market by bidding for strategic events,
generally of a smaller scale, across all industries.
The Brunei Muara District would be central to this approach given its position as the national
gateway into the country, the existing location of most of the major event space and hotel
accommodation in this district, and the supporting infrastructure of transport, retail,
entertainment and commercial service options more readily available in the district. The
International Convention Centre at BSB and the BRIDEX Exhibition Hall at Jerudong are
significant exhibition spaces which are found to be underutilised. The majority of hotels are
found in Brunei Muara, with only the Empire Hotel and the Centrepoint Hotel having the
capacity to accommodate more than 200 persons.
With many initiatives of the Brunei Tourism Master Plan 2011 focusing upon development
within the Brunei Muara District, efforts to develop the MICE industry and to enhance the use
of existing MICE-related infrastructure can be further boosted by general improvements to
related tourism infrastructure and opportunities proposed by the Master Plan.
6-52
TOURISM – PRIORITY ACTIONS
Economic Development and Industry (T) :

Priority Actions
Utilise the Brunei Tourism Master
 MIPR
Plan 2011 as the foundation for
 Brunei Tourism
aligning specific tourism opportunities
T-A1  DTCP High
with appropriate land use planning
 BSB Municipal Board
strategies and land management
 District Office
decision making.
Encourage and assist the development
of sustainable nature-based tourism  DTCP
and recreation opportunities within the  MIPR
Brunei Muara District, and ensure that  Brunei Tourism
the long term protection of these  Lands Department
T -A2 High
opportunities is achieved through  BSB Municipal Board
appropriate land use planning, land  District Office
management decision-making, and  Museums Department
environmental management and  JASTRe
planning.
Examine and promote the tourism
development potential of Pulau
Berambang in order to capitalise upon
 DTCP
its inherent natural beauty and
 MIPR
biodiversity, its proximity to BSB and
T -A3  Brunei Tourism High
the Brunei International Airport
gateway, and the island’s imminent
 JASTRe
physical connectivity with the Brunei
Muara mainland with the proposed
Temburong bridge crossing.
Ensure that the preparation of
environmental management plans for
areas designated as Environmental
Management zones identify sites
 JASTRe
considered suitable for the potential
T–A4 development of tourism attractions, a Medium
 UBD
range of accommodation types, and
 Brunei Tourism
associated infrastructure, subject to
their adherence to environmental
management principles for that
locality.
Continue to utilise proboscis monkey
 MIPR
habitat within Mangrove Protection
 Brunei Tourism
T –A5 areas as a key element of eco-tourism, High
and ensure the continued protection of
 JASTRe
these natural habitats.
6-53

Priority Actions
Facilitate the development of an easily
accessible Proboscis Monkey  MIPR
Sanctuary within Brunei Muara  Brunei Tourism
District, with locations at Sg Damuan,  Museums Department
T –A6 High
Sg Brunei and upon the wildlife  JASTRe
sanctuaries of Pulau Berambang all  Lands Department
presenting feasible options which are  DTCP
found in close proximity to BSB.
 MIPR
Support the focus upon Bandar Seri  Brunei Tourism
Begawan as the main Cultural and  BSB Municipal Board
T –A7 High
Islamic tourism precinct within the  MORA
Brunei Muara District.  Ministry of Culture, Youth
and Sports
Protect existing and potential future
archaeological sites, such as the Kota
Batu Archaeological Park, the
Brooketon Colliery, Pulau Chermin,
 MIPR
T –A8 and other current areas of investigation High
 Brunei Tourism
by the Museums Department, for
 DTCP
ongoing excavation, analysis, and long
term development as a site of cultural
tourism and educational interest
Promote and develop product offerings
 MIPR
outside of BSB, such as homestay
 Brunei Tourism
accommodation, local museum
T –A9 displays, and cultural heritage sites, to Medium
 Ministry of Culture, Youth
complement the main elements of
and Sports
Cultural and Islamic tourism found
 District Office
within BSB.
Examine the feasibility of establishing
 MIPR
further, open-site styled museums or
 Brunei Tourism
self guided trails at archaeological sites
T –A10 of cultural heritage interest Low
 JASTRe
incorporating controlled access within
defined walking tracks, information
and Sports
displays and sheltered seating.
6-54

Priority Actions
In addition to possible siting within the
Berakas Forest Reserve and Recreation
Park, consider other potentially
suitable alternative locations for the
 MIPR
establishment of coastal resort
 Brunei Tourism
facilities as recommended by the
 DTCP
T-A11 Brunei Tourism Master Plan 2011 Medium
(such as at Muara Beach and within
 JASTRe
coastal Environmental Management
areas), and incorporate these areas as
part of local planning strategies for
individual coastal mukims or within
environmental management plans.
Ensure that any future development of
a marina facility, whether at Serasa or
 Ports Department
elsewhere, incorporates facilities that
T-A12 would allow for its use in support of Medium
 MIPR
the marine tourism industry, including
 Brunei Tourism
for leisure boating, diving, and other
marine-based tourism activities
Investigate the potential relocation of
 MIPR
the Serasa Ferry Terminal to a site
immediately adjacent the Muara
 Ministry of
Cruise Ship terminal with a view to
Communications
providing a defined maritime gateway
 Ports Department
T-A13 precinct with shared CIQ facilities at a High
location within walking distance to
 Immigration Department
existing and proposed tourism and
recreation attractions of Muara Beach
 DTCP
and onward transit options to the rest
 Brunei Tourism
of Brunei.
In the event that the long term
relocation of the Muara Port facility to  MIPR
Pulau Muara Besar being considered  Brunei Tourism
by Government, examine the potential  Ports Department
T-A14 Low
of the existing Muara port area to be  Marine Department
transformed into a waterfront tourism,  DTCP
recreation, entertainment and transit  BEDB
precinct.
6-55
6-56
6.5 Settlement and Housing
POLICY OBJECTIVE
 To ensure that future settlement and housing initiatives for Brunei Muara
District are based upon creating sustainable urban communities that are able to
meet the demands of urban growth whilst protecting the long term development
opportunities and environmental priorities of the district
6.5.1 Creating Sustainable Urban Communities
Policy Principle : Sustainable urban communities which provide strong and vibrant
neighbourhoods, prudent use of resources, protection of the environment and employment
and economic growth must be the long term focus for settlement in Brunei Muara District.
With a high proportion of the population of Brunei Muara District living within the urban
footprint, the pattern of settlement and quality of the urban environment is highly significant
to the quality of life for these inhabitants. A well-planned and coherent settlement pattern and
careful management of urban growth and change is critical in delivering long-term social,
economic and environmental benefits to the wider community.
Most settlement within the district over recent decades has been in the form of low density
urban housing, reflecting government housing provision and consumer preference of private
housing type. However the resultant spread of urban settlement continues to intensify
pressure on valuable land resources, imposes costs in the provision of infrastructure and
services, increases dependency on private vehicle ownership, and create potential inequalities
in opportunities subject to location. These trends in urban growth are unsustainable, and
more must be done to ensure that the social, economic and environmental consequences of
settlement and land use are able to deliver improved outcomes for current and future
inhabitants.
Key requirements for achieving sustainable urban communities over the long term include:
 a strong, diversified and sustainable economic base;
 sufficient and suitable serviced land in appropriate locations for housing,

employment, commerce, community and other uses;
6-57
 integration of settlement with efficient and economic provision of transport,

essential infrastructure and community services;
 variety in housing choice (size, type, affordability) to support a range of household

sizes, ages and incomes;
 making the most efficient use of land within existing urban areas through the use of
vacant and /or under-utilised land and buildings and through higher densities of
development in suitable and easily accessible locations;
 clustering retail, employment, community and recreational activities which attract

large numbers of people in and around existing and proposed major activity centres
at major public transport nodes; and
 proper consideration of the environment in designing and planning urban

neighbourhoods.
Future urban settlement under the Brunei Muara District Plan therefore concentrates upon
facilitating development within the existing urban footprint rather than allowing a
continuation of largely uncontrolled and unnecessary outward urban growth. The underlying
objective of the preferred settlement strategy is to facilitate major improvements in the
efficiency of existing urban land settlement, taking advantage of the inherent capacity of
current urban land areas to absorb a greater intensity of growth pressures and associated
population growth confronting the Brunei Muara District.
6.5.2 Identifying Future Urban Growth Centres
Policy Principle : Designated urban growth centres shall be one of the key focus areas of
future settlement options within Brunei Muara District, and they shall be the subject of more
detailed individual appraisal under future mukim development plans.
Part of the strategy towards achieving this improvement in use of existing urban land involves
the early identification of specific centres deemed suitable for and capable of future intensive
urban settlement. Just as the Bandar Seri Begawan Development Master Plan proposes to
intensify and diversify settlement and land use within the national capital, the Brunei Muara
District Plan similarly seeks to promote a greater intensity of settlement at located centres
across the remainder of Brunei Muara’s urban footprint outside the municipal boundaries of
the capital.
The key aims of incorporating urban growth centres within the preferred settlement strategy
for the Brunei Muara District are:
6-58
 to enable the establishment of vibrant, sustainable, and transit-oriented urban

growth centres that provide a high quality neighbourhood amenity;
 to enable the early designation of potential localities which may be suitable for the
establishment of future growth centres, incorporating land for residential,
employment, transit and other urban development needs;
 to enable future mukim development plans to provide for the comprehensive

planning of those designated growth centres;
 to restrict urban sprawl into potentially productive resource lands or areas of

environmental value; and
 to enable advance infrastructure planning to provide for the timely and economic
provision of necessary utilities and services to these growth centre localities.
The Brunei Muara District Plan identifies twelve urban growth centre localities which could
potentially be developed or redeveloped as part of future mukim planning strategies or
subsequent action area plans, and these are presented at Figure 6.2. Their proposed locality
and distribution has been recommended based upon a number of determining factors
including:
 Proximity to existing and potential future employment activity centres;
 Proximity to major (mainly Government) housing projects either established, under

construction or under consideration;
 Proximity to identified Priority Infill Development Areas capable of urban

consolidation and greater urban development intensity; and
 Proximity to established commercial centres, concentrations of commercial land

uses or concentrations of commercial syarat.
The key elements in favour of the location of each of these potential centres have been
summarised in Table 6.1. They each must be the subject of further detailed appraisal under
their respective future Mukim Development Plans in order to refine local zoning
recommendations, direct potential future layout and urban design options, and assist in
development control decision making in and around these future centres. This has already
occurred for one of the proposed growth centres at Pekan Muara, where more detailed layout
plans have been prepared under the Mukim Serasa Local Plan.
6-59
POTENTIAL DISTRICT GROWTH CENTRE LOCATIONS Figure 6.2

Note : Base mapping data sourced from Brunei Survey Department and Google Earth
6-60
Table 6.1
Potential Urban Growth Centre Localities : Brunei Muara District
No. LOCALITY ADVANTAGES
 located upon existing major road (Jalan Penghubung Berakas);

 immediately adjacent the long-established Government Housing
Scheme of Lambak Kanan;
1 Kg Berakas  significant level of vacant private land free from major physical
constraint available for development in the locality;
 proximity to major employment and activity centres within Bandar Seri
Begawan Municipal Area
 located upon existing major road (Jalan Jerudong);

 significant levels of vacant urban land available for development /
redevelopment;
2 Kg Jerudong  existing concentrations of Commercial syarat in locality;
 opportunity for continuation of existing neighbourhood precincts in
evidence where small scale concentrations of commercial activity are
surrounded by established low rise apartment complexes;
 located upon junction of existing major road (Coastal Highway and

Jalan Utama Tanah Jambu);
 capacity to service populations of nearby future Government housing
schemes of Lambak Kanan STKRJ and Tanah Jambu;
 capacity for nearby future urban infill, especially along Jalan Muara;
3 Lambak Kanan East
 location adjacent major employment and activity centre of Lambak
Kanan East BINA Estate which is itself proposed for major future
expansion;
 proximity to major employment and activity centre of Lambak Kanan
West BINA Estate immediately to the west
 location along Coastal Highway at Brunei Muara / Tutong border;

 capacity to service populations of nearby future major Government
housing schemes of Lugu and Lugu extension areas;
4 Kg Lugu  large areas of vacant and developable State land with minimal physical
constraints;
 proximity to future Government housing projects in Tutong district;
 proximity to a future Islamic University in Tutong District.
 located at junction of major roads (Jalan Lumapas and Jalan Junjongan)

 located upon major proposed road and bridge connection between
Lumapas and Bandar Seri Begawan;
 future connectivity with major activity centres of Bandar Seri Begawan
Municipal Area
 immediately adjacent the Lumapas Housing Scheme;
 area already being considered by Government for high density
5 Kg Lumapas
development opportunity as part of future Government housing
program;
 capacity for major urban infill, an established housing scheme, and high
density development being considered in the locality, the potential for
future population growth is substantial, and would support the growth
of an otherwise underdeveloped Mukim Lumapas.
6-61
 located upon major road (Jalan Kota Batu);

 capacity to service populations of nearby Government housing schemes
of Mentiri (already occupied) and Mengkubau;
6 Kg Mentiri  scope for major urban infill and consolidation along Jalan Kota Batu;
 immediate proximity to major existing and future employment activity
centre at Salar BINA Estate, Pulau Muara Besar, Muara Port precinct,
Serasa BINA Estate and Lambak Kanan East BINA Estate.
 higher density residential settlements are already established along
Jalan Pelumpong and in nearby Kg Sabun;
 responds to identified need for a revitalised commercial centre to
reinvigorate the declining commercial activity of Pekan Muara;
 capacity to service populations of nearby Meragang Housing Scheme;
7 Kg Pekan Muara  immediate proximity to major existing and future employment activity
centre at Serasa BINA Estate, Pulau Muara Besar, Muara Port precinct,
Salar BINA Estate and Lambak Kanan East BINA Estate;
 immediate proximity to established tourism and recreation destinations
and precinct of Muara and Serasa localities, and associated gateways of
the Muara Cruise Ship Terminal and Serasa Ferry Terminal.
 located at junction of major roads (Jalan Tutong and Jalan Jerudong);

 existing concentrations of commercial syarat and major established
8 Kg Sengkurong commercial activity in locality;
 significant opportunities for urban infill upon vacant and under-utilised
land in the locality;
 location on major connection road between southern mukims /
Malaysian border and Bandar Seri Begawan;
 proximity to main Jalan Tutong corridor between Kilanas/Sengkurong
and Bandar Seri Begawan;
 established neighbourhood commercial centre and land with
Kg Bengkurong /
9 commercial syarat;
Sinarubai
 established low-rise government flats within immediate locality;
 proximity to concentration of developed industrial TOLs immediately
to the north east;
 significant opportunities for urban infill upon vacant and under-utilised
land in the locality, including large areas of State land
 located upon major road (Jalan Tutong);
 proximity to major employment and activity centres within Bandar Seri
10 Kg Tanjong Bunut
Begawan Municipal Area;
 scope for major urban infill and consolidation in locality;
- capacity to service populations of adjacent Government housing
schemes of Kg. Rimba;
- proximity to major education precinct incorporating UBD, Institute
Teknologi Brunei, and Jerudong International School;
- proximity to major development proposals such Agro Technology Park,
11 Kg. Rimba Rimba Digital Junction and proposed second district hospital site;
- proximity to large areas of vacant State Land suitable for development,
as identified by previous studies including NLUMP and CSPS Land
Optimisation Study;
 along suggested route of LRT as recommended by BSB Development
Master Plan
6-62
- located at Mukim Pangkalan Batu;

- immediate proximity to major existing and future employment activity
centre at Kuala Lurah BINA Estate,
- proximity to major education facilities of Wasan Vocational School and
12 Kg Kuala Lurah
proposed Teachers University College;
- proximity to major Agricultural areas of Pangkalan Batu;
 direct connectivity with Tutong District and the growing centre of Kg
Lamunin.
Source : BMDP Draft Final Report, DTCP
Five of these potential centres have been the subject of very preliminary land assessment and
development concept formulation under Chapter Seven of the Brunei Muara District Plan.
Kampong Berakas, Kampong Sengkurong, Kampong Lumapas, Kampong Mentiri, and
Kampong Bengkurong-Sinarubai have all had very indicative growth centre plans prepared.
However these are only broad assessments and formative concepts which seek to illustrate the
development potential and possible improvements that a growth-centres based approach to
urban settlement is capable of delivering at strategically identified localities.
Ultimately the Department of Town and Country Planning, in consultation with various
authorities and as part of future mukim development plans, will be responsible for delineating
the boundaries of urban growth centres in their Local Plans, and for establishing in detail the
preferred form of their development.
6.5.3 Promoting Transit Oriented Development Centres
Policy Principle : Transit Oriented Development Centres will have a critical role in the long
term urban development of the Brunei Muara District, and the proposed localities of district
urban growth centres represent the best opportunities for Transit Oriented Development
outside of Bandar Seri Begawan Municipal Area.
The National Land Use Master Plan 2006-2025 identified the importance of urban growth
centres as integral to a more sustainable approach to urban settlement. As part of efforts to
arrest urban sprawl and achieve more efficient urban land development, the NLUMP
promoted the application of Transit Oriented Development principles to future urban
development, particularly within the Brunei Muara District. It recognised the importance of
aligning urban centres with public transport infrastructure, and promoted greater development
intensity around public transport interchanges and transit corridors. More recently the BSB
Development Master Plan proposed significant increases in development intensity and variety
in land use mix. Central to the success of these aspirations is the relationship between land
use and their supporting transport framework.
6-63
Transit Oriented Development usually incorporates compact, mixed use development near
transit facilities supported by high-quality walking environments. The focus is on providing
greater access to transit opportunities for areas with a higher intensity and variety of
developments and activities, thereby encouraging other transportation options such as walking
and public transport as a viable alternative to driving. Research and practical experience from
arond the world highlights the positive impacts that incorporating transit and land use into the
urban fabric of centres, and include the increasing of connectivity between local areas and
mukims, improving public transport ridership, and reducing traffic congestion and pollution.
The most common goals of Transit Oriented Development centres is to make public transit
options more attractive and increase their use, promote mixed use environments, encourage
increased density and compact urban forms, create vibrant centres and neighbourhood
communities for a broader mix of the population, and to increase alternative modes of
transport. These goals are strongly reflected in the aims and objectives of the Brunei Muara
District Plan. It is essential that the distribution and form of Transit Oriented Development
centres remains consistent with the broader planning and transport objectives of the district.
Detailed guidelines to promote and facilitate Transit Oriented Development within Brunei
Muara must also be prepared and applied by Government. The development and
implementation can support the strategic directions of national and district planning schemes,
be responsive to anticipated trends in Government and private housing demand and supply,
and aligns with key elements of other related strategies such as the Brunei National Land
Transport Master Plan and the BSB Development Master Plan.
With differing contexts and locations of proposed urban centres, no two Transit Oriented
Development centres can ever have the same form. However there will invariably be a
common set of principles for Transit Oriented Development which could underpin future
guidelines and the development of centres, regardless of the ultimate size, scale and function
of each individual centre. These guiding principles may include the following elements:
(i) Creating a greater sense of place – Areas should be of a human scale that
promote liveability and a quality experience for residents and visitors. This may
involve spaces which encourage greater social interaction, using transit centres or
stops as focal points and gateways, creating focal points and landmarks through
urban design and architectural innovation, and creating active and pedestrian
friendly street fronts;
(ii) Ensuring a mix of land uses – A mixture of appropriate land uses can occur either
vertically or horizontally, providing for a rich diversity of experiences and
functions and encouraging travel along transit lines in both directions;
6-64
(iii) Providing for sufficient density – Planning guidelines must allow for sufficient
density to make transit viable and to support efficiencies in service provision.
Higher densities should be located near transit centres and stops, and be located
within reasonable proximity that they encourage walking and cycling;
(iv) Encouraging pedestrian accessibility – Creating safe and inviting places for
pedestrian movement will enhance walkability. This not only can expand the
catchment of higher density uses surrounding the transit centre, but also activates
the centre with greater pedestrian activity; and
(v) Improving urban design – A high quality and attractive design that complements
the established or desired future character of the area can help to create a positive
and unified sense of place and helps to define the arrangement of and transitions
between public and private space.
6.5.4 Integrating Transit Infrastructure with Growth Centres
Policy Principle : Future urban growth centres must incorporate public transit
infrastructure to ensure that opportunities for land use and public transport integration are
maximised, and that transit oriented development centres are able to play a significant part
in the promotion and maintenance of urban sustainability in district settlement.
The Brunei Land Transport Master Plan 2013, a study commissioned by the Centre for
Strategic and Policy Studies, has also highlighted the need for an integrated, efficient, high
quality and safe transport network for Brunei Darussalam. It has as one of its core aims “the
delivery of a comprehensive, multi-modal land transportation strategy” for the entire country.
One of the key themes of the Master Plan is concerned with promoting public transport, with
the key policy of this element noting that:
“ Government will give priority to developing accessible, seamless, high quality

networks for modes which offer an alternative to the private car. Emphasis shall
be given to an improved public transport system serving urban centres and new
development areas, as well as providing appropriate inter-district connections.
The Government will consider appropriate regulatory approaches, partnerships
with the private sector and commitment to public funding to support such a
system. Whilst the basis of this system will be based on buses, higher capacity
mass transit systems will be considered in appropriate locations where these
serve future development, promote modal shift and offer value for money. ”
6-65
Further, the Master Plan includes a specific national policy on future mass transit schemes as
follows:
“ Consideration will be given to the long term development of high quality, high
capacity transit systems with their own Right of Way in selected corridors where
justified by population and employment densities, potential ridership, mitigation
of traffic congestion and the potential to support new development. Such
schemes will only be viable within the BSB conurbation in the context of major
urban growth, will need to demonstrate a clear business case, offer value for
money on the capital investment proposed and be linked to land use planning
concepts around Transit Oriented Development. ”
There are obvious benefits for a planning strategy that encourages the integration of land use
and transit infrastructure within designated urban growth centres. It has the potential to reduce
car dependence, increase accessibility to and diversity of housing, employment and
community services, reduce congestion on established road networks, reduce fuel
consumption and reduce air pollution. These benefits combine to produce an attractive and
viable alternative to predominantly car-based urban and urban fringe developments.
However the current reality is that the relatively low densities of population and employment
development are not conducive to greater public transport use, and this is further exacerbated
by the relatively poor level of existing public transport services currently available. This
existing scenario is identified by the Brunei Land Transport Master Plan as a reason why
there is no immediate urgency to provide a new mass transit system to service the urban
footprint, with a continuation of public bus services most likely to continue until such a time
as population density, changes to urban form, and other related enabling measures such as
corridor selection have occurred.
The Brunei Muara District Plan recognises that the shift towards transit oriented
development centres and their associated urban corridors will have a significant role to play in
establishing the future urban structure for the Brunei Muara District over the long term. The
identification of proposed urban growth centres under the Brunei Muara District Plan,
combined with the detailed framework of urban centres and distinct neighbourhoods within
the BSB Municipal Area under the BSB Development Master Plan, represent the first steps in
defining this future urban structure. The integration of transit facilities and infrastructure with
the proposed urban centres is the next challenge
In order to maximise the potential of transit oriented development centres, future Local Plans
and Action Area Plans for individual mukims must incorporate more detailed land use
planning and zoning recommendations, including provision for transit centres, as an integral
part of the local planning process. These planning strategies will need to identify specific
6-66
opportunities for integrating land use and public transport, maximizing the potential for use of
transit facilities within the growth centre precinct.
6.5.5 Concentrating Commercial Activities at Urban Growth Centres
Policy Principle : To ensure their contribution to managing future urban settlement, major
commercial development needs to be concentrated within defined urban centres and further
ribbon development of commercial activity must be prevented.
The National Land Use Master Plan highlighted the widespread proliferation and dispersal of
commercial development across the Brunei Muara District in particular, with a variety of
commercial developments having occurred outside the areas targeted by earlier planning
schemes for future centres. This pattern of commercial development cannot continue to be
sustained without significant community, environmental and economic cost, and its
continuation would consistently undermine the ability to develop transit oriented development
centres as a means of achieving a more efficient pattern of urban settlement.
In Brunei Darussalam commercial land uses are particularly crucial in defining the level of
activity within and around a centre, and in most cases underpins its function as a centre. As a
result, the locality and distribution of the proposed growth centres nominated under the
Brunei Muara District Plan focus on the existing concentration of or the recognised need for
commercial activity to service a locality. A mixture of activity such as commercial, retail,
higher density housing, transit, tourism and recreation, community facilities, and other uses
can be accommodated within future growth centres, however it is important that commercial
uses in particular remain concentrated within these centres. Initiatives to develop further
commercial development outside of these centres must be resisted.
In addition, the Brunei Muara District Plan recognises that key high frequency public
transport corridors will provide improved connections between urban growth centres.
However it is important that these urban corridors also do not become targeted for further
ribbon development of commercial activities beyond the designated growth centre precincts
as this would also diminish the viability of the preferred growth centres and potentially create
additional traffic and access conflicts along the main road network. Instead these corridors
should be viewed as providing long term opportunities, where suitable, for further higher
density housing precincts. Whilst in the lifespan of this study this may not be required given
the housing capacity within designated centres and across the broader urban footprint, in the
long term higher density development along corridors can further capitalise on access to and
maximise use of public transport corridors, and can also contribute to the viability of urban
centres.
6-67
6.5.6 Defining Residential Zoning Precincts and Densities under

Future Local Plans
Policy Principle : Local development plans for individual mukims will need to refine
residential zones into Higher Density, General Residential, and Lower Density precincts
where found suitable by local planning studies, and assign suitable density provisions to
specific residential precincts.
The Brunei Muara District Plan identifies those areas generally suited for residential
development within the urban footprint of the district. However this broad Residential zone is
comprised of a variety of neighbourhoods which will invariably differ in character, density,
housing styles, and setting. In certain localities some areas will be more suited for higher
density housing whilst others may be more suited to a lower density standard.
The application of a homogenous set of residential density development standards is not

appropriate as the existing character, desired future character, projected residential demand
and development potential of neighbourhood precincts will vary across the district. Future
local plans for individual mukims of the Brunei Muara District will need to refine the
Residential zoning, identifying suitable precincts for lower and higher density housing where
appropriate in addition to the general residential zone allocation.
Assigning residential zonings under future Local Plans for each mukim should have
consideration of the following factors:
 patterns of district demand for housing;

 socio-economic and demographic projections;
 current and future infrastructure provision;
 age and condition of existing housing stock;
 capacity for redevelopment, infill and new housing development;
 trends in market demand for various forms of housing;
 government initiatives in public housing provision;
 existing character of the area; and
 desired future character of the area.
The principal tool to control development of the different zoning precincts to be established
under Local Plans for each mukim is that of density control. Density control can assist in
6-68
preserving an area’s residential character and amenity, be used to increase or decrease

residential density, can guide residential development to meet demand and/or to achieve
preferred residential character, and can ultimately support the use of land to its best
advantage.
In the original Brunei Muara District Plan 1987 residential densities were set at a maximum
of 10 dwelling units per hectare for Lower Density Residential Areas, up to 20 dwelling units
per hectare for General Residential Areas, and up to 50 dwelling units per hectare for
development sites within 300m of the nearest designated centre. The current Brunei Muara
District Plan 2010-2025 proposes a similar approach. It highlights principles for determining
residential zoning precincts under future Local Plans required to be prepared for each mukim,
and suggests maximum residential densities for each of these residential zones, though these
would be subject to further consideration as part of the local planning process.
(i) Lower Density Residential Precincts
Lower Density Residential zones are focused upon allowing a level of low impact residential
development to occur in conjunction with retaining the environmental and landscape values of
the site and surrounds. They are usually comprised of transitionary areas between more
intensively developed urban neighbourhoods and areas of environmental significance, such as
ridgeline and mangrove conservation areas or riparian corridors. For example, in the recent
case of the Mukim Serasa Local Plan, the elevated foothills surrounding a proposed Ridge
Conservation area are designated as Lower Density Residential zones. Similar outcomes are
expected to occur under future Local Plans.
The designation of Lower Density Residential zones needs to occur on a mukim by mukim
basis, with the Local Plan preparation process the best procedure to identify and determine
areas to which this level of zoning should apply. The formerly applied density of 10 dwellings
per hectare has been retained as a maximum density guideline, however this may be revised
downward subject to the outcomes of detailed local plan investigations. Again, in the instance
of the Mukim Serasa Local Plan, the recommended residential density was set at 6 dwellings
per hectare taking into consideration the physical attributes of the particular Lower Density
Residential precinct and its transitionary character between protected area and developed
urban footprint.
(ii) Higher Density Residential Precincts
The focus of the Higher Density Residential zones outside of Bandar Seri Begawan shall be
upon supporting the development of the proposed urban growth centres. The success of these
transit oriented development centres requires an emphasis upon those types of land use and
development intensity that are likely to promote increasing levels of transit use into the future,
6-69
and which can themselves benefit by being accessible to and from transit facilities.
Conversely, the type and frequency of a future transit service and its potential patronage is
influenced by the density and mix of land use near that service to generate potential users.
Higher density residential and mixed use precincts are therefore best located in close
proximity to those urban growth centres that intended to be serviced by an enhanced public
transport infrastructure network. These locations should be the focus for both private
development initiatives as well as for higher density housing initiatives that government is
considering for future public housing options.
As previously mentioned, the original Brunei Muara District Plan 1987 recommended
densities of up to a maximum 50 dwelling units per hectare, and that these apply to sites
within 300m of a designated centre. The current Brunei Muara District Plan 2010-2025 seeks
to update both of these development standards to meet current circumstances and
development trends. Firstly, with regard to density, the Brunei Muara District Plan 2010-
2025 plan suggests an increase in density to 60 dwelling per hectare, a density which is
consistent with low to mid rise apartment development. The proposed higher density
residential zones also envisages maximum building heights of up to 6 storeys for residential
apartments and mixed use developments, with this based on the following:
 this height is consistent with the favoured building heights being considered by the
Housing Development Department in their initial efforts to introduce vertical
housing as a response to public housing demand in Brunei Muara District; and
 this height does not exceed the maximum building height for mid-rise apartments
and mixed use buildings of up to 8 storeys for neighbourhood precincts under the
BSB Development Master Plan.
Whilst local plans and individual development proposals may be able to consider higher
developments of up to 8 storeys on a case by case basis, it is recommended that development
not be permitted to be any higher. This is largely to ensure that the primacy of development
and urban form within Bandar Seri Begawan is not challenged or superseded by development
of the nominated urban centres outside of BSB.
The walking distance from urban centre used for determining the permissibility of higher
density residential development is also proposed to be increased from 300m. Standards and
policies applied in some countries such as United States, Canada and Australia have utilised
an optimal walking distance of between 400m to 800m from house to transit centre, although
more recent research indicates that users may be apt to walk even longer distances to centres
than what these standards previously estimated.
6-70
It is recognised that a host of variables can affect walkability and cause corresponding
fluctuations in density precinct boundaries. Residential density, employment opportunity, the
size of centres, availability of services, proximity of additional transit stops, urban design,
prevailing climate, and the character of the walkway route can all influence the desirability of
walking to and from transit centres. Taking this into consideration, a maximum of 800m is
proposed to apply as a base guideline for Brunei Muara District, with the opportunity for this
to be able to be selectively revised upwards or downwards under individual Local Plans and
as part of development concepts for selected localities.
(iii) General Residential Zone
The bulk of future residential areas within the Brunei Muara District are to be designated as
General Residential under future Local Plans for individual mukims. The density standard
under the original Brunei Muara District Plan 1987 was set as a maximum of 20 dwellings
per hectare, subject to development assessment. It is intended that this remain the
development standard under the Brunei Muara District Plan 2010-2025 as this density can
accommodate detached housing on smaller lots, duplexes, terraces, cluster housing projects
and even small walk up flat developments.
It is anticipated that the prevailing character of the General Residential zones would be of
detached and semi-detached housing, though some forms of higher density development such
as walk-up flats and terraces can also be developed in these areas subject to approval. The
suitability of terraces and walkup flats within the General Residential zones would need to
consider factors such as the prevailing residential and landscape character, proximity to
centres and facilities, proximity to employment and transport, and the proximity of
development of a similar scale.
6.5.7 Urban Consolidation within Priority Infill Development Areas
Policy Principle : Future urban consolidation measures shall concentrate upon the defined
Priority Infill Development Area in order to achieve a more efficient use of vacant and
under-developed urban land areas.
The Brunei Muara District Plan identifies those existing urban areas where future efforts for
urban consolidation measures shall be focused. These Priority Infill Development Area are
characterised by extensive areas of allocated private lands and State lands which are currently
vacant or under-utilised. They are generously distributed across the established urban
footprint of the district, often along the main road corridors of the BMDP study area.
6-71
The Priority Infill Development Area is characterised by high levels of vacant and under-
developed private and State urban land, much of which is capable of accommodating further
urban growth. As a result these areas are a major urban land resource which needs to be
targeted for future settlement. By doing so, the pressure for and rate of outward urban
expansion can be controlled in the short term, and land use conflicts and encroachment into
non-urban areas of resource and environmental value can be minimised.
Urban consolidation initiatives such as infill development and land readjustment are
particularly valuable tools to further promote the development of this land. Infill development
is already supported by existing planning standards, with duplexes, terraces, cluster housing
developments and low rise walk up flats already able to be undertaken with development
approval in the General Residential zones. However the take-up of these options has been
limited. With the declining availability of large greenfield areas of developable State land and
the increasing need and Government desire to better utilise available, serviced urban areas,
smaller Government infill housing initiatives could be pursued on a far more localised basis
to meet public housing demand, and to stimulate investment in private urban consolidation
activity in the vicinity. This may involve smaller scales of public housing development, or
schemes which facilitate individual public housing construction on vacant lots.
Additionally, the trend towards lower minimum residential lot sizes can be reinforced with
the designation of minimum standards in future planning and land management strategies.
For example, the Mukim Serasa Local Plan 2010-2025 has now designated a minimum lot
size of 450m2 to cover residential land within Mukim Serasa. Future local plans and even
revisions to existing legislation such as the National Land Code can further reflect new
standards aimed at reducing minimum residential lot sizes for residential land, thereby
increasing the potential yield and the attractiveness of future residential subdivision
development.
Another main option to achieve urban consolidation is through the process of Land
Readjustment. The process involves the surrendering and re-subdivision of land parcels to
achieve a more efficient use of urban land. It enables otherwise fragmented and land-locked
areas of private and State land to be reconfigured to achieve more rational settlement
outcomes with enhanced access to roads and infrastructure. However effective adoption of
land readjustment must first be supported by an appropriate legislative and administrative
framework to enable these measures to proceed. The drafting and endorsement of land
readjustment legislation and the designation and resourcing of an administrative authority to
promote and coordinate the process remain vital preconditions to enable this option to be
fully pursued.
6-72
6.5.8 Utilising Vacant Housing Stock
Policy Principle : The high levels of vacant housing stock indicated by the 2011 Census
warrants further detailed analysis to determine the potential for renewal and rehabilitation
of this housing asset.
As detailed in Chapter 3, the 2011 Preliminary Population and Housing Census indicated a
very high proportion of vacant housing occurring within the Brunei Muara District, with
vacancy rates of around 20% or 11,631 housing units. Although the breakdown between
private and government vacant housing assets is presently unknown, it is safe to assume that
some of these vacant units would be government owned. The previous RKN 2007-2012
recognised that a considerable number of government-owned accommodations are older
buildings, some of which are no longer suitable for occupation and many of which may have
since been abandoned.
Some of this Government housing stock was likely to have been constructed as worker
housing for individual Ministries and may no longer meet current departmental needs or may
have since been replaced by newer Government housing. Regardless, any obsolete or
abandoned housing stock still represents a considerable national investment in buildings, land
and infrastructure that had at some stage provided major social and economic benefit to the
nation. Despite its use or condition the housing stock remains a public asset, and the capacity
for renewal or rehabilitation to revive or extend the economic lifespan of this asset should be
investigated.
An audit on the supply and condition of existing Government housing stock which has been
vacated or abandoned for an extended period or abandoned must be undertaken in order to
provide further detailed ground truthing of the Census figures, and to enable determination of
building condition, characteristics, distribution and their capacity for rehabilitation and
reoccupation.
Incentives to revitalise and renew otherwise abandoned Government housing must also be
developed and supported as these buildings and properties may represent a cost-effective
opportunity to rapidly add to the existing district and mukim public housing stock. They also
may possibly be a suitable opportunity to supply low cost housing units to the disadvantaged.
6-73
SETTLEMENT AND HOUSING – PRIORITY ACTIONS
Settlement and Housing (SH) : Priority Actions Lead Agencies Priority

Support future urban settlement  DTCP
initiatives within the established urban  District Office
footprint of the Brunei Muara District in  Housing Development
SH-A1 High
order to minimise further sprawl and to Department
enhance the efficient use of existing  Ministry of
urban land. Development
Designate major urban growth centres at
the following strategic locations outside
of Bandar Seri Begawan :
 Kg Berakas
 Kg Jerudong
 Kg Lambak Kanan East
 DTCP
 Kg Lugu
 Ministry of
SH -A2  Kg Lumapas High
Development
 Kg Kuala Lurah
 District Office
 Kg Mentiri
 Kg Pekan Muara
 Kg Rimba
 Kg Sengkurong
 Kg Sinarubai / Bengkurong
 Kg Tanjong Bunut
Prepare structure plans and detailed land
use plans for individual urban growth  DTCP
SH –A3 centres as part of the preparation process  Ministry of High
of Local Plans for the respective Development
mukims.
Concentrate commercial land use
development activity outside of Bandar
 DTCP
Seri Begawan at the designated urban
 Ministry of
growth centres, and limit the spread of
SH –A4 Development High
major commercial development activity
along urban transport corridors outside
 District Office
of the designated urban growth centre
catchments.
Encourage higher density vertical
 DTCP
housing options at the designated urban
 Ministry of
growth centres, and prepare detailed
SH –A5 Development High
zoning and development control
 Housing Development
provisions tailored to the circumstances
Department
of each individual centre.
6-74

Apply a maximum height of 8 storeys
and a maximum residential density of no
 DTCP
more than 60 dwellings per hectare to
SH –A6  Ministry of High
higher density residential development
Development
within designated urban growth centres
located outside of Bandar Seri Begawan.
Define Higher Density, General
Residential, and Lower Density
 DTCP
residential precincts under future Local
SH –A7  Ministry of High
Plans for individual mukims, and define
Development
mukim-specific development standards
for each of these precincts.
Encourage development control and
zoning provisions in Local Plans which  DTCP
SH –A8 allow for mixed use developments to  Ministry of High
occur within designated urban growth Development
centres.
 DTCP
 Ministry of
Ensure that future urban growth centres
Development
are well-serviced by and integrated with
 Ministry of
public transport infrastructure, including
SH –A9 Communications High
transit centres and corridors, to optimise
 Land Transport
the transit accessibility to and from the
Department
centre for future patrons and residents.
 Public Works
Department
Promote infill development and land
readjustment as major elements of urban
consolidation, and encourage these  DTCP
SH-A10 initiatives within the Priority Infill  Ministry of High
Development Areas to improve the use Development
of vacant and fragmented private and
State urban land areas .
Continue to permit duplexes, terraces,
cluster housing developments and walk
up flats to be considered across General
Residential zones, and ensure that
proposals are subject to consideration of  DTCP
SH-A11 the prevailing residential and landscape  Ministry of High
character of the surroundings, the Development
proximity to centres and facilities, the
proximity to employment and transport,
and the proximity of development of a
similar form and scale.
6-75

Consider small-scale infill housing  Housing Development
development and land readjustment Department
initiatives as additional approaches to  Lands Department
SH-A12 High
meeting Government housing demand in  DTCP
the place of traditional broad acre  Ministry of
greenfields development. Development
Provide the legislative and
administrative framework for Land
Readjustment processes to be  DTCP
introduced, and initially pursue small-  Ministry of
SH – A13 High
scale Land Readjustment demonstration Development
schemes over State and / or private land  Lands Department
areas to encourage future participation in
these schemes by affected stakeholders.
 Department of
Economic Planning and
Undertake an audit on the amount of
Development
abandoned Government housing at the
 Department of Statistics
national level, determining their
 Public Works
quantity, distribution, size (number of
SH – A14 Department Medium
bedrooms), condition, and their ultimate
potential for urban renewal and their
Department
contribution to existing housing stock on
 DTCP
a mukim by mukim basis.
 Ministry of
Development
 Public Works
Consider affordable low cost public
Department
housing as a viable option in decisions
SH – A15 on the future renewal and rehabilitation Medium
Department
of underutilised government housing
 DTCP
assets.
6-76
6.6 Community Facilities
POLICY OBJECTIVE
 To ensure that all existing and future inhabitants of the Brunei Muara District
have timely and coordinated access to essential social infrastructure and
facilities required for the effective functioning of their community
6.6.1 Planning for Social Infrastructure
Policy Principle : Preparing a detailed District Social Infrastructure Plan is essential to

understanding and coordinating social infrastructure provision, and associated investment
and land use decision making
Social Infrastructure is a broad term referring to all aspects of community facilities and
services. It includes facilities such as health care establishments, schools, religious
establishments, halls and libraries, recreation and sporting facilities, pedestrian walkways and
bikeways, child care establishments, and an array of specific support services targeting a wide
variety of demographic groups including children and youth, families, aged, disability groups,
welfare and the disadvantaged.
Government remains committed to ensuring that all communities across the nation have
access to essential community facilities. Often the supply of facilities is linked with the social
infrastructure commitments contained under the master plans of national housing schemes,
and are conceived largely to ensure facilities are provided for the residents of the particular
scheme. However planning for these services and facilities outside of major housing projects
is increasingly essential, and must be done on a coordinated basis to ensure that the needs and
aspirations of all mukims are identified, articulated and implemented in a comprehensive
manner. It is only by doing this that the quality of life for all residents of the entire district can
be collectively improved in regard to social infrastructure provision.
To achieve this, it is recommended that a Social Infrastructure Plan be prepared by

Government, and that this should occur for all districts within Brunei Darussalam. The Social
Infrastructure Plan is a detailed audit of supply and condition of the district’s existing social
infrastructure, and a determination of how much social infrastructure is likely to be required
into the future, where it should be provided, in what form it should take, and an appraisal of
how it could best be funded.
6-77
Such a Plan is critical to identifying the needs of the current and future community. It will in
turn assist with investment in infrastructure, in future budget allocation, and in an enhanced
coordination across mukims in the advocacy for social infrastructure provision across the
entire district.
Some level of social infrastructure appraisal can and is undertaken by strategic land use
planning studies, especially at the local and mukim levels, in order to give an indicative
estimate of social infrastructure supply and demand. However the need for a more detailed,
coordinated and flexible analysis of social infrastructure provision across districts and
mukims is essential to best directing future investment and in ensuring that limited funds are
best allocated to areas of identified need.
The detailed Social Infrastructure Plan would need to be underpinned by:
 a review of all existing work and research already undertaken,
 an audit of the existing stock and condition of district social infrastructure,
 benchmarking the level of social infrastructure provision against comparative

regions and comparative standards,
 the development and/or refinement of appropriate standards to apply to Brunei

Darussalam, and
 a comprehensive needs assessment undertaken through an extensive process of

community consultation.
These reporting needs are best tackled directly by the coordinating agencies responsible for
service delivery, and would be further informed by the development scenarios and population
projections of planning studies such as the assorted District Plans and the BSB Development
Master Plan. Additionally, more detailed socio-economic data providing a social profile,
preferably on an individual mukim basis, would also be required from the relevant
Government Departments to inform the Social Infrastructure Plan preparation. A regular
updated social profile is an important database for social infrastructure policy formulation to
consistently reference.
Ultimately, the Social Infrastructure Plan would inform in more detail future planning and
land use management strategies, enable ongoing refinement and modification of existing
plans. and assist development assessment and other decision making processes relevant to
land use and land management.
6-78
6.6.2 Creating Community Hubs
Policy Principle : Community hubs are a viable and sustainable way to organize community
facilities and human services, and will play an important role in the function of for future
neighbourhood communities of the Brunei Muara District.
The Brunei Muara District Plan has a large focus upon the creation of efficient urban
neighbourhoods which more effectively utilise the land resources and support infrastructure
required for a cohesive urban community. This extends to the effective planning for the
provision of community facilities and services to meet the demands of future population
growth. The delivery of community facilities can be affected by physical barriers such as lack
of integration of services and access difficulties. The creation of an identifiable community
hub is one approach that may address some of these issues.
The term community hub in the context of community facilities and social infrastructure
refers to a centrally located public place where a variety of community activities and services
can come together for the purpose of addressing the needs of the surrounding population. It is
a conveniently located space that is recognised as a gathering place for people and an access
point for a range of community activities. The community hub typically may involve the
clustering of services and buildings, or could also be a single multi-purpose facility that
accommodates a variety of services, programs and activities.
A community hub can have many different purposes. The mix of uses can include facilities
such as multi-purpose halls, libraries, suraus, health care support services, kindergarten and
child care facilities, meeting and office space for community leaders and community groups,
community gardens, and facilities for community education. They can also be used to host
celebratory occasions such as weddings and other significant community-based events, house
displays and galleries of local heritage and local artwork, act as an indoor sports and
recreation facility, or provide a source of general community information to residents and
visitors.
They are essentially places which are designed to encourage social gathering, whether they
are planned events or incidental encounters. By the nature of the type of encounters, the range
of uses, the location, the type of surrounding uses, the design, and the level of integration with
the surrounds, a community hub can promote community building and a stronger sense of
neighbourhood unity and identity.
Nationally, community centres and halls are being constructed on a needs basis, with the
availability of hall facilities to a local catchment being considered before a decision is taken
to construct any new facility. Often they are linked with social infrastructure commitments
6-79
under the master plans of national housing schemes, conceived largely to provide facilities for
the residents of the particular scheme. The location of future facilities is vital to their
functionality and level of usage, and they should ideally be sited within the neighbourhood
they are intended to provide service to.
With a significant focus of the Brunei Muara District Plan upon the creation of strategic
urban growth centres to accommodate population growth it is further recommended that any
proposed future location of community halls align with selected growth centre locations, and
that future local planning studies and development concepts prepared for individual growth
centres incorporate provision for multi-purpose community halls within these centres. By
doing so, the accessibility of the facility and the associated services it can offer is optimised,
both in terms of close proximity to a more densely settled population and the proximity to the
supporting transit network envisaged for these urban growth centres. Integration with these
centres can also ensure that multi-purpose trips are encouraged, with retail or other
commercial needs able to be satisfied along with certain community needs under a single trip.
In the case of the recently completed Mukim Serasa Local Plan 2010-2025, the preliminary
concepts for the proposed Pekan Muara Growth Centre included a multi-purpose building
incorporating hall, local display museum and other potential facilities. This was located
within a short walking distance of a proposed public transit centre, mosque, commercial/retail
core, recreation park, tourism precinct, proposed higher density residential lands, and nearby
other community facilities including a new health centre. The locational advantages of such
positioning close to a range of activities and functions are significant, and should be similarly
pursued at other proposed urban growth centres.
6.6.3 Health Facilities
One of the strategic goals under the National Health Care Plan (NHCP) 2000-2010 was to
place greater emphasis on strengthening the provision of primary health care and achieving
equity in medical service accessibility, efficiency and quality throughout the entire country.
To help achieve this and therefore reorganize the existing hospital-based system of health care
delivery, the Ministry of Health embarked upon an initiative to decentralize primary health
care services away from the hospitals and to the health centres. The aim was for health care
centres to provide comprehensive, accessible, convenient and equitable primary health care
services within a suburban, family practice-style setting.
A Feasibility Study was undertaken to determine the number and location of new health
centres taking into consideration catchment populations, density and distribution, future major
housing projects and assorted other factors. The decentralisation program subsequently began
6-80
in June 2000 when the primary health care services were moved from the RIPAS Hospital to
seven individual health centres strategically located across the Brunei Muara District. Later
the program was extended to the remaining health centres across the rest of the country. By
all accounts the decentralisation program has been successful in strengthening primary health
care efficiency and coverage, with a reduction in hospital waiting times and increased
visitations to health centres the most favourable outcomes.
At the time of the NBDMP 1986-2005, the provision of health facilities within Brunei had
traditionally been on a hierarchical basis. The standards that were previously utilised to guide
health facilities planning under the NBDMP 1986-2005 are reproduced in Table 6.2. They are
compared against the health facilities planning standards that are applicable in Malaysia.
Table 6.2
Health Facilities Standards, NBDMP 1986-2005 and Malaysia
NBDMP 1986-2005 Planning Standards for Health Facilities Planning1
Population Facility
7,000 to 10,000 Health Centre
3,000 to 5,000 Clinic
< 3,000 Travelling clinic
Malaysian Standards for Health Facilities Planning2
Population Facility
375,000 750 bed hospital
20,000 Health Clinic
5,000 Rural Clinic
Source: 1 NBDMP 1986-2005, DTCP
Source: 2 Extracted from the Ministry of Health, Malaysia (1998)
The planning standards of the NBDMP would not have envisaged the newly expanded role of
health centres proposed under the decentralisation of health care strategy being pursued by
the Ministry of Health. Subsequent to the completion of the NBDMP 1986-2005, a feasibility
study on the decentralisation of primary health care services was conducted in 1999. The
purpose of the study was to determine the number and locations of the proposed new health
centres to cater for the whole population of Brunei Muara District as part of the
decentralisation of health services program.
6-81
The World Health Organisation ratio for health centres to population was 1 centre for every
50,000 persons (1:50,000). However the feasibility study considered a range of possible ratios
from 1:25,000 to 1:40,000, and ultimately a ratio of 1:30,000 was utilised for Brunei Muara
District. However this was not strictly adhered to, and in practice the catchment population
ranges from between 1:20,000 to 1:40,000, reflecting the uneven distribution of the
population across Brunei Muara District at the time (ACCSM, 2001).
The major health care facilities within the BMDP Study Area is listed in Table 6.3 and their
distribution shown in Figure 6.3.
The main district (and national) health facility, the Raja Isteri Pengiran Anak Saleha (RIPAS)
Hospital, is located within the BSB municipal boundary and therefore falls outside the BMDP
Study Area. Established in 1984, this government hospital is located less than 1km from the
CBD and occupies a 42 acre site. In recent years the bed capacity has increased by around
9%, rising from 555 beds in 2007 to 607 in 2011.
Further significant increases in the capacity of the RIPAS hospital in the near future are
anticipated, with the B$57 million construction of a new block housing the Women and
Children’s Clinic currently in progress and scheduled for completion in early 2014. This
entire new block will house the existing children and maternity wards which are to be
relocated from their current locations within the hospital.
Whilst the public sector plays the major role in providing health care services, the RIPAS
government hospital is complemented by two major private hospitals within the Brunei
Muara District. The Jerudong Park Medical Centre and the Glen Eagles JPMC are both
private facilities offering a range of general, specialised and surgical health care services.
They are both located at the northern end of Mukim Sengkurong in an attractive coastal
setting overlooking the South China Sea. There is a level of collaboration between public and
private sector facilities where if a patient requires services not available in the public sector
they are referred to these private facilities.
There are currently five Health Centres located within the study area of the Brunei Muara
District Plan, with Government actively expanding the number and coverage of health
facilities across the entire country as part of the decentralisation of health care program.
6-82
DISTRIBUTION OF MAIN HEALTH FACILITIES : BMDP STUDY AREA Figure 6.3

Note: Base mapping data is from Brunei Survey Department 6-83
Source: Derived from assorted sources including BMDP GIS Survey Data, BMDP Comprehensive Land Use Survey, 6-83
6-84
Table 6.3
Distribution of Existing Major Health Facilities, Brunei Muara District
Mukim Name of Facility Locality Type of Facility

Anggerek Desa
Berakas ‘A’ Health Centre (within BSB Municipal Health Centre
Boundary)
Berakas ‘A’
Kg Madang
Lambak Health Clinic (within BSB Municipal Health Clinic
Boundary)
Berakas ‘B’ Berakas ‘B’ Health Centre Kg Sg Hanching Health Centre
Gadong ‘A’ Gadong Health Centre Kg Rimba Health Centre
Gadong ‘B’ - - -
Kg Bunut Perpindahan
Kilanas Jubli Emas Health Clinic (within BSB Municipal Health Clinic
Boundary)
Sungai Besar Health Clinic Kg Sg Besar Health Clinic
Water Based Health
Kota Batu Sungai Bunga Health Clinic Kg Sg Bunga
Clinic
Water Based Health
Menunggul Health Clinic Kg Menunggul
Clinic
Lumapas Health Clinic Kg Panchor Health Clinic
Lumapas Kg Sg Asam
Pengiran Anak Puteri Hajah
(within BSB Municipal Health Centre
Rashidah Health Centre
Boundary)
Mentiri - - -
Health Centre
Pangkalan Batu Health Centre Kg Limau Manis
(completed Sept 2012)
Pangkalan
Health Clinic
Batu
Limau Manis Health Clinic Kg Limau Manis (replaced by new Pangkalan
Batu Health Centre)
Jerudong Park Medical Centre Kg Jerudong Private Hospital
Sengkurong Glen Eagles JPMC Kg Jerudong Private Hospital
Sengkurong Jubli Perak Health
Kg Pasai Health Centre
Centre
Muara Health Centre Kg Pekan Muara Health Centre
Serasa Health Clinic
Serasa Health Clinic Kg Serasa
(not in operation)
Source : Assorted Sources including MOH 2011, GIS data from Survey dated 2011, and BM District Office
Under RKN 7 1996-2000 seven health centres were established within Brunei Muara District
as follows:
 the Jubli Perak Health Centre at Kampong Sengkurong;

 the Pengiran Anak Puteri Hajah Rashidah Health Centre at Kampong Sungai
Asam;
 the Muara Health Centre at Kampong Pekan Muara;
 the BSB Health Centre at Jalan Ong Sum Ping Condominium;
 the Berakas ‘A’ Health Centre at Anggerek Desa;
6-85
 the Gadong Health Centre at Kampong Rimba; and

 the Berakas ‘B’ Health Centre at Kampong Sungai Hanching
An additional health centre was constructed under RKN 8. Completed in 2002, the Jubli
Emas Health Clinic is located at Kampong Bunut Perpindahan.
Under RKN 9, the new Muara Health Centre was completed in May 2009, with final
occupation of premises occurring in March the following year. The new health facility
replaces the previous health service operating from a privately owned commercial premises
in Pekan Muara and government Health Clinic in Serasa. The catchment size of the clinic has
been estimated at 30,000, and caters to Mukim Serasa, Mukim Mentiri, and the upper
quadrant of Mukim Kota Batu.
More recently, the Pangkalan Batu Health Centre was officially opened in September 2012.
It was built to replace the Limau Manis Health Clinic on the same site. It is intended to meet
the needs of the Mukim Pangkalan Batu residents, with the mukim population formerly
serviced by the Silver Jubilee Health Clinic at Sengkurong. The Pangkalan Batu Health
Centre will service the fourteen villages which make up Mukim Pangkalan Batu.
In February 2013, the Ministry of Health signed agreements for an additional two new health
centres. The proposed Lambak Kanan Health Centre is to replace the current Berakas ‘B’
Health Centre at Kampong Sungai Hanching, whilst a new health centre is also proposed for
Kampong Sungai Kebun.
In addition to these facilities, there are also medical clinics located within Ministry of
Defence compounds meeting the needs of Brunei’s armed service personnel.
Table 6.4 projects the number of hospital beds required based on the projected 2025
population of Brunei Muara District.
Table 6.4
Projected Demand for Hospital Beds at 2025, Brunei Muara District
Population District Projection Projected Hospital Beds

Rate of Beds Per Population2
to 20251 Required at 2025
353,100 2 beds per 1,000 persons 706 beds
Source: 1 BMDP Sectoral Study 2 : Population and Demography

2
Based on standards from the Ministry of Health, Malaysia (1998)
6-86
The number of hospital beds has been based on the Malaysian standards which require a
provision of two beds per 1,000 persons. With district population set to increase to more than
353,000 persons by 2025, a total demand for 706 hospital beds is generated.
The existing RIPAS Hospital had a capacity of 607 persons as at 2011, and this is set to
increase significantly with the completion of the new Women and Children’s Ward. In
addition, the Ministry of Health has indicated plans to build a new hospital to meet the needs
of a district growing population (OBG, 2009). At present there are two possible development
sites within Brunei Muara District under consideration. Both sites are located within Mukim
Gadong ‘A’ along the Jalan Tungku Link. The first site occupies an area of 6.88 hectares and
is opposite the south-western corner of the airport. This site is surrounded by established
housing projects (predominantly smaller scale STKRJ and Expo Housing schemes) to its
north and west. It also immediately adjoins the Gadong Health Centre and a nursing home to
the north, and the Civil Service Institute Building to the south.
The second site is a further 3.5 km north along the Jalan Tungku Link, and is a much larger
parcel at 13.62 hectares. It is situated directly opposite the Rimba Housing Scheme, and is
also close to the UBD campus. Given their immediate proximity to each other both sites have
very similar locational benefits, although the latter site has the additional advantages of a
larger site area for any future expansion needs.
With the RIPAS additions, the second government hospital proposals, and the ongoing
availability of private hospital care, the primary hospital facilities are expected to meet the
demand of the district population up to 2025.
Whilst the World Health Organisation ratio for health centres to population is 1 centre for
every 50,000 persons, the practice in Brunei Muara District has generally ranged between 1
centre for every 20-40,000 persons.
Table 6.5 highlights the projected population by mukim. Only three mukims (Berakas ‘A’,
Berakas ‘B’, and Gadong ‘B’) are projected to exceed 40,000 persons by 2025. With the
exception of Mukim Mentiri, all mukims within the BMDP study area are currently serviced
by health centres or health clinics, or both.
With Government commitments for the construction of two new health centres for Lambak
Kanan and for Kampong Sungai Kebun (within BSB), as well as existing site allocations for
health facilities which are yet to be developed within a number of major government housing
projects, it is apparent that the supply and coverage of health facilities within the BMDP
Study Area is capable of meeting future population demand up to 2025. Additionally,
existing facilities are capable of further upgrade and expansion as required
6-87
Table 6.5
Projected Demand for Health Centres at 2025 by Mukim, BMDP Study Area
Population Projection Projected Demand for Health Centres

Mukim
to 2025 1 (1 centre per 20-40,000 persons) 2
Berakas ‘A’ 44,200 1

Berakas ‘B’ 46,900 1
Gadong ‘A’ 35,300 1
Gadong ‘B’ 42,800 1
Kilanas 24,700 1
Kota Batu 15,200 1
Lumapas 7,600 1
Mentiri 24,000 1
Pangkalan Batu 15,200 1
Sengkurong 33,900 1
Serasa 24,300 1
1
Source: BMDP Sectoral Study 2 : Population and Demography
2
Based on standards contained in ACCSM, 2001
Finally, there should also remain scope for health facilities to be incorporated as part of any
future housing developments. Proposed urban growth centres being considered as part of the
long term strategic urban structure for the Brunei Muara District Plan can and should
accommodate uses other than residential and commercial. The nature of these higher density
nodes of development are that they would encourage a mix of uses where appropriate,
including assorted community facilities as required. Similarly, land readjustment proposals
can also make specific site allocations for health facilities as required.
6.6.4 Religious Facilities
Places of worship and mosques in particular remain a vibrant part of Bruneian society. Their
widespread distribution and often awe-inspiring architecture ensures that both spiritually and
visually they are a focal point of the community. With Islam the dominant national religion
the main places of worship in Brunei Darussalam are mosques. The total number of
Mosques, Suraus and Balai Ibadat within Brunei Darussalam is 111, of which 59 are found
within the Brunei Muara District (Table 6.6). Two-thirds of these are found within the
BMDP Study Area.
6-88
Table 6.6
Number of Mosques by Nation, Brunei Muara District and BMDP Study Area
Mosque by Type Brunei Darussalam Brunei Muara District BMDP Study Area
Masjid Negara 2 2 0
Masjid Utama 11 6 4
Masjid Mukim 25 18 13
Masjid Kampong 54 24 20
Surau 7 4 2
Balai Ibadat 12 5 0
TOTAL 111 59 39
Source: www.religious-affairs.gov.bn
GIS data from Survey Dept
The main mosques (Utama, Mukim and Kampong) found within the BMDP Study Area are
listed in Table 6.7 and their distribution is shown in Figure 6.4. All mukims are generally
well represented with mosque facilities of varying scales, with the only exception being the
two national mosques, Masjid Sultan Omar Ali Saifuddien and Masjid Jame’ ‘Asr Hassanil
Bolkiah, which are understandably located within the BSB Municipal Area.
The Ministry of Religious Affairs conducts an ongoing programme of mosque construction,

renovation and extension across the country, as budgeted for under the RKN. For example,
six new mosques were completed under RKN 8 2001-2006, including three within the BMDP
Study area (Kampong Salambigar, Kampong Kapok and Kampong Perpindahan Mentiri).
Under RKN 9 2007-2012, funds were allocated for the construction or reconstruction of eight
new mosques including Mukim Kilanas, Kampong Mulaut, and Kampong Tungku/Katok
within the BMDP Study Area. Most of the mosques under RKN 9 have been completed or
are nearing completion. Further funding under RKN 10 will allow more efforts at mosque
construction and renovation to continue.
Outside of mosques, there is only one non-Muslim gazetted place of worship found within the
BMDP Study Area, this being a Chinese temple found nestled in the hills behind Kampong
Kapok. All other gazetted temples and churches within the Brunei Muara District are located
within the BSB Municipal area.
There are no specific standards which exist for determining the scale and provision of
mosques. The NBDMP 1986-2005 incorporated a broad guideline only which is reproduced
as follows:
6-89
Table 6.7
Mosques within BMDP Study Area
Location Allocated
Category Name Land Area
Kampong Mukim (m2)
Masjid Al-Ameerah Al-Hajjah Maryam Peninjau Sengkurong 12,970
Perumahan Negara
MASJID Masjid Perpindahan Lambak Kanan Berakas ‘B’ 60,836
Lambak Kanan 1
UTAMA
Masjid Sultan Sharif Ali Sengkurong ‘A’ Sengkurong 19,180
Masjid Setia Ali Sabun Serasa 10,485
Masjid Kampong Lambak Lambak ‘A’ Berakas ‘A’ 13,455
Masjid Kampong Salambigar Sungai Orok Berakas ‘B’ 28,019
Masjid Universiti Brunei Darussalam Tungku Gadong ‘A’ 20,321
Masjid Kampong Limau Manis Limau Manis Pangkalan Batu 20,231
Masjid Kampong Bunut Bunut Kilanas 8,000
Masjid Jubli Perak Sultan Haji Hassanal
Jangsak Kilanas 14,412
Bolkiah,
MASJID Masjid Kampong Serdang Sg Belukut Kota Batu 20,232
MUKIM
Masjid Kampong Kapok Kapok Serasa 27,443
Masjid Kampong Batu Marang Batu Marang Mentiri 17,676
Perumahan Negara
Masjid RPN Kampong Mentiri Mentiri 2,034
Mentiri ‘A’
Masjid Kampong Lumapas Lumapas Lumapas 20,298
Masjid STKRJ Kampong Lambak Kiri STKRJ Lambak Kiri Berakas ‘A’ 14,163
Masjid Raja Isteri Pengiran Anak Hajah
Perpindahan Rimba Gadong ‘A’ 20,231
Saleha,
Masjid Kampong Sungai Hanching Sg Hanching Berakas ‘B’ 2,043
Masjid Kampong Perpindahan Mata- Perpindahan Mata-
Gadong ‘B’ 5,441
Mata Mata
Masjid Kampong Masin Masin Pangkalan Batu 12,337
Masjid Kampong Junjungan Junjongan Pangkalan Batu 6,043
Masjid Kampong Pangkalan Batu Pangkalan Batu Pangkalan Batu 4,052
Masjid Kampong Panchor Murai Panchor Murai Pangkalan Batu 6,171
Masjid Paduka Seri Begawan Sultan
Katimahar Sengkurong 2,098
Omar Ali Saifuddien,
Masjid Kampong Kilanas Kilanas Kilanas 3,036
Masjid Kampong Bengkurong Bengkurong Kilanas 12,165
MASJID Masjid Yayasan Sultan Haji Hassanal
KAMPONG Buang Sakar Lumapas 23,764
Bolkiah
Masjid Kampong Kasat Kasat Lumapas 4,985
Masjid Kampong Putat Putat Lumapas 7,596
Masjid Kampong Menunggol Menunggul Kota Batu 1,891
Masjid Kampong Pudak Pudak Kota Batu -
Masjid Kampong Sungai Besar Sg Besar Kota Batu 8,023
Masjid Kampong Sungai Bunga Sg Bunga Kota Batu -
Masjid Kampong Perpindahan Serasa Serasa Serasa 7,260
Masjid Kampong Tanah Jambu Tanah Jambu Mentiri 5,035
Masjid Kampong Sungai Buloh Sg Buloh Mentiri 4,115
Masjid Kampong Mentiri Mentiri Mentiri 2,034
Source: www.religious-affairs.gov.bn
GIS data from Survey Dept, BMDP Comprehensive Land Use Survey
6-90
DISTRIBUTION OF MAIN RELIGIOUS FACILITIES : BMDP STUDY AREA Figure 6.4

Note: Base mapping data is from Brunei Survey Department 6-91
Source: Derived from assorted sources including BMDP GIS Survey Data, BMDP Comprehensive Land Use Survey, 6-91
This page has been left blank internationally.
6-92
 Small Mosque – 0.25ha site with capacity for up to 200 worshippers;

 Medium Mosque – 1.0-1.5ha site (including carparking) with a capacity for 500-
700 worshippers. This could serve a catchment of about 5,000 persons; and
 Large Mosque – 2-3 hectare site (including carparking) with a capacity for 1,000-
1,500 persons. This could serve a catchment of 10-15,000 people.
The Belait District Plan 2006-2025 further developed the following schedule as a guideline
for site allocations of mosques of different sizes and capacities:
 Main Mosque – large site generally around 5ha in area, with a capacity to serve
2,000 worshippers within main population centres;
 Mukim Mosque – sites between 2-5 ha with a capacity of 1,000 – 2,000
worshippers;
 Kampong Mosque – site areas of around 2ha serving the population catchments of
kampongs. Capacity of 200 – 1,000 worshippers;
 Suraus – small sites under 2 hectares to cater for up to 200 worshippers; and
 Prayer Halls – smallest places of worship on sites no greater than 1 hectare.
Located so as to facilitate the congregation for worship of small populations living
at some distance from the nearest mosque.
The Ministry of Religious Affairs considers the need for new mosque construction and
expansion in response to ever increasing population pressures. As a general rule, whilst
larger site allocations provide scope for mosque expansion, smaller site areas limit the ability
to increase floor area to accommodate more worshippers. This is particularly the case of
kampong mosques, where site areas can at times be as low as 2,000m2 which significantly
limits the ability for future expansion.
A number of major Government housing projects either existing or under construction

include site allocations for a mosque. Housing schemes at Mengkubau (4 sites), Tanah Jambu
(3 sites), Meragang (1 site), Lambak Kanan (1 site), Rimba (1 site), and Lugu (1 site) all have
made provision upon their respective master plans for mosque construction at specific site
allocations, and these will certainly alleviate demand for places of worship generated by these
new major population centres. However they are traditionally built after the completion and
occupation of the housing project, resulting in significant pressures upon neighbouring
facilities to meet the needs of new inhabitants as well as existing users in the interim. Ideally
these (and other) community facilities should be built more in tandem with housing
construction to ensure their availability for use can occur shortly after occupation of newly
constructed housing projects.
6-93
Reports from the Legislative Council also indicate that expansion to a number of existing
mosques are also under consideration for future programmes, including expansion to
Kampong Lumapas and Kampong Masin.
Additionally, the Brunei Muara District Plan has already identified land readjustment of
existing urban land areas as a major strategic initiative to improve the use of vacant or under-
utilised State and private land areas to meet the demands of a growing population. As part of
any land readjustment proposal, land areas can be set aside for mosques and other places of
worship as required. This would need to take into consideration the scale of the land
readjustment project and the existing and projected nature of urban development in the
catchment locality. With land allocations for kampong mosques consistently around 2 acres,
this should be readily achievable.
There are also numerous Muslim and non-Muslim cemeteries found scattered widely across
the BMDP Study Area. There are 108 gazetted cemeteries within the BMDP Study Area, and
it is likely that additional cemeteries are in existence which have not been formally gazetted.
The wide distribution of cemeteries of varying scales throughout the Brunei Muara district is
also of considerable note. There are approximately 130 gazetted cemeteries within the district
study area, and there is a likelihood of many more which are not formally captured within the
existing cadastre. Regardless of their status, all cemeteries must be treated respectfully and
any nearby urban development proposals will need to take cemeteries into consideration
during their concept preparation and assessment. It is suggested that a district audit of all
cemeteries be undertaken in order to fully comprehend their total number and distribution,
and to better understand their potential implications for future urban development. Only then
can further detailed examination be undertaken, policies recommended and management pans
prepared to outline and management policy be undertaken to determine their current status
and scope for expansion.
6.6.5 Education Facilities
Government continues to strive for the improvement of a national education system that
provides students with the necessary skills required to fulfill national needs. The new
Education Strategic Plan 2012-2017 from the Ministry of Education continues to recognise
the important link between providing quality education and achieving a developed, peaceful
and prosperous nation that achieves economic diversification and growth.
The number of education establishments by type within Brunei Darussalam, the Brunei Muara
District and the BMDP Study Area is detailed in Table 6.8. It is clear that there is a
concentration of facilities within Brunei Muara District given that it is the major population
6-94
centre of the nation. Furthermore, nearly half of all facilities within the Brunei Muara District
are found within the BSB Municipal Area. Government schools, mainly under the
responsibility of the Ministry of Education, make up most of the education facilities. The
private sector also represents about a third share of all school facilities, and is especially
prevalent in the pre-school and primary school sectors.
Table 6.8
Educational Establishment by Type, Brunei Darussalam, Brunei Muara District and BMDP
Study Area, 2011
Education Brunei Brunei Muara BMDP Study
Type
Establishment Darussalam 1 District 1 Area 2
Govt 119 62 39
Pre-School and
Other 3 1 -
Primary School
Private 81 57 24
TOTAL 203 120 63
Govt 30 20 11
Secondary School Other 4 3 *
Private * * *
TOTAL 34 23 11
Govt 3 3 2
Post Secondary –
Other 1 1 -
Sixth Form Centre
Private * - -
TOTAL 4 4 2
Govt 7 5 3
Post Secondary –
Other 2 2 -
Vocational / Technical
Private 3 3 -
TOTAL 12 10 3
Govt 3 3 2
Tertiary Other 1 1 -
Private 1 1 -
TOTAL 5 5 2
1
Source: www.moe.gov.bn
2
GIS data from Survey Dept and BMDP Comprehensive Land Use Survey (Areas outside BSB within Brunei Muara District)
Note: * included in total number of primary schools where facility covers multiple types of education establishments.
In addition to these facilities, there are another 17 Religious or Arabic schools found within
the BMDP Study Area. These schools provide further detailed religious instruction which
supplements the Islamic religious knowledge curriculum that is already part of the
Government school system.
6-95
The spatial distribution of the main education facilities found within the BMDP Study Area is
represented in Figure 6.5. The main concentrations are found within the urban footprint of
Brunei Muara, generally located to serve the needs of their respective catchment population.
Outlying villages and fringe urban areas are also serviced by education facilities,
predominantly Government primary schools which essentially act as feeder schools to the
larger Government secondary school facilities.
The demand for secondary and post-secondary school facilities continues to grow strongly.
Between years 2000 and 2010 the total student enrolment numbers across all education levels
increased by almost 15,000, representing a jump of around 15% (Table 6.9). Whilst the
number of Pre School and Primary School enrolments remained steady over this period,
significant increases in Secondary and Post-Secondary enrolments are evident, with
Secondary enrolments increasing by 6,000 and Post-Secondary enrolments more than tripling
to 8,880 enrolments.
Table 6.9 highlights the breakdown of enrolments by education facility for Brunei Muara
District as at 2010. It is apparent that much of the increase in enrolments for secondary and
post-secondary schools has occurred within Brunei Muara District in line with the prevailing
trends in population distribution and growth. With the predominance of government housing
schemes currently under development within Brunei Muara District and scheduled for
occupation before 2025, demand upon all of these education facilities will continue to
intensify.
There are two Sixth Form Centres within the BDMP Study Area, a new facility at Meragang
and the Katok Sixth Form Centre in Mukim Gadong ‘B’, providing post-secondary learning
opportunities. A third sixth form centre, the Berakas centre at Lambak Kiri, has been
converted to a secondary school since 2009, with the staff and students relocated to the new
campus at Kampong Meragang.
A new sixth form centre with a capacity of around 1,500 students is also currently under
construction at Kampong Mulaut in Mukim Sengkurong, and is scheduled for completion in
2013. It is expected that this facility will reduce overcrowding at the other centres, most
notably at the Katok Sixth Form Centre. These sixth-form centres provide Post-Secondary
education in the form of pre-university level courses, with most students following a two-year
course leading to advanced level (A-level) examinations. The focus is upon successful
completion in order to secure eligibility to local universities and possible scholarships to
universities abroad.
6-96
DISTRIBUTION OF MAIN EDUCATION FACILITIES : BMDP STUDY AREA Figure 6-97

6.5
Source: Derived from assorted sources including BMDP GIS Survey Data, BMDP Comprehensive Land Use Survey, and Ministry of Education 6-97
6-98
Table 6.9
Enrolment by Educational Establishment, Brunei Muara District 2010
Education Establishment 2010 Enrolments

Govt 21,692
Pre-School and Other 754
Primary Private 19,066
TOTAL 41,512
Govt 23,869
Other 802
Secondary
Private 3,979
TOTAL 28,650
Govt 5,331
Other 685
Post Secondary
Private 1,053
TOTAL 7,069
Govt 5,291
Other 917
Tertiary
Private 82
TOTAL 6,290
OVERALL TOTAL 83,521
Source: MOE, 2010
Post Secondary education can also be pursued through vocational and technical studies, and
within the BMDP Study Area there are three main facilities run by Government which offer
courses. The Nakhoda Ragam Vocational School (Kampong Salambigar, Mukim Berakas
‘B’), Mechanical Training Centre (Kampong Tungku, Mukim Gadong ‘A’) and the Wasan
Vocational School (Kampong Wasan, Mukim Pangkalan Batu) all offer courses tailored to
produce a skilled workers and technicians to meet national labour needs. Courses on offer
range from Electrical, Carpentry, Plumbing, Farming, Fish Husbandry, and Clerical Studies.
The Skill Certificates and Diploma programmes of vocational and technical centres also offer
opportunity for progression to higher level technical studies.
With regard to tertiary education, the OBG Report 2011 noted that Brunei suffers from a low
enrolment rate in tertiary education. A main objective of the education reforms of SPN 21 is
to provide multiple pathways that are capable of channeling more students into university and
vocational higher education institutions. In 2011 just 18% of students proceeded to higher
education at the age of 18, with Government seeking to increase this to reach the ASEAN
regional average of 30%. To achieve this, higher education is expanding by offering a wider
selection of courses, introducing part-time learning and increasing access to vocational
learning, all with the view of improving participation rates in higher education.
6-99
There are currently four established government tertiary schools within Brunei Darussalam :
the University of Brunei Darussalam, the Brunei Institute of Technology, the Sultan Sharif
Ali Islamic University (UNISSA), and the Seri Begawan Religious Teachers University
College. All of these tertiary facilities are located within the Brunei Muara District, with only
the University of Brunei Darussalam and the Brunei Institute of Technology located within
the BMDP Study Area.
The University offers a range of academic faculties/institutes in various disciplines ranging

from Islamic Studies, Business, Arts, Science, Health Sciences, Asian Studies, Policy Studies,
Education, Languages and Integrated Technologies. The focus of the Brunei Institute of
Technology is upon Higher National Diplomas and undergraduate degree programmes in the
fields of Engineering, Business and Computing. Both facilities also provide courses and
programmes to meet the needs of the oil and gas industry, including undergraduate and
graduate programmes in energy studies and petroleum geosciences, and bachelor programmes
in petroleum engineering and chemical engineering.
Both of these facilities are located at Kampong Tungku, nestled between the Coastal Highway
and the northern tip of the Rimba Housing Scheme. Together these facilities share a massive
306 hectare site which offers excellent scope for ongoing expansion into the future. The
Jerudong International School, a private facility offering education from preschool through to
post secondary (Sixth Form), is also located to the west on the opposite side of the Tungku
Link, creating a quite clearly defined education precinct along the Tungku coastline.
The remaining universities are found within Bandar Seri Begawan. The Sultan Sharif Ali
Islamic University focuses on Islamic History, Law and Finance, as well as Arabic Language,
whilst the Seri Begawan Religious Teachers University College is an Islamic religious
teachers university college. In addition to these facilities, a newly established facility known
as Brunei Politeknik (also within BSB) commenced operations in 2012. The new Polytechnic
facility offer Advanced Diploma qualifications in three schools: business and finance,
information and communication technology, and science and engineering.
Finally, the Civil Service Institute (Institut Perkhidmatan Awam) is a facility under the Prime
Minister’s Office which is responsible for providing training and skills development of civil
servants.
Table 6.10 provides the projected populations of school aged children within Brunei Muara
District at 2025 under the preferred medium growth scenario adopted by the Brunei Muara
District Plan 2010-2025. The projected enrolments at 2025 are based on a 100% enrolment
rate, having regard to the Brunei Compulsory Education Order 2007.
6-100
Table 6.10
School Age Population Projections and School Demand, Brunei Muara District 2025
Primary Age (6 – 11 years) 30,900
Enrolment Rate 100%
PRIMARY
SCHOOLS Projected No. of Students 30,900
Required No. of Primary Schools (accumulative total
62
based on 1 school pr 500 students)
Secondary Age (12 - 16 years) 30,560

Enrolment Rate 100%
SECONDARY
SCHOOL Projected No. of Students 30,560
Required No. of Secondary Schools (accumulative total
31
based on 1 school pr 1,000 students)
Source: derived from BMDP SS 2 : Demography and Human Resources, DTCP
Compared against the existing school numbers for the district, the provision of primary
schools appears to already be well met. Whilst the existing figure of 120 primary schools is
inflated by the inclusion of childcare facilities, primary schools remain very well represented
across the entire district. This is further consolidated by the fact that there are also land
allocations for 16 new pre-school and primary school developments presently shown on
Government housing scheme master plans and Government Gazette survey data. These
include the Meragang and Tanah Jambu Housing Schemes, STKRJ Mata Mata and the BEDB
pilot housing project at Mengkubau. It also includes three sites within the established Rimba
housing scheme which were proposed solely as pre-school facilities, and a fourth site for a
primary school. All of these 16 sites have been formally gazetted. An additional site outside
of housing scheme master plans has also been gazetted for a primary school development at
Mukim Lumapas (Kampong Buang Sakar).
With regard to secondary schools, the existing number of schools (23 secondary schools)
currently falls below the projected number of secondary schools required to meet district
demand by 2025 (31 secondary schools). However the existing number of schools does
include quite a number of existing facilities which offer both primary and secondary
schooling combined. In addition, four new sites have been gazetted for Government
Secondary Schools, all of which are found within Government housing projects (2 at
Mengkubau, 1 each at Tanah Jambu and Lugu).
A single parcel has also been gazetted for a private school facility, this being a 6 hectare
parcel at Mukim Berakas ‘B’ (Kampong Sungai Hanching) to facilitate the proposed
relocation of the International School Brunei. The international school currently occupies an
area in the north western corner of the Ministry of Defense’s Bolkiah Garrison fronting Jalan
Dato Haji Ahmad in Mukim Berakas ‘A’. It is understood that the lease for the school has
expired, and that the Ministry is keen for the school relocation to occur so that they can
realise their own development intentions envisioned for the Bolkiah Garrison.
6-101
A further fifteen sites have also been gazetted for Religious Schools, more than half of which
are located in Mukim Mentiri within the housing schemes of Tanah Jambu, Mengkubau and
Mentiri. Land area has also been identified for a new national Islamic University to be
founded within Mukim Keriam of Tutong District at a 100 hectare greenfield site adjacent the
western boundary of Brunei Muara District.
Planning for new schools and facilities should also be guided by proposed concentrations of
residential activity. In the case of the BMDP, the proposed urban growth centres and the
identification of areas of potential urban infill will need to take into consideration the number
of schools within their catchment and projections of the anticipated population increases
associated with their growth. As a general guideline, the Tutong District Plan 2006-2025 has
used the guidelines followed by the Housing Development Department in new housing
schemes of one primary school per 1-2,000 houses, and one secondary school per 2-3,000
houses.
6.6.6 Open Space and Recreation
Recreation and open space areas refer to those land areas which can be set aside primarily for
recreation, nature conservation, passive outdoor enjoyment, and public gatherings. These
areas can provide significant community benefit, such as protecting the environment and the
amenity, improving health and well being, and facilitating social interaction and community
pride. Offering a diversity and quality of available open space and recreation areas creates a
range of different experiences, functions and opportunities throughout the district. Whilst
these opportunities are predominantly public in nature, some private recreation facilities such
as golf courses can also contribute though their widespread accessibility to the general
population is far more restricted.
These areas are therefore an important element in providing for attractive and sustainable
urban communities. They contribute to the appeal and sense of liveability that residents will
have of an urban area. Well located and developed recreation areas can enhance the aesthetics
of an urban area, creating positive impacts on both the attractiveness of surrounding urban
neighbourhoods and on their property values. Some types of recreation areas can make an
environmental contribution by providing natural habitat, scenic amenity, preserving natural
drainage networks and by protecting areas of natural hazards such as floodplains.
The Brunei Muara District possesses a range of existing and potential future recreational
opportunities, and at the mukim and district scale these can serve a range of important social,
environmental and even economic functions. The importance and value of these areas is likely
to increase over time as a result of emerging pressures of population growth, demographic
change and increasing urbanisation. As urban development within the Brunei Muara District
6-102
intensifies and development densities increase, a household’s access to private open space
will invariably alter and as a consequence well designed and located public open space and
recreation facilities will become more important to future communities. Whilst this may
appear to be of marginal benefit to the current generation, it may well be of critical
importance to following generations.
The costs associated with the provision of these areas can be considerable, so it is important
that the designation of open space and recreation areas are as useful and efficient as possible.
Rather than simply provide isolated parks and reserves it is more effective to integrate them
into a larger district network that makes them more accessible to a greater proportion of the
district population.
To achieve this it is recommended that a detailed District Open Space and Recreation
Strategy for the entire Brunei Muara District be prepared. It would need to take into account
all of the current public open space assets of the district, to actively consider future needs for
additional open space, and to examine how open space assets can be managed most
effectively. As a minimum the strategy should address the following:
 provide an overview of existing open space resources and future needs at the
district, mukim and local levels;
 form the basis for decision making about future open space provision and
development;
 assist financial and resource planning and open space asset management;
 identify areas of under provision of open space, and articulate strategies for how
land could be acquired or disposed of the purpose of open space improvements;
 facilitate a coordinated approach to open space planning;
 articulate community and government aspirations in relation to open space
provision and development; and
 be subject to ongoing review and updates to ensure it remains relevant with the
current state of district development.
The district overview of open space networks provided under the Brunei Muara District Plan
represents a strategic basis for future strategies on open space provision. The main focus of
the plan is upon those opportunities which are of a scale or significance that they regularly
attract users from across the district and beyond, and are not just catering to the immediate
neighbourhood or community within which they are located. These areas directly contribute
to the overarching framework and strategic direction for open space planning across the
whole district, and will heavily inform the proposed District Open Space and Recreation
Strategy and Local Plan preparation.
6-103
The plan places a strong emphasis upon the utilisation of the natural environmental
framework, with those designated Environmental Protection areas comprising a key element
in future open space and recreation strategies. These areas are defining elements of district
character, and the plan seeks to integrate these areas with the developed urban footprint in
order to optimise their environmental, aesthetic and recreational benefits to the urban
population.
The South China Sea coastline also offers significant recreational opportunities, and those
areas of undeveloped coastal State Land have been incorporated within an Environmental
Management zoning in recognition of their value to the district. Subject to environmental and
commercial considerations, large stretches of the coastline would ideally be dominated by a
series of interconnected and publicly accessible major recreation parks, providing a variety of
costal recreation opportunities and ensuring that demand for coastal recreation opportunities
are not concentrated solely at the established coastal recreation parks of Muara and Serasa.
The Environmental Management areas also includes extensive Green Belt areas which are a
key element to open space and recreation provision. These areas can be valuable riparian
corridors which following natural watercourses and drainage channels, landscape buffers
between urban neighbourhoods, or general transitionary zones between different urban land
uses or between urban and environmental or resource protection areas. Not only are active
and passive recreation uses well suited within these Green Belts, but they can also be used to
create distinct corridors between major urban activity nodes or major recreation areas. For
example, the natural and channelized drainage network are a significant opportunity for a
combined pedestrian walkway and cycleway to throughout the district, providing a highly
coherent and interconnected network of alternative linkages to the road network. Similarly,
ridgelines and lower foothills are opportunities for an interconnected network of walking
trails that can connect the district and offer access to areas of scenic interest for residents and
visitors alike.
Refinement of these recreation opportunities within Environmental Management areas will

occur under Local Plans for individual mukims, as has occurred under the Mukim Serasa
Local Plan. However it is further suggested that a feasibility study into potential cycleway
and walkway paths for the Brunei Muara District be undertaken so that detailed routes can be
determined and protected from future development activity, and so opportunities for open
space connectivity and enhanced urban integration are not lost.
In terms of local playing fields and neighbourhood parks, urban redevelopment options such
as land readjustment would need to make provision for local open space and recreation area in
their layouts to fill in any gaps in public open space provision. This may involve land
contributions of private and/or state land areas within the land readjustment area, subject to
the size of the readjustment area and the scale and nature of the land ownership, and would
6-104
need to form part of the development negotiation process. Similarly, the designation of urban
growth centres must ensure these areas have direct access to open space, either within their
precinct boundaries or in walkable proximity to the designated boundaries of the growth
centre. The concept growth centre plans under the Brunei Muara District Plan tentatively
identify where these open space areas and corridors could potentially occur, ensuring that
direct pedestrian accessibility of residents to transit options or to neighbourhood recreation
areas can occur. Designated community hubs are also valuable areas where open space and
recreation facilities can be co-located if the opportunity arises, with this further entrenching
the multi-purpose nature of this type of facility.
6-105
6-106
COMMUNITY FACILITIES – PRIORITY ACTIONS
Community Facilities (CF) : Priority Actions Lead Agencies Priority

Facilitate the preparation of a Social
 Ministry of Home Affairs
Infrastructure Plan for the Brunei
 District Office
Muara District to be used for
CF-A1  Ministry of Culture, Youth High
coordinated decision-making of social
and Sports
infrastructure provision across the
 Ministry of Health
district and between mukims.
 Ministry of Education
Ensure that the district Social  Ministry of Home Affairs
Infrastructure Plan is available for use  District Office
CF-A2 in national, district and local planning  Ministry of Culture, Youth Medium
scheme preparations and land use and Sports
decision-making.  Ministry of Health
Ensure that the district Social
 District Office
Infrastructure Plan is available for
CF-A3  Ministry of Culture, Youth Medium
reference and use by businesses and
and Sports
community groups.
Encourage all social infrastructure  Ministry of Development
agencies to prepare short, medium and  Ministry of Home Affairs
long term service delivery and  District Office
CF-A4 facilities programs which highlight  Ministry of Culture, Youth High
their future needs for land and and Sports
facilities, and incorporate this within  Ministry of Health
the district Social Infrastructure Plan.  Ministry of Education
 JPKE
Prepare a social profile for individual  Ministry of Development
mukims to ensure that relevant socio-  Ministry of Home Affairs
economic, demographic and social  District Office
CF-A5 Medium
data on all sectors of the community is  Ministry of Culture, Youth
collected, updated and monitored for and Sports
use in social infrastructure planning.  Ministry of Health
Support the creation of community  District Office
hubs and multi-purpose community  Ministry of Culture, Youth
CF-A6 facilities as a central location to meet and Sports High
an array of social service needs for the  DTCP
surrounding catchment community.  Ministry of Development
6-107

Ensure that future development
concepts for designated urban growth
centres prepared under Local Planning  DTCP
studies incorporate provision for  Ministry of Development
community hubs within or  Ministry of Home Affairs
CF-A7 High
immediately adjacent their area to  District Office
ensure that a most suitable location is  Ministry of Culture, Youth
available within proximity to high and Sports
levels of population, transit facilities
and other trip-generating uses.
Department
Ensure that community facilities
designated under Government housing
 District Office
CF-A7 schemes are delivered in conjunction High
with the occupation of those housing
schemes. and Sports
 DTCP
Identify appropriate locations for
required community facilities under
future Local Plans, with this to be
 District Office
CF-A9 guided by the Social Infrastructure High
Plan, the relevant local plan
and Sports
investigations, and any specific
government stakeholder advice.
Ensure that urban consolidation

initiatives such as land readjustment
 DTCP
CF-A10 make adequate provision for Medium
community facilities as part of any
reconfigured development proposal.
Ensure that local planning schemes

allow for community facilities to occur
within designated urban growth
centres in order to promote mixed use  DTCP
CF-A11 Medium
development, to optimise access to  Ministry of Development
facilities to population concentrations,
and to enhance public transit ridership
for multi-purpose trips.
6-108

Undertake an audit of all cemeteries
within the district to ensure that all  Ministry of Religious
gazetted and non-gazetted cemeteries Affairs
are accounted for, to contribute to the  Ministry of Home Affairs
CF-A12 High
management of these areas, and to  District Office
better inform future decision-making  Ministry of Culture, Youth
at the earliest opportunity for urban and Sports
redevelopment investigations.
 Department of
Prepare a District Open Space and Environment, Parks and
Recreation Strategy to provide a Recreation
detailed account of existing open space  DTCP
CF-A13 Medium
assets, future open space needs, and to  Ministry of Development
inform future development decision-  District Office
making within Brunei Muara.  Ministry of Culture, Youth
and Sports
 Department of
Integrate Environmental Protection Environment, Parks and
zones as major destination elements of Recreation
the broader district open space and  DTCP
CF-A14 Medium
recreation framework for the proposed  Ministry of Development
District Open Space and Recreation  District Office
Strategy.  Ministry of Culture, Youth
and Sports
 Department of
Create additional areas of major open Environment, Parks and
space and recreation within those Recreation
undeveloped sections of state land  DTCP
CF-A15 High
along the Brunei Muara coastline that  Ministry of Development
have been designated as  District Office
Environmental Management zones  Ministry of Culture, Youth
and Sports
 Department of
Undertake a feasibility study for a
Environment, Parks and
comprehensive pedestrian walkway
Recreation
and cycleway network throughout the
 DTCP
CF-A16 entire Brunei Muara District to High
encourage alternative forms of
 District Office
connectivity between major urban
activity hubs.
and Sports
6-109

 Department of
Utilise drainage reserves, riparian Environment, Parks and
corridors and ridgelines as major Recreation
elements of the proposed  DTCP
CF-A17 High
comprehensive cycle and pedestrian  Ministry of Development
network to maximise infiltration into  District Office
urban neighbourhoods.  Ministry of Culture, Youth
and Sports
 Department of
Ensure that growth centre concepts to Environment, Parks and
be prepared under future Local Plans Recreation
incorporates open space corridors and  DTCP
CF-A18 High
facilities within or in immediate  Ministry of Development
proximity to designated urban growth  District Office
centres.  Ministry of Culture, Youth
and Sports
6-110
6.7 Transport
POLICY OBJECTIVE
 To achieve an efficient integrated system that supports district and national

development and meets environmental and community demands.
6.7.1 Integrating Transport and Land Use
Policy Principle : Effective district transport movements and desired planning and
settlement outcomes is best facilitated by an integrated process of land use and transport
infrastructure planning.
Transport provides essential linkages and access to facilities, services and other infrastructure
that in turn facilitates economic and social development of the district and its resident
population. Transport demands will increase in line with economic development, population
growth, and demographic trends such as rates of car ownership. High standards of efficiency,
safety, reliability and accessibility must be achieved and maintained for the district transport
system to be able to meet these demands. The environmental, social and economic
expectations, costs and impacts required to meet these demands also need to be considered on
an holistic and integrated basis in order to ensure that a balanced approach is taken with
respect to future transport decisions.
These transport decisions are also inextricably linked to land use and development. Transport
is a major determinant of the pattern and sequence of development, and especially of urban
development. The location of transport corridors, capacity, public transport availability, safety
and amenity can all have an impact upon land use. Conversely the pattern of settlement and
land use development activities can have a significant impact upon transport demand,
efficiency, feasibility, and accessibility.
Coordination between transport and land use activities is essential to achieve the economic
and social objections of district development. Key existing and future transport corridors need
to be identified and protected from premature or incompatible development activities. Future
development opportunities such as major activity centres and hubs must ensure they are
connected with adequate transport infrastructure and transfer facilities, and are planned with
due consideration for integrated transport systems as required.
6-111
6.7.2 Improving the Primary Road Network
Policy Principle : Improving the efficiency and effectiveness of the primary road network
will directly assist in achieving the economic growth, social development, and urban
settlement objectives of the Brunei Muara District.
The established road transport network of the Brunei Muara District remains the critical
element of accessing the housing, employment, commercial, community and recreational
nodes found within the district and the nation. The dominance of motor vehicle usage in
Brunei will ensure it will remain the principal component of a district and national
transportation network. Government recognises its ongoing importance, and continues to
identify roadwork development projects to improve land transport efficiencies and reduce
transport costs, to help increase the productivity of business and industry, and to facilitate
better services to all road users.
Figure 6.6 highlights the major road network improvements recommended under the Brunei
Muara District Plan. Some of these projects are currently under development, whilst others
are in the initial feasibility stages or are recommended by the Plan. They include the
following:
 Sengkurong Bypass – new proposal which bypasses the busy Jalan Tutong /
Jalan Jerudong / Jalan Mulaut-Limau Manis intersections, and which connects
with the Highway at the Tutong-Brunei Muara district border;
 Lumapas to Kilanas link road – new proposed road link and Sungai Brunei
Bridge crossing providing more direct access between Bandar Seri Begawan and
Mukim Lumapas, opening up the south bank of Sungai Brunei for future
development;
 Jalan Jerudong to Jalan Tungku link – connecting the Jerudong Valley with the
Tungku area, and providing an alternative east-west connection to Jalan Gadong,
this link is currently under construction;
 Jalan Tungku northern extension - a proposed continuation of Jalan Tungku via
the Agro Technology Park to connect with the UBD, the Coastal Highway, and
potential long term urban land release areas in the north of the district;
 Sungai Brunei bridge crossing – the construction of a cable-stayed bridge
between Bandar Seri Begawan and Lumapas has been awarded and is expected to
be completed by 2016;
 Brunei-Muara to Temburong connection – projected for completion by 2018,
this major link will provide direct vehicle connection between Brunei Muara and
Temburong Districts;
6-112
ROAD TRANSPORT PRIORITIES : BRUNEI MUARA DISTRICT Figure

6-113
6.6
Source: BMDP Final Report, DTCP 6-113
6-114
 Serasa to Salar connection road – proposed road which provides an alternative

access to the port, industrial and recreation areas of Pulau Muara Besar and
Serasa, this proposed link avoids routing of traffic through central Muara;
 Pulau Muara Besar Bridge – the PMB bridge is an essential element of the
industrialisation of Pulau Muara Besar, providing vehicular access and a utility
corridor between Pulau Muara Besar and the mainland; and
 Highway junction upgrades - numerous upgrades to various junctions within the
district are currently at various stages of planning, feasibility or implementation.
the junctions seek to improve traffic movement at key intersections, with many
flyovers proposed to replace dangerous U-turn points along the Coastal Highway.
With Brunei having one of the highest rates of car ownership in the world, the road based
transport network will require continued upgrading to meet existing and future community
needs and to sustain the district economy. The completion of the recommended upgrades to
the road based transport network will provide significant improvements for connectivity,
movement and travel times of the road based transport network throughout the entire district.
However simply continuing and expanding the current road network to meet unconstrained
transport demands is not a viable option to sustainably meet long term district demands. Long
term improvement requires other initiatives to address future issues, especially within the
urbanised Brunei Muara District, including a greater focus upon promoting more efficient
transport practices by the community supported by a wider range of transport modes and
associated infrastructure.
6.7.3 Supporting Investment in Public Transport Infrastructure
Policy Principle : Improvements to and investment in major public transport infrastructure

must be integrated with planning strategies to ensure that a mutually supportive framework
exists between future land use and development intensity and public transit options at key
locations within the Brunei Muara District
In 2012 vehicle ownership in Brunei was set to pass 160,000, resulting in a per capita vehicle
rate of 2.65 persons per vehicle, the ninth highest ranking in the world. This high level of car
ownership is in part a result of the lack of viable public transport alternatives available to the
general public. The Brunei Transport Master Plan noted that public transport only carries a
very small proportion of travel movement, and public bus services in particular were of poor
quality in terms of headways, conditions of buses and bus terminals, connectivity to places,
and overall journey speeds.
6-115
Government recognises that there is a need to change people’s transportation habits in order
to generate benefits from enhanced energy efficiencies, environmental improvements from
reduced car emissions and traffic noise and congestion, and the general easing of pressures
upon the existing road network. The need for improvements to the public transport network
are therefore particularly important, and Government has remained committed to overhauling
the public transport system in order to develop a more efficient and sustainable transport
service. Recent initiatives have included a revamped public bus route (Figure 6.7), new bus
ticketing systems, a more tightly regulated taxi service, and allocated land area for a new
central bus interchange terminal outside of BSB at Kampong Rimba.
Whilst initiatives such as these go some way towards enhancing the attractiveness of public
transport as a suitable alternative, it remains that the critical mass of population and density
required to make public transport a more viable alternative does not currently exist within
Brunei. The predominantly low density and dispersed nature of existing urban populations
and employment centres, the few corridors of concentrated travel demand, and the numerous
smaller centres scattered across the urban footprint of Brunei Muara all make it difficult to
justify significant investment in new public transport infrastructure.
In seeking to formulate a sustainable land transportation system for Brunei Darussalam, the
Brunei Land Transport Master Plan highlights that these factors are generally not conducive
to public transport use. However the emphasis of the Brunei Muara District Plan and the BSB
Development Master Plan is upon increasing residential density, including the designation of
transit oriented development centres and associated development corridors where a greater
intensity of development can occur. These long term approaches to district settlement are to
be integrated with the provision of public transit facilities if they are to be successful. Local
planning strategies and urban redevelopment proposals must take into account the provision
of suitably located transit facilities to ensure that opportunities to maximise public transport
patronage continue to be supported.
6.7.4 Expanding Opportunities for River Transit
Policy Principle : Dedicated landing platforms for public water taxis can be more widely
distributed along navigable waterways to promote increased patronage of water taxis
beyond Bandar Seri Begawan
Water taxis are another potential form of transit which could contribute to an expanded public
transport network. Presently most of the water taxi traffic concentrates upon the short shuttle
journeys between Bandar Seri Begawan and Kampung Ayer, with formal and informal
landing platforms located along the banks of Sungai Brunei.
6-116
PUBLIC BUS ROUTES : BRUNEI MUARA DISTRICT Figure 6.7 6-117

Source: Ministry of Communications, 2013 6-117
6-118
A wider distribution of water taxi landing platforms along navigable waterways beyond the
capital may further supplement land based public transport options. Potential locations along
navigable sections of Sungai Kedayan, the upper reaches of Sungai Brunei, and along the
Brunei Bay waterfront should be examined and included as part of the public transport
network, and could also be integrated with waterfront tourism and recreation initiatives such
as recreational fishing.
6.7.5 Preserving Strategic National Transport Corridors
Policy Principle : The potential for a second Inter State Highway corridor traversing Brunei
remains a long term strategic option that warrants further discussion, investigation and
corridor protection.
The National Land Use Master Plan introduced the concept of a second national highway
traversing Brunei Darussalam as a means of enhancing connectivity between districts and
district rural areas, overcoming the isolation of Temburong and improving international links
with neighbouring Sarawak. Early conceptual alignments were depicted under the plan, with
a future land-based connection across Limbang (refer Figure 6.8) or a bridge link across
Brunei Bay included in suggestions for future investigations. Action was encouraged by the
National Land Use Master Plan to initiate Government level discussions for establishing an
Inter State Highway corridor for the mutual benefit of both Brunei and Sarawak.
In recent years Government has indicated its commitment to connecting Brunei Muara and
Temburong Districts via the proposed bridge link across Brunei Bay, which is projected for
completion by 2018. Whilst this will clearly have significant benefit in enhancing
connectivity with Temburong, the potential long term national benefits of an inland transport
corridor remain relevant, especially to the interior of the districts of Tutong and Belait and to
providing relief for the road transport network of Brunei Muara District from transnational
traffic movements. This also includes the opportunity to preserve a parallel corridor to
accommodate a possible future Trans-Borneo heavy railway alignment.
Whilst the Inter State Highway proposed by the National Land Use Master Plan remains a
long term, highly strategic development concept aimed far beyond the planning horizon of
the Brunei Muara District Plan, it nevertheless is important that discussions are initiated and
preliminary investigations undertaken to enable initial corridors to be identified and protected
from incompatible future development decisions.
6-119
INDICATIVE INTER-STATE HIGHWAY ALIGNMENT Figure 6.8

UNDER NLUMP 2006-2025
6.7.6 Exploring the Potential of the Brunei International Airport

Precinct
Policy Principle : The surrounding precinct of the Brunei International Airport has
significant capacity to accommodate airport-related and airport-reliant development
activity, and this area shall be protected to ensure that these opportunities are identified and
encouraged.
The Brunei International Airport is the main international aviation gateway into Brunei
Darussalam, and is therefore a critical element of the national transportation framework. The
6-120
airport is currently undergoing a major modernization project, with airport terminal

improvements aimed at increasing airport capacity, improving airline safety, and enhancing
passenger comfort and convenience. The upgrades are seen by Government as being able to
satisfy anticipated aviation demands of the nation into the foreseeable future.
Beyond their significant transportation role, international airports and their surrounding
precincts also represent a premium location for business and industry, with an increasing
value being placed upon their physical proximity and functional connectivity to the airport
gateway. The Land Optimisation Strategy for Industrial and Commercial Growth undertaken
by the CSPS suggests that the future growth of airports depends more on land development
for airport related and airport reliant business and industry as it does on airline passenger
traffic.
The National Land Use Master Plan recognised this value, identifying the Brunei
International Airport precinct as an area of nationally strategic significance. It was designated
and protected as a Special Investigation Site to ensure that its capacity for future development
would be optimised. More recently the Bandar Seri Begawan Development Master Plan
proposed the transformation of land area immediately east of the airport as an “Airport Hub”,
envisioning a cluster of high-energy and high-technology uses, hotel, convention and meeting
facilities, and mixed density residential neighbourhoods integrated with the large scale
commercial projects already in evidence here. The later Land Optimisation Strategy for
Industrial and Commercial Growth proposed an expanded airport development concept,
incorporating land on the western and northern side of the airport as part of a much broader
‘Aerotech Precinct’ to accommodate a range of airport related activities including hotels, air
logistics, communications and aviation-related services, and knowledge-based activities such
as aviation education and training services and facilities catering to regional markets. The
Department of Town and Country Planning are also considering the possibility of the
expanded airport precinct operating as part of a ‘free trade zone’ to further encourage
business, trade and investment opportunity.
The airport precinct’s potential for accommodating a number of higher order uses associated
with the existing airport has merit, and as a long term proposal this potential must not be
jeopardised by any subsequent and incompatible development activity until such time as the
specific needs and timing for an Aerotech Precinct project can be explored in detail. This
would also need to take into consideration the Obstacle Limitations Surfaces restrictions on
development heights immediately surrounding the airport catchment and its runway approach
paths.
6-121
6.7.7 Expanding Muara Port as a Trade and Tourism Gateway
Policy Principle : An expanded Muara Port precinct has the potential to play an expanded
dual role as both a freight and tourism gateway, and will require careful internal
management to ensure that their respective operational functions do not conflict.
The Muara Port is the maritime gateway into Brunei Darussalam. Predominantly a
specialized working waterfront precinct featuring freight, industrial and RBAF maritime
operations, a proposed southern expansion of the container terminal is also currently in the
pipeline. In addition, the Muara Port Master Plan is also currently under preparation. This
Master Plan is examining the structural integrity of the conventional terminal, the
repositioning and re-evaluating of the functions of warehouses, and the promoting the
development of value added services.
The Muara Port Master Plan is also intending to examine the technical and financial
requirements associated with the future berthing of cruise ships, a component of the tourism
industry which has experienced strong growth. Currently the Muara Cruise Ship Terminal is
located at the northern end of the Muara Port, providing an important tourism gateway
function for international cruise ship visitors to Brunei Darussalam. However the shared
access and CIQ arrangements create operational conflicts between the port and cruise ship
uses, and also do not present an attractive first impression upon arrival in Brunei Muara.
A number of proposals can be pursued to greatly enhance the gateway function of the Muara
Port and to minimise these potential operational conflicts. The relocation of the Serasa Ferry
Terminal is one such initiative which could be considered by Government. Creating a new
Ferry Terminal at available Government waterfront land immediately north of the Muara
Cruise Ship Terminal creates an opportunity to achieve a single gateway point for cruise ship
passengers and for international and domestic ferry arrivals and departures. It would enable a
shared CIQ facility between the two activities, and this could be created independent of the
existing CIQ facilities associated with the Muara Port. It also locates both cruise ship and
ferry terminals within a short walking distance directly to the tourism and recreation precinct
of Muara Beach proposed under the Mukim Serasa Local Plan, and the transit facilities
associated with this area. Finally, it has the added benefit of freeing up valuable existing
waterfront industrial land and transport infrastructure located within the heart of the Serasa
Industrial Estate for industrial-related land uses more compatible with its surroundings.
In the very long term and well beyond the time frame of the Brunei Muara District Plan there
is the potential for the entire Muara Port to be relocated if trade and economic circumstances
justify such a move. Early proposals for the industrial redevelopment of Pulau Muara Besar
included a new port on PMB as part of an export processing zone, and this may yet occur. In
the event that the existing Muara Port waterfront precinct is to be vacated, its ongoing use as
6-122
a tourism gateway could be expanded, and the entire waterfront area could be readily
transformed into a tourism, leisure and recreation precinct. These long term redevelopment
options should be canvassed early in the consideration of any existing port relocation
proposal.
6-123
TRANSPORT – PRIORITY ACTIONS
Transport (T) : Priority Actions Lead Agencies Priority
Enable the ongoing coordination and

integration between land use planning
 Ministry of
and transportation planning to ensure that
Communications
T-A1 key transport infrastructure decisions are High
 DTCP
compatible with development decision
 Land Transport
making and long term planning
Department
strategies, and vice versa.
Continue the progressive upgrade of  Ministry of

priority intersections, and especially for Communications
T-A2 High
those junctions located along the Coastal  Land Transport
Highway. Department
Initiate feasibility investigations into the
proposed Serasa-Salar connection road,  Ministry of
and prioritise its construction so that it Communications
T-A3 can service the impending developments  Land Transport High
at Pulau Muara Besar and Muara Port as Department
soon as these areas commence  JKR
operations.
Bring forward the preparation of a
Mukim Development Plan for Mukim  DTCP
Lumapas, including the preparation of  Ministry of Development
development concepts for a Growth  Ministry of
T-A4 High
Centre, to ensure that land use strategies Communications
are in place prior to the completion of the  Land Transport
two proposed bridge connections across Department
Sg Brunei to Mukim Lumapas
Initiate government discussions towards

identifying and protecting a transport  Ministry of Development
corridor reserve for a proposed Inter  Ministry of
T-A5 Medium
State Highway, as recommended by the Communications
NLUMP for the long term strategic  DTCP
benefit of Brunei Darussalam.
Ensure that future concepts developed

for urban Growth Centres incorporate
 DTCP
provision for a transit centre to support
T-A6  Land Transport Medium
public transport patronage by prospective
Department
residents of the Growth Centre and
surrounding catchment area.
6-124
Transport (T) : Priority Actions Lead Agencies Priority
Ensure that allocations for transit centres

are flexible to enable their utilisation by
the existing bus service provision, and  DTCP
T-A7 for any potential future LRT system  Land Transport Medium
decided by Government decisions Department
following consideration of the Land
Transport Master Plan.
 Ministry of
Provision for an ‘Aerotech Precinct’ or
Communications
similar shall be examined in detail and
incorporated under future local plans for
T-A8  DCA Medium
affected land areas immediately west and
 DTCP
north of the Brunei International Airport.
 BEDB
 MIPR
The relevant Obstacle Limitation Surface

regulations from the Department of Civil
Aviation shall be incorporated in  Ministry of
development control guidelines for future Communications
T-A9 local plans of affected mukims to ensure  Ministry of Development Medium
that the long term operational capacity of  DCA
the Brunei international Airport is not  DTCP
compromised by future development
within the airport catchment.
Investigations shall be undertaken into

the potential relocation of the Serasa
 Ministry of
Ferry Terminal to a site adjacent to the
Communications
northern end of the Muara Cruise Ship
T-A10  Ministry of Development Medium
Terminal, with the move having
 Brunei Tourism
significant tourism, trade and economic
 DTCP
benefits for both Muara Port and Serasa
Industrial Estate.
Promote the further use of the waterways
network of the Brunei Muara district as a
public transit and tourism movement  Ministry of
corridor, and identify suitable locations Communications
T-A11 Medium
for the construction of small landing  Brunei Tourism
facilities along the navigable waterways  DTCP
of the district.
6-125
6.8 Infrastructure and Utilities
POLICY OBJECTIVE
 To promote the planning and delivery of an efficient infrastructure network that is

coordinated with the long term land use and economic aspirations of the Brunei
Muara District
6.8.1 Integrated Planning for Infrastructure Provision
Policy Principle : Effective infrastructure planning provides a framework for coordinating

infrastructure services, economic development and land use planning that is necessary to
achieve the social and economic aspirations of the nation and districts.
Strong infrastructure and infrastructure networks are the foundation for a successful economy.
They enable delivery of those essential services and facilities that are vital for achieving a
functional, productive and cohesive modern society.
The National Land Use Master Plan recommended that a proposed National Infrastructure
Plan was an appropriate principal mechanism for identifying, prioritising and delivering
infrastructure. Supporting a more comprehensive framework for infrastructure planning, it
was envisaged that the National Infrastructure Plan would provide a planned and coordinated
program for the delivery of nationally significant infrastructure. It should inform on the
current state of key national infrastructure and then articulate future national and district
priorities for major infrastructure provision, creating a prioritised and costed long term
strategy to help guide government infrastructure investment and land use planning.
This infrastructure planning initiative would have the following benefits:
 better integrate infrastructure planning with land use planning;

 provide greater transparency and awareness of Government intentions and
commitments for the provision of infrastructure;
 enable estimates of the cost of infrastructure provision to assist in long-term
financial planning;
 ensure that infrastructure is planned and provided in an efficient and orderly
manner; and
 provide a sound basis for the imposition of conditions of approval associated with
applications for development.
6-126
The NLUMP highlighted that significant cost and servicing efficiencies can be achieved
through improved coordination between infrastructure agencies, and between infrastructure,
planning, and economic development initiatives. By giving clear direction to government
infrastructure investment, and by heightening the visibility and certainty of the infrastructure
investment pipeline, a National Infrastructure Plan can both enhance government coordination
and encourage private sector investment.
Ultimately it is an financial imperative that the cost of providing and maintaining

infrastructure is able to be effectively minimised. By providing infrastructure in a more
coordinated, efficient and orderly way future development can be encouraged in preferred
areas, preferably where adequate infrastructure exists or can be provided efficiently. This
reduces the cost of development undertakings and makes future investment and development
initiatives increasingly attractive. The advantages of comprehensive and integrated
infrastructure planning therefore remain increasingly relevant, and a National Infrastructure
Plan can have multiple benefits in the district context of Brunei Muara.
6.8.2 Water Resources
Policy Principle : A secured future water supply is essential to meet the long term demands
of population growth and economic development.
Water resources within Brunei Muara District are currently insufficient to meet the district’s
own requirements, and are therefore supplemented by facilities in Tutong District. As efforts
to expand and diversify the national economic base intensify, new industries will all require a
secure access to a clean water supply
The Tasek and Mengkubau water supply systems are both located within the Brunei Muara
district. The Tasek water treatment plant provides potable water to Bandar Seri Begawan
whilst Mengkubau provides potable water to areas of Muara and part of Kota Batu.
The Layong and Bukit Barun water supply facilities in Tutong District also service the Brunei
Muara District. The Layong water treatment plant supplies potable water to Tutong District
and parts of Brunei Muara District, whilst Bukit Barun water treatment plant only supplies the
The combined water demand for the whole of Brunei Muara and Tutong Districts is projected
to increase from 396Mld in 2011 to 587Mld in 2015, and reaching 627Mld by 2025. The
existing capacity of the four water treatment plants serving both districts is 427.9Mld, which
is insufficient to meet this anticipated demand. In order to meet future demand the
6-127
Department of Water Services propose to upgrade existing water supply schemes at Bukit
Barun and Mengkubau, increasing the total capacity of the combined four schemes to
617.9Mld.
Preliminary investigations undertaken as part of the Brunei Muara District Plan recommend
that greater capacity of the augmentation works for Bukit Barun WTP Stage 8 is required, and
that this work needs to be brought forward from 2018 to 2015. Additional augmentation to
the water distribution network in Brunei Muara district is also under development including a
new pipeline along the Coastal Highway channeling freshwater to a new terminal reservoir in
Berakas and Kampong Terunjing, and two new reservoirs at Meragang and Salar.
All areas of Brunei Muara District have access to potable water supply. However the
increasing demand is placing stress upon the existing water distribution networks, resulting in
lower levels of service and supply. The Department of Water Services are undertaking a
number of improvements to the water distribution system including new pipelines and
reservoirs. A comprehensive water distribution study is recommended to determine the water
distribution augmentation measures necessary to meet to ensure satisfactory water supply to
the entire Brunei Muara District.
The total projected raw water requirement of the Brunei Muara and Tutong Districts by 2025
is 677Mld. The raw water yield, including the completion of the Ulu Tutong Dam, is
1,069Mld which will be sufficient to meet raw water requirements well beyond 2025.
Increasing capacity of the Imang Dam is also being proposed to enhance water supply to the
rice and other agricultural fields in the south west of the Brunei Muara District.
There are also calls to improve the efficiency in water use and reduce domestic consumption.
With an estimated rate of 450 litres of water per person daily, Brunei has a consumption rate
which is almost double that of its neighbours and one of the highest in the world. The country
subsidises the cost of potable water for its citizens, and this may be one contributing factor to
its high usage rate.
Driving down usage behavior and improving public education on water efficiency can also
help in improving supply. To this end the Department of Water Services (DWS), has
launched a series of public awareness campaigns and the promotion of water efficient devices
aimed at reducing consumption.
6.8.3 Sewerage
Policy Principle : A high quality centralized sewage system is vital to achieving a

sustainable and efficient pattern of urban settlement for the Brunei Muara District.
6-128
At present the two main methods of sewage disposal within Brunei are by piped discharge to
a sewerage system for treatment and disposal or by piped discharge to septic tanks. The
proportion of population connected to the centralized sewerage system has been steadily
increasing, and was expected to reach 44% by the end of 2012.
There are 14 treatment plants with corresponding sewer lines currently covering the whole of
Brunei Muara District, and these are further supplemented by a number of package treatment
plants which are either Government or privately operated. Where practicable it is an objective
of the effective management of sewerage that septic tanks be phased out and all properties be
connected to piped sewerage. This is especially important in the urbanised areas of the Brunei
Muara District, where potential impacts associated with septic tanks disposal are heightened
by the proximity of development and the expected increases in the density of land
development. To this end the District Office and individual Ketua Kampongs have been
requested by PWD’s Sewerage Section to identify houses not connected to a centralised
sewerage system, and this remains an ongoing priority.
An automated sewage maintenance system has previously been updated to a digital platform,
enabling an increased reliability of real time monitoring and operational responses of
sewerage infrastructure. Additionally, extension to sewer lines and upgrades to existing
sewerage treatment plants to boost capacity are ongoing, with the Gadong and Jerudong plant
upgrades undertaken under RKN 9.
The necessity to further upgrade existing sewerage treatment plants and infrastructure will be
further influenced by proposed increases in the intensity of land use, and especially for that
wastewater infrastructure which services those areas designated as potential future growth
centres where development densities are proposed to be significantly intensified.
6.8.4 Electricity
Policy Principle : Enhancing the efficiency of electricity use and expanding renewable energy
use are important long term contributions to supplement the existing electricity generation
infrastructure.
(i) Energy Management
The energy sector is central to the national economy and to achieving the objectives of the
Wawasan Brunei 2035.
6-129
There are eight power stations in the country, five of which are operated by the Department of
Electrical Services (DES) and three by the Berakas Power Management Company (BPMC).
In 2011 Brunei Darussalam had an installed capacity of 894MW, with peak demand
considerably lower at 606MW. Estimates of power plant capacity at 2020 are 1,266MW and
by 2030 are 1,732MW (ERIA Analysis of Energy Saving Potential in east Asia Region 2011).
With increasing pressures upon energy demand and the need to achieve energy outcomes that
can drive the national economy into a sustainable future, a number of strategies have been
formulated under the Brunei Energy White Paper 2014 relating to energy security,
diversification of supply, energy efficiency and conservation. As Brunei Darussalam is
committed towards a 45% energy intensity reduction, a figure in line with APEC aspirations,
the Brunei Energy White Paper 2014 recommends a range of policies designed to achieve
this.
Management of electricity demand and consumption behavior through electricity tariff reform
is one approach. At the start of 2012 reformed electricity tariffs were introduced, replacing
existing tariffs which had remain unchanged since 1969. The intent was to change consumer
behavior and reduce wastage, and to ensure a greater equitability in tariff charges. The new
progressive tariffs are based on a tiering system with rates increasing based on consumption.
Since their introduction with total power usage in the residential sector reduced significantly
by more than 12%.
Despite this decline in household consumption, the DES note that overall Brunei’s electricity
consumption has risen by 1.5% from 3,418 gigawatt hours in 2012 to 3,470 gigawatt hours in
2013. This higher rate of consumption is attributed to a growing commercial and industrial
sector. Further significant increases in national and district electricity demands are
anticipated, with this largely due to expected power requirements of emerging downstream
industries and other economic activities. Consequently the Brunei Energy White Paper 2014
proposes the expansion of the progressive tariff to other sectors beyond the residential sector,
and the evaluation of further alterations to the tariff structure to achieve desired consumption
behaviour.
Government has also been rolling out prepaid electricity meters to replace conventional post-
paid meters as part of efforts to reduce public debt on electricity and to enable consumers to
plan their energy usage better. By March 2014 almost 54,000 homes under the national
housing scheme had prepaid meters installed, with a further 7,500 units to be installed by the
end of 2014.
6-130
(ii) Energy Efficiency
Energy efficiency is another area where improvements are being sought. In power generation
the DES and the Berakas Power Management Company intend to increase efficiency through
a number of measures including implementation of a combined cycle turbine and co-
generation power plant, improvement of transmission and distribution infrastructure to reduce
losses, mandated energy efficiency standards for power plants, and integration of renewable
and alternative energy options.
Government is also seeking to establish the legislative framework for energy efficiency
standards and labeling for air conditioners, refrigerators, lighting and other selected energy
appliances. Energy efficiency standards for new buildings is also being pursued by the
Ministry of Development, whilst an energy audit policy for existing buildings and industries
is to be introduced.
Brunei is also looking to upgrade power transmission lines to 275KV, enabling it to achieve
interconnectivity with other Borneo states, providing the long term option to purchase energy
from Sarawak if required and if conditions are favourable (eg if purchase rates are below
current generation costs in Brunei).
The introduction of Independent Power Producers is also being considered as a means to

improve efficiency and ensuring sufficient power supply, particularly to major development
projects. For example the Brunei Economic Development Board is considering the use of an
Independent Power Producer upon Pulau Muara Besar in order to meet the power demands of
the major industrial developments anticipated to be located upon the island.
(iii) Renewable Energy Options
Currently Brunei produces 99.95% of its total energy supply from gas-fired power stations.
The remaining 0.05% comes predominantly from the Tenaga Suria Photovoltaic
Demonstration Project in the Belait District which was commissioned in 2011.
Brunei produces about 1,700 megawatt hours of solar energy per year, the only renewable
energy source which currently contributes to the total power generation mix. However the
nation is looking at further supplementing its energy supply with renewable options in order
to reduce the carbon footprint. The target is to increase the share of renewable energy in the
total power generation mix to 124,000MWh, or 2.7%, by 2017, and up to 10% or 954,000
MWh by 2035.
Plans are to introduce a feed-in tariff scheme to promote the use of solar power, enabling
businesses and individuals to sell the electricity they generate back to the national energy
6-131
firm. Biowaste is another potential renewable energy source to boost supply, with the
construction of a waste to energy plant at Telisai in Tutong also currently under consideration.
(iv) Reliability of Supply
The reliability of supply is another area for improvement identified by the Brunei Energy
White Paper 2014. The target is to reduce the incidence of unscheduled power outages of
more than one hour to less than 50 per year by 2035, with aging infrastructure, maintenance
practices, human error, and severe weather events the main cause of these events.
Consultations with the DES have revealed that the fastest growing demand areas within the
Brunei Muara District are at Kampong Mangis/Jalan Muara and at Kampong Sebun. Future
local plans for these mukims should consider the potential land allocation (around 1 hectare)
for additional 66kV substations to be located close to these areas.
6.8.5 Drainage and Flood Management
Policy Principle : An integrated approach to drainage and flood management that combines
structural and non-structural measures should continue to be pursued, in accordance with
the National Drainage Master Plan.
On the whole, Brunei Muara has well-established drainage infrastructure appropriately

designed in terms of limiting flood extent. Drainage infrastructure serving the urban areas of
Brunei Muara largely comprise of man-made infrastructure rather than reliance on “natural”
channels and waterways. Natural channels are often modified or enlarged to increase their
flow capacity to meet additional run-off rates from urbanisation.
Most of the drainage issues within the ten drainage catchment areas that comprise Brunei
Muara District are limited to localised ponding and/or flooding in isolated low-lying areas,
and from under-sized drains susceptible to flooding in short-duration, high intensity rainfall
events. Drainage considerations for drainage infrastructure is generally not ranked highly in
the decision-making for future growth as, with proper pre-planning, economic and low-impact
sustainable drainage solutions can be implemented. However retrospective drainage solutions
when problems become evident are usually more difficult and expensive to implement, and
invariably result in hard engineering solutions with aesthetic and environmental implication.
Further, insufficient drainage capacity can be an impediment to new and infill urban
development. Incremental developments can have a cumulative impact upon the existing
6-132
drainage system, and result in increased flooding frequency unless enhancements to the
downstream capacity of a drainage system are undertaken.
A drainage management strategy should incorporate innovative structural and non-structural

measures, and encourage a progressive shift from hard engineering solutions toward
sustainable water sensitive drainage solutions. Suitable non-structural measures includes
controls on land use conversion and development in flood plains and riparian areas,
prohibiting development activity which impacts upon river bank stability, and implementation
of flood warning systems and public education initiatives. Structural measures may include at
source stormwater management devices, detention systems, improved conveyance, diversion
and pumping.
A draft “Drainage Design Standard” was prepared as part of the “Review of the Brunei
Darussalam Drainage Masterplan Studies”, and is currently being further refined for
implementation. The incorporation of riparian reserves in land use planning and zoning can
ensure sufficient land area is available to increase the hydraulic capacity of existing
waterways whilst retaining more of their natural character.
6.8.6 Waste Management
Policy Principle : Improvements in waste collection and waste reduction remain critical
elements in achieving efficient and effective solid waste management and in improving the
life span of the new national landfill at Sungai Paku..
In Brunei the average amount of waste production per person per day is comparatively high
when compared to neighbouring countries. In 2012 Brunei was producing 1.4kg of solid
waste per person per day, a figure which equates to 189,000 tonnes of waste per year and
which is higher than the 1kg per person per day evident in other ASEAN nations.
Sungai Akar was previously the only landfill site within Brunei Muara District. However the
old method of open and uncontrolled disposal saw the site reach full capacity and experience
problems with leachates, drainage, insects, rodents and odour. A more sustainable approach
was delivered in 2011 which saw the rehabilitation of the Sungai Akar site, the construction
of a transfer station at Sungai Akar, and the development of a new engineered landfill facility
at Sungai Paku in the Tutong District.
The former Sungai Akar landfill site is now completely capped, and includes landscaped
areas, a leachate treatment plant and a systematic drainage system. The Sungai Akar transfer
station serves as the drop off point for rubbish in the Brunei Muara District, consolidating and
6-133
packing waste efficiently before its transfer to the facility at Sungai Paku. The engineered
landfill facility was designed to accommodate national waste for the next 30-35 years,
however more recent comments from BEDB reported in 2014 estimate that the landfill will
reach capacity in 15 to 20 years.
As a result, efficient waste management programmes are crucial to control waste generation,
with waste reduction and improved recycling habits important components of an effective
solid waste management strategy. The BEDB is also examining the potential of converting
waste to energy, and it is estimated that such a process could reduce waste by 80% to 90%.
With regard to waste collection within the Brunei Muara District there are 15 registered
private collectors operating across 19 different collection zones. Some overlapping of
collection boundaries and operation of unregistered collection companies does occur, and
many of the collection vehicles are old and poorly maintained. JASTRe is proposing to
establish new collection zones and other measures to improve upon these existing waste
collection inefficiencies. Further effective improvements to waste collection require a
number of actions including definition of collection routes and clear allocation of zones,
control of illegal collectors; regular inspection of collection vehicles; uniformity of collection
fees and frequency; and provision of bins in convenient locations.
Hazardous waste requires special measures for their storage, transport, treatment and disposal.
A detailed study of hazardous waste management is being conducted by JASTRE to inform
future hazardous waste management practices in Brunei;
6.8.7 Telecommunications
Policy Principle : Appropriate telecommunications infrastructure must be available to all

district communities on a cost-competitive basis if their full potential benefits are to be
realised.
Fibre-to-the-home (FTTH) infrastructure is seen as a future-proof solution to strengthen

Brunei’s information and communications technology (ICT) infrastructure and to meet
growing demand for high bandwidth. The Government has committed to replacing the
existing copper network, and is implementing a nationwide broadband initiative through
FTTH which will boost fixed broadband penetration significantly, deliver significantly
enhanced bandwidth speeds, and provide a more consistent and stable internet experience.
The Ministry of Communications is striving for a target of 80% of all homes in Brunei within
the coverage of the national FTTH infrastructure will be connected by the end of 2014.
6-134
Brunei has also experienced a dramatic escalation in mobile phone subscribers since the mid-
1990s, and mobile penetration was estimated at almost 114% in 2014. As a result there is
inevitably an accompanying increase in the number of base stations and mobile phone towers
required to service growing demand. The AITI has developed siting and design guidelines for
telecommunications towers to ensure that prospective infrastructure locations satisfy
environmental and amenity values, public health and safety requirements, and land use.
Tower sharing and the co-location of telecommunications facilities are also siting principles
and objectives which can reduce deployment costs, optimise infrastructure investment,
minimise potential environmental and planning impacts, and maximise coverage.
It is important that telecommunications (and other) infrastructure are developed in a way that
their vital economic and social values are met without compromising other areas of public
interest such as health, environment and landscape amenity.
6-135
INFRASTRUCTURE AND UTILITIES – PRIORITY ACTIONS
Infrastructure and Utilities (IU) : Priority

Actions
Formulate a National Infrastructure Plan  Economic Planning and

or strategy as the principal mechanism Development
IU-A1 for identifying, prioritising, coordinating  Brunei Economic High
and delivering key infrastructure projects Development Board
of national and district significance.  Ministry of Development
 Economic Planning and

Coordinate the National Infrastructure Development
Plan with the initiatives of the RKN, and  Brunei Economic
IU-A2 High
with national and district spatial planning Development Board
schemes  Ministry of Development
 DTCP
Complete the augmentation works for the

 Department of Water
IU-A3 Bukit Barun WTP Stage 8 as a matter of High
Services
urgent priority
Undertake a comprehensive water

distribution system to determine the long
term water distribution augmentation  Department of Water
IU-A4 Medium
measures necessary to meet to ensure Services
satisfactory water supply to the entire
district.
 Department of Water
Protect the catchment areas of the
Services
existing water supply catchments through
IU-A5  Survey Department Medium
land gazettal, land use zoning and
 Department of Lands
development control.
 DTCP
Continue to promote efficiency in the

water consumption behaviour of the
population through education and  Department of Water
IU-A6 Medium
awareness, water efficient devices, and Services
other means aimed at driving down
usage.
Enhance district sewerage infrastructure  Department of Drainage

IU-A7 Medium
capacity in line with RKN initiatives. and Sewerage
 Department of Drainage
Complete the STP upgrades to Gadong
IU-A8 and Sewerage High
and Jerudong plants to boost capacity.
6-136

Actions
Continue to replace septic tanks with

connection to a centralized sewage  Department of Drainage
IU-A9 High
system, with special priority to land and Sewerage
within the urban footprint.
Support the recommendations pof the

IU-A10 Energy White Paper 2014 as they relate  Dept of Electrical Services High
to energy policy and development.
Encourage and promote opportunity for

the development of renewable energy
 Dept of Electrical Services
IU-A11 systems such as solar and biowaste, and Medium
 BEDB
facilitate their contribution to the total
power generation mix.
Ensure that future local plans make

provision for the potential land allocation
of additional 66kV substations where  Dept of Electrical Services
IU-A12 Medium
demand is growing rapidly, with the  DTCP
immediate emphasis on the Kg Manggis
and Kg Sabun localities.
Ensure that future development of Pulau

Muara Besar includes provision for the
 BEDB
IU-A13 siting of an independent power producer Medium
 Dept of Electrical Services
if required by any proposed future
industrial development.
Continue to promote energy demand

management strategies that influence
more efficient behaviour in energy
IU-A14  Dept of Electrical Services High
consumption, greater awareness and
education, and sustainable building and
design practices.
Ensure that future drainage infrastructure

is consistent with the National Drainage  Department of Drainage
IU-A15 High
Master Plan 2006 and adopted drainage and Sewerage
design standards.
Promote innovative approaches to both

structural and non-structural measures in  Department of Drainage
IU-A16 Medium
response to drainage management and Sewerage
outcomes.
6-137

Actions
Support and implement measures

IU-A17 proposed to deal with hazardous waste  JASTRe High
for specific heavy industries
Promote the use of shared sites and

 AiTI
IU-A18 towers in the rollout of mobile phone High
 DTCP
telecommunications infrastructure.
6-138
6-139
BRUNEI MUARA DISTRICT PLAN : PROPOSED LAND USE 2010 - 2025 Figure 6.9
Source: BMDP Final Report, DTCP 6-139
6-140
7 Chapter
7 Proposed
Growth Centres
7 PROPOSED GROWTH CENTRES
7.1 Proposed Growth Centres for Brunei Muara District
The Terms of Reference for the Brunei Muara District Plan included the following statements
in relation to New Growth Centres:
Identify potential growth areas for the district that could be developed
as a mixed integrated development. These may be areas that have been
identified as potential investigation areas by the National Land Use
master Plan 2006-2025. The plan should detail out the development
concept, land use proposals and guidelines for its development.
Initially three potential growth centre localities were to be the subject of preliminary
appraisal. However following further discussions with the DTCP it was requested that a total
of five localities now be examined for concept plan development of growth centres.
As detailed in Part Three of this report, a number of locality options were highlighted for
consideration of growth centres. These coincide with the location of potential Transit
Oriented Development Centres embraced under the Strategic Centres Option, forming a key
element of the preferred settlement strategy for the Brunei Muara District. The eventual five
nominated areas were ultimately selected after further consultation with DTCP, and indicative
development concepts have been prepared for these localities.
It must be noted that these are indicative concepts only, and are intended to provide early
examination of potential development constraints and opportunities, and their subsequent
implications on the development potential and possible built form, of these localities. Their
further more detailed study, and the accompanying recommendations of development control
standards and guidelines, is required to be under taken as part of the individual Local
Planning studies which are recommended to be prepared for each mukim. This process has
already occurred under the Mukim Serasa Local Plan study, and is similarly expected to be
continued for each subsequent Local Plan within Brunei Muara District.
7.2 Berakas Growth Centre
7.2.1 Subject Land
The concept plan area for the Berakas Growth Centre extends across approximately 20.4
hectares within Mukim Berakas ‘A’ north of the junction of Jalan Penghubung Berakas and
7-1
Jalan Utama Terunjing (Figure 7.1). It lies just outside the BSB Municipal Area boundary
area, with the Lambak Kanan Housing Scheme adjoining to the east and the Brunei
International Airport precinct immediately to the south west.
BERAKAS GROWTH CENTRE : LOCALITY PLAN Figure 7.1

Adjoining to the south is a local commercial shophouse complex anchored by a Soon Lee
supermarket, and which exists in relative isolation from other commercial activity. The
nearest concentration of major commercial activity is at Kampong Serusop approximately
3km to the south along Jalan Muara. To the north of the site is a small cluster of TOLs upon
which are located various industrial developments. Beyond this is the Lambak Kanan BINA
Industrial Estate, a formal industrial precinct at the junction with the coastal highway.
The site itself is largely flat to gentle sloping as it follows the north-south corridor of Jalan
Penghubung Berakas, with only slight elevation as it rises to the west. It is free from major
physical constraint to development.
7-2
7.2.2 Existing Land Status and Syarat
The subject site is dominated by EDR lots which make up almost 60% (12.2ha) of the total
site area (Figure 7.2 and Table 7.1).
BERAKAS GROWTH CENTRE : EXITING OWNERSHIP STATUS Figure 7.2

7-3
Table 7.1
Existing Ownership Status : Berakas Growth Centre
Land Status No. of Lots Area (ha) %
Extract from District Register 44 12.2 59.8%

Temporary Occupation License 3 1.4 6.9%
State Land - 6.8 33.3%
Total 47 20.4 100.0%

Source : Derived from assorted sources including Lands Department, Survey Department, DTCP
and BMDP Land Use Surveys
There are only three TOLs which occupy a combined area of 1.4ha (or 6.9% of the site area),
whilst the remaining one-third of the site is State Land areas.
With regard to existing syarat, there are 26 lots (3.8ha) with a residential syarat and 12 lots
(3.6ha) with an agricultural syarat, though all of the lots with an agricultural syarat occupied
by an established residential land use. Of the remainder of lots allocated a syarat, there is one
commercial syarat (occupied by a service station) and five lots with an existing residential and
commercial/incidental commercial syarat (Table 7.2 and Figure 7.3).
Table 7.2
Existing Syarat – Berakas Growth Centre
Existing Land Use No. of Lots Area (ha) %
Agricultural 12 3.6 17.6

Commercial 1 0.4 2.0
Residential 26 3.8 18.6
Residential and Commercial 1 2.0 9.8
Residential and Incidental Commercial 4 2.5 12.3
No Syarat Allocated 3 1.3 6.4
State Land - 6.8 33.3
Total 47 20.4 100.0%
7-4
BERAKAS GROWTH CENTRE : EXISTING SYARAT Figure 7.3

7.2.3 Existing Land Use
Existing land use within the Berakas Growth Centre is illustrated in Figure 7.4 and itemized
in Table 7.3.
7-5
Table 7.3
Existing Land Use : Berakas Growth Centre
Commercial 2 1.2 5.9%
Community Facilities 1 0.1 0.5%
Industrial 1 2.0 9.8%
Natural Vegetation / Vacant 19 7.6 37.3%
Residential 23 2.5 12.3%
Roads and Transport 1 0.2 1.0%
State Land - 6.8 33.3%
Total 47 20.4 100.0%
Source : Derived from assorted sources including Lands Department, Survey Department, DTCP and BMDP Land Use Surveys
BERAKAS GROWTH CENTRE : EXITING LAND USE Figure 7.4

7-6 : BMDP Final Report, DTCP
Source
7-6
The site is dominated by vacant private (7.6ha) and State lands (6.8ha), which combined
account for 71% of the total site area. Residential development occupies 2.5 hectares, and is
mainly concentrated within a small private subdivision of low density detached housing
located midway along the Jalan Penghubung Berakas road frontage.
There are two existing commercial facilities, an older style shophouse establishment (0.8ha)
located at the southern intersection and a service station (0.4ha) located 250m north of the
shophouse. An industrial warehouse-style activity also occurs at the far north of the site.
7.2.4 Preliminary Concept Structure Plan
An indicative concept land use structure for the Berakas Growth Centre is presented at Figure
7.5. The key elements of this structure are described as follows:
(i) Local Commercial Centres
Two distinct local commercial centres bookend the northern and southern end of this
elongated site. The southern centre, with an area of approximately 4 hectares, seeks to
consolidate and expand the established commercial footprint of the existing shophouse and
petrol station uses.
The proposed northern centre is currently occupied by existing industrial development

activity. However with policies recommended under the BMDP to assist the relocation of
industry to better defined industrial precincts located outside of residential neighbourhoods, a
long term alternative use for this site may be as a supplementary local commercial centre. The
existing syarat for this site is for Housing and Commercial, which is consistent with such a
proposed future land use.
Combined, the two local commercial centres will service the local population catchment. This
would include the residents of the Lambak Kanan Housing Scheme adjoining to the east, and
the more intensive residential precinct being proposed within this concept structure plan.
Building scale and other urban design and development controls will need to be considered
under the specific Local Plan to be developed for the mukim. Initial estimates are that
development heights of four stories would be an acceptable outcome, this having particular
regard to the location of the airport and runway, the obstacle limitation surface restrictions of
same, and the potential for future adjustment of airport standards in line with possible future
airport expansion. These are very conservative estimates given the airport proximity.
Within the local commercial centres mixed use should be encouraged, with commercial and
retail uses at lower levels and residential uses above.
7-7
(ii) Transit Centre
Provision for a transit centre must be incorporated within the site, providing for the future
public transport needs of the locality. The transit centre may include bus and taxi bays, and in
the long term may also incorporate an LRT station if this option is pursued within BSB as has
been suggested under the BSB Development Master Plan.
The location of a potential transit centre has been identified at the southern end of the
development site between the existing commercial building and the existing petrol station.
The transit hub provides the opportunity to ensure that a main centralized hub of public
transport connectivity is available to the residents of the growth centre, and beyond.
Much of the surrounding residential precinct of the growth centre is located within a 500m
radius, this representing a very comfortable walking distance to public transport options.
Additional bus stops or similar can also be provided within the northern centre if required.
(iii) Higher Density Residential precinct
A higher density residential precinct is proposed between the two local commercial centres. It
is envisaged that this precinct would predominantly focus upon four-storey walk up flats and
terrace houses. Indicative estimates of potential yield are around 440 dwellings (based on a
net residential density of 35 dwelling per hectare), although more detailed urban design would
be required to be undertaken as part of Local Plan preparation.
(iv) Open Space Corridor
An open space corridor runs east-west through the residential precinct, providing opportunity
for pedestrian and bicycle linkages both throughout the site and onward, and especially to the
west towards existing community facilities established in the locality. These include the Dato
Mahawangsa Primary School (200m west of the site), the Kampong Lambak Mosque (400m
west), and the Lambak ‘A’ Community Hall and playing fields (approximately 700m to the
west).
(v) Road Network
The north-south road of Jalan Penghubung Berakas is an important link between BSB and the
coastal highway, and it is vital that direct vehicular access from individual development
driveways and simpangs is minimised to avoid impacts upon traffic flows. The concept
structure plan promotes an enhanced local road network that focuses on a rear local access
road that runs through the site, connecting with the main road at only two junction points. The
proposed local road network also allows for connection with Jalan Berakas to the west.
7-8
BERAKAS GROWTH CENTRE : Figure 7.5

PRELIMINARY CONCEPT STRUCTURE
Note : Base mapping data sourced from Brunei Survey Department
7-9
7-10
7.3 Lumapas Growth Centre
7.3.1 Subject Land
The site selected for the Lumapas Growth Centre covers an area of approximately 76.2
hectares, and extends along the western side of Jalan Lumapas. It extends from the Jalan
Junjongan/Jalan Lumapas junction in the south to the Lumapas STKRJ Housing Scheme
access road in the north. With the imminent construction of a Sungai Brunei bridge and access
road this locality will become directly connected to Bandar Seri Begawan, reducing travel
times significantly from Mukim Lumapas to BSB and the major urban centres of Brunei
Muara District (Figure 7.6).
LUMAPAS GROWTH CENTRE : LOCALITY PLAN Figure 7.6

The site itself is predominantly low lying, and adjoins large expanses of vacant State Land to
the west. To the east the landform is more elevated, with lower hills on the eastern side of
7-11
Jalan Lumapas forming the southernmost extent of the Bukit Saeh ridgeline complex, an area
earmarked for Environmental Protection under the BMDP.
The site is traversed by Sungai Lumapas and associated smaller tributaries, the main segment
of which runs north-south generally along the western edge of the site, with a tributary
bisecting the site as it follows an east-west pathway through the site. Most of these
waterways appear to have been channelized as part of drainage works in the locality.
Adjoining to the north is the Lumapas STKRJ Housing Scheme area, a government housing
project dominated by detached bungalow-style housing. To the south are scattered ribbon
settlements along the major roads, with small scale agricultural activities in evidence off Jalan
Junjongan and larger agricultural holdings including an agricultural station along Jalan
Lumapas towards the international border with Sarawak.
Tables 7.4 and 7.5 and Figures 7.7 and 7.8 highlight the land ownership status and syarat
patterns..
Table 7.4
Existing Ownership Status : Lumapas Growth Centre
Extract from District Register 184 59.3 77.8
Temporary Occupation License 3 0.3 0.4
Gazetted Land 3 4.7 6.2
Total 190 76.2 100.0%
Table 7.5
Existing Syarat : Lumapas Growth Centre
Existing Syarat No. of Lots Area (ha) %
Total 190 76.2 100.0%
7-12
Extract from District Register lots represent 59.3 hectares of the Lumapas study area, which is
over 77% of the total site area. Many of these EDR lots are landlocked, and the majority are
undeveloped. There are three Government Gazetted lots which are occupied by two schools,
and only three TOLs which make up less than 1% of the site area. The remainder of the site
(11.9ha) is unoccupied State Land, all of which is centred around the north-western corner of
the site near the entrance to the Lumapas Government Housing Project.
LUMAPAS GROWTH CENTRE : Figure 7.7

EXISTING OWNERSHIP STATUS
7-13
In terms of existing Syarat this is dominated by Agriculture, with more than two thirds of the
lots and 57% of the site area (43.4ha) featuring an Agriculture syarat. Most of these are within
the interior of the site away and located from the main roads. Almost 10% of the site area
(7.2 ha and 47 lots) have a Residential syarat, with another 4.6 hectares (6% and 23 lots)
having a Residential and Incidental Commercial syarat and three lots (2.2 ha) with a
Residential and Commercial Syarat. However most of these remain undeveloped.
LUMAPAS GROWTH CENTRE : EXISTING SYARAT Figure 7.8

7-14
Figure 7.9 and Table 7.6 highlights the existing land use of the Lumapas Growth Centre
study area.
The bulk of the proposed growth centre site is free from development activity, with more than
51 hectares (67.2%) of the site area existing as Vacant lots and a further 11.9 hectares
(15.6%) made up of unoccupied State Land. With a few exceptions the majority of vacant
land areas are found within the site interior and away from the main road frontages of Jalan
Lumapas and Jalan Junjongan. Most of this land is occupied by large expanses of secondary
regrowth forest, with a few fields cleared for small scale agriculture in the southern half of the
site.
LUMAPAS GROWTH CENTRE : EXISTING LAND USE Figure 7.9

7-15
7-15
Table 7.6
Existing Land Use : Lumapas Growth Centre
Community Facilities 2 4.5 5.9
Natural Vegetation / Vacant 133 51.2 67.2
Roads and Transport 1 0.1 0.1
Total 190 76.2 100.0%
Source : Derived from assorted sources including Lands Department, Survey Department, DTCP,
The next largest land use is Residential, with more than 10.8% (8.2 ha) of the site area
currently occupied by residential development, most of which is in the form of detached low
density housing. Community Facilities in the form of two schools, a primary school and a
religious school, make up a further 4.5 hectares (5.9%) of the site. The Lumapas Primary
School, located midway along the Jalan Lumapas site frontage, has an area of 2.7 hectares
whilst the Religious School is on 1.8 hectares at the junction of the two main roads.
There is a single small Commercial establishment along Jalan Junjongan at the south-western
corner of the site, and despite the many lots with a commercial-related syarat this is the only
commercial activity in evidence within the study area.
An indicative concept land use structure for the Lumapas Growth Centre is presented at
Figure 7.10. The key elements of this structure are described as follows:
(i) Commercial Centre
The commercial core of the proposed growth centre is to be located at the intersection of Jalan
Lumapas and the unnamed road link which accesses the Lumapas Landless Housing Scheme.
It is understood that this road will be extended to connect with the proposed Sungai Brunei
bridge crossing to the north-west, and as a result it will become the major traffic route into
this locality.
This location also provides direct pedestrian accessibility for residents to the Lumapas
Landless Housing Scheme who currently have no commercial centre within their immediate
catchment.
7-16
LUMAPAS GROWTH CENTRE : Figure 7.10

The commercial area will be the subject of more detailed urban design investigations as part
of future Local Plan preparation which is recommended to occur for Mukim Lumapas.
However preliminary thoughts on the potential form of a commercial centre include:
7-17
 pedestrianisation of the commercial centre with the inclusion of pedestrian malls

and plazas through the middle of the site;
 provision of an outer ring road surrounding the centre to direct vehicular access
around the perimeter of the commercial core and restrict the penetration of non-
essential traffic;
 maximum building heights of up to six storeys; and
 provision for mixed use developments, featuring lower level commercial floor
space and upper level residential units.
(ii) Transit Centre
Provision for a transit centre must be incorporated within the commercial core, providing for
the future public transport needs of the locality. The site may include bus and taxi bays, and in
the long term may also incorporate an LRT station if this option is pursued within BSB as has
been suggested under the BSB Development Master Plan.
For Lumapas, a 2 hectare site has been allocated for a transit centre along the Jalan Lumapas
road frontage. ideally, public transport passengers would be able to alight from the transport,
and walk via the commercial mall and pedestrian walkway network to their place of
residence.
(iii) Higher Density Residential
A higher density residential precinct surrounds the commercial centre, occupying an area of
more than 16 hectares. Most of the high density residential precinct falls within a 500m radius
from the transit centre, providing a high level of walkability to public transport options and
convenient access to commercial and retail needs.
Building scale and bulk within this precinct may be consistent with high density public
housing projects currently being considered by Government, with six storey housing
developments being considered by the Housing Department. With a net residential density of
up to 60 dwellings per hectare, a potential yield of 970 units may be achieved under this
building form, though this estimate would be subject to site specific development standards to
be established under a future local planning scheme for Mukim Lumapas.
(iv) General Residential
A proposed General Residential zone occupies just over 30 hectares of the site, and this would
make up the remainder of the residential land. With a density of 20 dwellings per hectare a
maximum indicative yield up to 600 dwellings may be accommodated within this zone.
7-18
However a range of dwelling types would be more likely in this zone, from low density
attached to duplexes, terraces and even walk up flats where appropriate.
(v) Open Space Centre and Green Corridor
Centrally located within the growth centre site is a large open space precinct of 4.4 hectares.
This is capable of accommodating a number of active and passive recreation spaces including
sports fields and facilities, picnic shelters, children’s playing equipment, walkways and
cycleways, and the like. A community hall may also be appropriately located within this area.
Open space corridors provide walkway and cycleway opportunities throughout the site to the
central park, connecting neighbourhood precincts with each other as well as with the
commercial centre, transport hub, schools and the recreation park.
(vi) Community Facilities
Existing community facilities within the site such as the Lumapas Religious School and the
Lumapas Primary School are retained, and are located within easy walking distance from the
residential neighbourhood and the transit centre.
7-19
7-20
7.4 Mentiri Growth Centre
7.4.1 Subject Land
The area for the Mentiri Growth Centre is highlighted in Figure 7.11 and extends over an
area of 48.4 hectares. It occupies a corridor along the western road frontage of Jalan Kota
Batu, extending northwards from the Jalan Kota Batu / Jalan Penghubung Mentiri intersection
to the Kampong Sungai Buloh border. This land areas forms part of the lower foothills of a
section of the main Mentiri north-south ridgeline, with the former higher ridgeline areas to the
west having since been the subject of major landform modifications associated with the
construction of development platforms for the Mengkubau Housing Scheme.
MENTIRI GROWTH CENTRE : LOCALITY PLAN Figure 7.11

Adjoining to the east is a low-lying, narrow strip of predominantly residential settlement

which follows Jalan Kota Batu, and behind which is the extensive mangrove associations of
7-21
Sungai Batu Marang as it meanders its way eastwards into Brunei Bay. Parts of this
mangrove area have been cleared for aquaculture projects, a golf course, and also for the
Mentiri Housing Scheme. However coastal areas to the north still exhibit relatively
untouched areas of coastal mangroves ecosystems which follow the coastline as it curves
north towards Kampong Serasa.
To the west is the Mengkubau Housing Scheme, a major government housing project which is
nearing completion. Large batters, associated with the development slope downwards
towards the growth centre plan area, and appear particularly pronounced along the southern
boundary. A Sewerage Treatment Plan also is accommodated upon a 16.5 hectare
Government gazette site adjoining to the west, with the balance of land mainly in the form of
unoccupied State Land.
To the south on the opposite side of Jalan Penghubung Mentiri the area is dominated by the
Mengkubau Dam, with the wider catchment area largely free of any development activity. To
the north urban residential settlement continues along the Jalan Kota Batu corridor,
progressively intensifying as it approaches the intersection with Jalan Muara near the Salar
Industrial Estate.
Tables 7.7 and 7.8 and Figures 7.12 and 7.13 illustrate the land ownership status and syarat
of the area within the Mentiri Growth Centre indicative boundaries.
Table 7.7
Existing Ownership Status - Mentiri Growth Centre

Total 206 48.4 100.0%
Thereare
There are184
184 EDREDR lots
lots within
within the
the site
site which
which represent
represent aa total
total area
area of
of 25.8
25.8 hectares,
hectares, or
or 53.3%
53.3%
of the total site area. T hey inhabit a corridor running the full length of the site,
of the total site area. They inhabit a corridor running the full length of the site, with access with access
largely by
largely by individual
individual simpangs
simpangs offoff Jalan
Jalan Kota
Kota Batu.
Batu. There
There are
are also
also 19
19 TOL
TOL lots
lots (2.7ha
(2.7ha and
and
5.6% of
5.6% of site
site area),
area), the
the majority
majority of
of which
which are
are clustered
clustered centrally
centrally along
along the
the western
western boundary
boundary
adjoiningthe
adjoining the Sewerage
Sewerage Treatment
Treatment Works.
Works. The The remaining
remaining lots
lots are
are government
government gazetted
gazetted lands
lands
(4.4hectares),
(4.4 hectares),and and include
include aa cemetery
cemetery andand aa primary
primary school
school located
located atat the
the main
main road
road junction.
junction.
UnallocatedState
Unallocated StateLand
Landmakes
makesupupthe
thebalance
balanceofofthe
thesite
sitearea
areaof
of15.5
15.5hectares.
hectares.
7-22
7-22
Table 7.8
Existing Syarat – Mentiri Growth Centre
Total 206 48.4 100.0%
MENTIRI GROWTH CENTRE : Figure 7.12

Note : Base mapping data sourced from Brunei Survey Department and Google Earth 7-23
7-23
MENTIRI GROWTH CENTRE : EXISTING SYARAT Figure 7.13

Almost 28% of the land area (13.5ha) has an Agriculture syarat, and this is attributed to 54
lots of varying sizes distributed evenly across the Mentiri study area. None of these
properties are currently used for agricultural purposes. A further 6.1 hectares (36 lots) have a
Residential syarat.
The most common syarat in terms of number of lots is Residential and Commercial, with 79
lots across 5.8 hectares, most of which are centred on the established shophouse complex
midway along Jalan Kota Batu. These are supplemented by a number of Residential and
7-24
Incidental Commercial syarat (10 lots, 1.6ha), none of which currently feature any
commercial activity.
Figure 7.14 and Table 7.9 highlight the extent and distribution of existing land use within the
Mentiri growth centre area.
MENTIRI GROWTH CENTRE : EXISTING LAND USE Figure 7.14

7-25
Table 7.9
Existing Land Use : Mentiri Growth Centre

Total 206 48.4 100.0%
More than 70% of the site area is currently Vacant, with 20.2 hectares of private Vacant lands
(73 private lots) and 15.5 hectares of unoccupied State Land. Residential is the next largest
land use category, with 6.7 hectares of the site identified as a residential land use (51 lots).
Most of these properties are single detached dwellings scattered along the Jalan Kota Batu
frontage and around smaller simpang accessways, none of which connect as part of a
neighbourhood road network.
Existing Community Facilities include land gazetted for a cemetery (1 hectare) and the
Mentiri Primary School site (3.3 hectares). Commercial land use occupies 1.6 hectares, and is
centred around an established shophouse complex of nine buildings with accompanying
carparking and internal access. This commercial centre is well located centrally within the
selected site area with direct frontage to Jalan Kota Batu.
An indicative concept land use structure for the Mentiri Growth Centre is presented at Figure
7.15. The key elements of this structure are described as follows:
The established commercial shophouse complex of Kampong Mentiri along Jalan Kota Batu
already provides a centralized hub for a proposed growth centre. Its location can service
prospective surrounding residents and also for future adjoining residents predominantly from
the nearby Government housing projects of the Mengkubau Housing Project and the Mentiri
Housing Scheme.
7-26
MENTIRI GROWTH CENTRE : Figure 7.15

PRLEIMINARY CONCEPT STRUCTURE
As a result of this significant future population catchment, the concept structure plan seeks to
expand the commercial land area significantly to just over 4 hectares, which is more than
double the existing commercial footprint. This expansion occurs immediately to both the
north and the south of the established centre, and creates an overall main road frontage of
7-27
more than 500m. There is also an existing gazettal for a cemetery at the south western corner
of the expanded commercial precinct, and this has an area of 1 hectare.
Future Local Plans for Mukim Mentiri will also need to ensure that urban design
recommendations and associated development controls for the site facilitate opportunity for
improved integration between future commercial development across the entire commercial
precinct. Issues such as vehicular access, pedestrian connectivity, shared parking, and
creation of public spaces must be considered as part of future urban design proposals for the
growth centre.
(ii) Transit Centre
A site for a transit centre has been included in the concept structure plan at the south eastern
corner of the Commercial precinct, though effectively it may be located anywhere the Jalan
Kota Batu frontage of the commercial area. With a significantly expanding population base
within the neighbouring housing schemes there is certainly justification for its inclusion into
any future public land transport network.
(iii) Higher Density Residential Precinct
Two higher density residential precincts adjoin the southern and northern ends of the
commercial precinct. Combined these have a total land area of almost 17 hectares, and both
sit within a 500m radius of the edge of the Commercial precinct, promoting pedestrian trips to
shops and ongoing transport options rather than the use of private vehicle options. With
maximum heights of six storeys and a net residential density of 60 dwellings per hectare,
preliminary dwelling yield estimates for the higher density residential precinct stand at 1,020
dwelling units.
(iv) General Residential Precinct
A smaller area at the southern end of the growth centre site has been set aside for General
Residential (approximately 8 hectares). Given the location of this proposed neighbourhood
between elevated Ridgeline Protection areas to the west and river corridors to the east, a more
low key scale of settlement, characterised by predominantly detached or semi-detached
housing options, would be more compatible with the prevailing character of the locality.
(v) Open Space Areas
An area of approximately 0.5 hectares within the northern Higher Density Residential
precinct has been designated for Open Space purposes, providing space for a localised central
park. To the south, an Open Space corridor also follows a small drainage tributary that runs
7-28
north-south behind the Mentiri Primary School, with space for a local park also available
midway along its length.
In addition, a 250m development buffer has been designated surrounding the Sewerage
Treatment Works to the west, and part of this buffer extends into the western side of the
Mentiri Growth centre corridor. Whilst this buffer area should remain free from more intense
urban development, the use of the available land area for open space and recreation areas is
acceptable and significantly more open space area to the site.
As previously mentioned, the existing cemetery within the site adjacent the commercial centre
is to be retained pending broader Government policy considerations on cemetery relocation.
There is an additional gazetted cemetery just outside the site to the north-west, and which is
currently accessed through the growth centre. This access is to be retained and improved as
part of the local road network. Similarly the access to the Sewage Treatment Plant outside the
site to the west is also to be retained and improved as part of the local road network servicing
the study area.
The Primary School in the south east corner is also to be retained, and can be made easily
accessible to the proposed residential areas via paths and cycleways following the drainage
lines.
7-29
7-30
7.5 Sengkurong Growth Centre
7.5.1 Subject Land
With an area of 95.9 hectares mostly within Kampong Sengkurong ‘A’, the Sengkurong
growth centre locality is the largest of the nominated areas for further investigation. It’s
location (Figure 7.16) at the intersection of Jalan Jerudong and Jalan Tutong, with Jalan
Mulaut-Limau Manis branching to the south, is one of the busiest sections of road outside of
the BSB Municipal Area. Jalan Tutong is the original major east-west link between districts
before the construction of the coastal highway, and still accommodates significant levels of
traffic. Jalan Jerudong is one of two major access roads to the Jerudong coastline of western
Brunei-Muara District, and Jalan Mulaut-Limau Manis is the westernmost link to Mukim
Lumapas as well as the direct road to the Kuala Lurah border and onwards to Limbang in
Malaysia.
SENGKURONG GROWTH CENTRE : LOCALITY PLAN Figure 7.16

7-31
The site lies at the lower foothills of the Jerudong ridgeline, a north-south protrusion that
generally extends along the western boundary of Brunei Muara District from Jerudong in the
north to the southern reaches of Mukim Pengkalan Batu. Landform across the site is
relatively flat to gently sloping, rising more significantly on the western side of Jalan
Jerudong. A few narrow tributaries, many of which have been channelized, drain to the south
towards the upper reaches of Sungai Damuan and ultimately into Sungai Brunei.
Jalan Jerudong defines the western boundary of the site, and beyond ribbon urban
development along the western road frontage lies the Jerudong Prison complex. Adjoining to
the south is the more intensive urban development occurring along Jalan Tutong, with the
Sengkurong Primary School and assorted Government offices fronting the main road giving
way to urban housing (private and government staff housing) behind.
The eastern and northern boundaries generally follow Jalan Sengkurong ‘A’, a local access
road looping between Jalan Tutong and Jalan Jerudong as it bypasses the main intersection.
Urban settlement along this road is characterised by clusters of developed private housing
interspersed with vacant and undeveloped private lots.
Table 7.10 and Figure 7.17 highlight the land ownership status of the site.
Table 7.10
Existing Ownership Status – Sengkurong Growth Centre

Total 294 95.9 100.0%
The site is dominated by EDRs, with over 82 hectares of private EDRs spread over 286 lots
throughout the site. There are only a small number of TOLs (four lots with an area of 0.4
hectares), with Government Gazette land occupying 7.4 hectares. The Government Gazetted
land areas occur across four lots, and include a mosque, cemetery, and health clinic.
7-32
SENGKURONG GROWTH CENTRE : igure 7.17

Most of the site area (49.2 ha or 51.3% of site area) has an Agriculture syarat, with
Residential the next highest syarat category (5.1ha of 5.3%) (Table 7.11 and Figure 7.18).
The remainder of the site is dominated by commercial-related syarat. Residential and

Commercial and Residential and Incidental Commercial occupy 7.3ha and 5.5ha respectively,
and are generally located either upon or slightly back from the main road frontages.
The Commercial syarat applies to 19 lots across an area of 5.1 hectares, and are clearly
concentrated in the south western corner of the site at the Jalan Jerudong/Jalan Tutong
junction.
7-33
Table 7.11
Existing Syarat - Sengkurong Growth Centre

Total 294 95.9 100.0%
Source : Derived from assorted sources including Lands Department, Survey Department, and DTCP
SENGKURONG GROWTH CENTRE : EXISTING SYARAT Figure 7.18

7-34
7-34
Figure 7.19 and Table 7.12 highlights the results of the existing land use capture for the
Sengkurong growth centre site.
SENGKURONG GROWTH CENTRE : EXISTING LAND USE Figure 7.19

Source : BMDP Final Report, DTCP 2014
7-35
More than half of the site (54.6% or 52.4 ha) is Vacant land, and most of this is found within
the site interior away from the major road frontages. Residential is the next highest land use
type (18.8 ha), and this mainly occurs as small lot subdivision which adheres to the corridors
established by the local road and simpang network that exists within the site.
Table 7.12
Existing Land Use – Sengkurong Growth Centre

Roads and Transport 15 2.0 2.1
Utilities 1 0.2 0.2
Total 294 95.9 100.0%
Commercial land use takes up 9.8 hectares, with traditional commercial buildings and
shophouse developments established at the south-western corner. these existing developments
are mainly three storeys, with some up to four storeys. However they tend to exist as
individual developments with little integration in terms of vehicular and pedestrian through
access or shared parking arrangements.
An indicative concept land use structure for the Sengkurong Growth Centre is presented at
Figure 7.20. The key elements of this structure are described as follows:
The established commercial core of Sengkurong is one of the largest commercial centres
outside of the BSB Municipal Area, and must be retained as part of any future growth centre
concept. Allowance has been made for the future expansion of this precinct to the east
behind the Sultan Sharif Ali Mosque, resulting in a 19.5 hectare commercial precinct at the
major Jalan Tutong/Jalan Jerudong intersection.
7-36
As has been previously mentioned, the existing commercial developments suffer in that they
are not sufficiently integrated to create a formal town centre that is connected to a supporting
SENGKURONG GROWTH CENTRE : Figure 7.20

PRELIMINARY CONCEPT STRUCCTURE
residential settlement framework, but rather they exist as individual private developments
somewhat detached from surrounding housing neighbourhoods. Any future Local Plan for
the Mukim and subsequent Action Area Plan for the site must define development standards
7-37
and urban design guidelines that foster the redevelopment of this existing commercial
concentration into a more structured, functional, and multi-purpose commercial core.
Generous development standards should be applied to the commercial centre to enhance its
attractiveness for redevelopment by the private sector. Maximum development heights of at
least six storeys and allowing mixed use developments in particular can generate developer
interest and facilitate its growth as a major transit centre consistent with the settlement
principles BMDP.
(ii) Transit Centre
Provision for a transit centre must be incorporated within the commercial core, providing for
the future public transport needs of the locality. A transit centre may include bus and taxi
bays, and in the long term may also incorporate an LRT station if this option is pursued
within BSB as has been suggested under the BSB Development Master Plan. The viability
for an extension of any future LRT to connect Sengkurong and beyond with BSB can only be
sustained if there is a sufficient population base to utilise this transport service, and a more
intensive centres-based settlement at the Sengkurong Growth Centre can support this.
A higher density residential precinct surrounds the proposed commercial centre, and occupies
an area of 23.5 hectares. A large proportion of the high density residential precinct falls
within a 500m radius from the transit centre and even closer to the commercial centre, and
this provides for a high level of walkability to public transport options and convenient access
to commercial and retail needs.
As with other growth centres-based development options explored under this Plan, maximum
heights are initially set at six storeys for the purpose of this plan in order to remain consistent
with the high density options being pursued by Government. Based on these height estimates
and a net residential density of 60 dwellings per hectare, preliminary dwelling yield estimates
for the higher density residential precinct stand at 1,410 dwelling units. However site specific
development standards will need to be established under any future local planning scheme for
Mukim Jerudong, and may need to be further refined in line with prevailing Government
policy in relation to high density housing development.
Approximately 22 hectares is designated for a proposed General Residential zone that

surrounds the northern and eastern fringes of the growth centre development site. An
7-38
indicative broad residential subdivision layout has been illustrated on the concept plan,
providing preliminary guidance for a more robust local road network and a more efficient
urban land use and settlement pattern. The indicative layout has generally taken into account
existing development and attempted to work around these established dwellings.
A net density standard of 20 dwellings per hectare applies to the General Residential zone,
and as a result a maximum indicative yield of up to 440 dwellings may be achievable. A
range of low density dwelling types are also permitted in the zone, with this likely influencing
the final dwelling yield. However in any event, with a more rational subdivision layout the
rate of urban land use efficiency will be improved, with minimal wastage arising from
fragmented subdivision, landlocked private and state lands, and inappropriate development
parcels.
(v) Open Space Corridors
Approximately 7.3 hectares has been set aside for open space within the Sengkurong Growth
Centre. It follows the north-south corridor of the main drainage channel that splits the site.
This central green corridor is located such that it is easily accessible to all residential
precincts, providing pedestrian and cycleway connection opportunities between residential
precincts, the commercial centre and transit hub, and community facilities such as the mosque
and nearby schools.
This main corridor is of variable width, providing opportunity for active recreational playing
fields as well as paths, cycleways and passive open space. A community hall or similar
community facility could also be accommodated at central locations along its length.
narrower green pedestrian corridors can also penetrate the sight along local roads and
drainage canals, and these should be included as part of the final urban design process for the
growth centre.
The existing mosque, health care centre, and cemetery within the subject site are all to be
retained, with improved opportunity for vehicular and pedestrian activity to be provided
within the site. Schools are also located just outside the site to the south and the west, and will
be easily accessible from the study area.
7-39
7-40
7.6 Bengkurong - Sinarubai Growth Centre
7.6.1 Subject Land
The Bengkurong-Sinarubai Growth Centre is located at the western side of Jalan Bengkurong-
Masin approximately 1km south of the Jalan Tutong intersection. With an area of 46.7
hectares, the triangular shaped site is bound by Jalan Kampong Bengkurong and the
agricultural fields of Kampong Masin to the west and by the scattered residential settlement of
Kampong Bengkurong and the Bengkurong primary school to the north. Additional
Community facilities located just outside the site to the north include the Kampong
Bengkurong Mosque and a Religious School (Figure 7.21).
BENGKURONG-SINARUBAI GROWTH CENTRE : Figure 7.21

LOCALITY PLAN
Adjoining to the east on the opposite side of Jalan Bengkurong-Masin is the main urbanised
area of Kampong Sinarubai, with a small industrial TOL precinct and assorted Government
staff housing developments in the form of walkup flats largely defining the character of this
area.
7-41
7-41
The site is essentially part of the flat riverplains of Sungai Brunei and Sungai Sengkurong
which extend westwards towards Jalan Mulaut-Limau Manis, and upon which the intensive
agricultural areas and rice fields of Kampong Masin are sited. The area is largely cleared land,
parts of which have been previously used for small-scale agriculture and which are now
dotted with pockets of urban settlement.
The pattern of land ownership status within the site is depicted in Figure 7.22 and Table
7.13.

7-42 : Base mapping data sourced from Brunei Survey Department and Google Earth
Note
7-42
Unallocated State Land makes up 48.7% (22.7 ha) of the site area, most of which is located
centrally adjoining the agricultural areas of Kampong Masin. EDRs are the next highest
category, with 46 EDR lots occupying 14.6 hectares, or 31.3% of the site. There are also a
large number of TOLs (51 lots) scattered across the site, most of which are free from formal
development activity. Two small electrical substations are the only Government Gazetted
land areas found within the site.
Table 7.13
Existing Ownership Status – Bengkurong-Sinarubai Growth Centre

Total 99 46.7 100.0%
With regard to existing Syarat (Table 7.14 and Figure 7.23), the highest syarat designation in
terms of number of lots and total area is for Agriculture, with 22 lots and 5.9 hectares
featuring Agriculture as their Condition of Title. They are scattered randomly throughout the
site with no defined clustering by syarat apparent. Residential and Incidental Commercial is
the next largest syarat category, with 3.7 hectares under this syarat category. This includes the
existing commercial centre development (approximately 1.3 hectares), the nature and scale of
which is not compatible with the Residential and Incidental Commercial syarat.
Table 7.14
Existing Syarat – Bengkurong-Sinarubai Growth Centre

Total 99 46.7 100.0%
7-43
BENGKURONG - SINARUBAI GROWTH CENTRE : Figure 7.23

EXISTING SYARAT
Residential syarat occupies 2.6 hectares (5.6%) of the site, whilst Residential and Commercial
syarat makes up a further 0.6 hectares. There is only one lot with a solely Commercial syarat,
a vacant 0.9 hectare plot to the south with extended frontage to Jalan Bengkurong-Masin.
Current land use activities are dominated by Vacant land areas. There are 54 vacant private
lots which have a combined area of 11 hectares, and when added to the vacant State land
more than 70% (33.7 ha) of the site area is characterised as Vacant (Figure 7.24 and Table
7.15).
7-44

EXISTING LAND USE
Residential land use occurs over 6.5 hectares (13.9%), and is dominated by single detached
dwellings of low density scale. At the southern end of the site, a few small scale Agricultural
land use activities exist, with holdings ranging from 1.2 to 1.6 hectares and a combined total
of 4.4 hectares (9.4%).
Commercial land use is dominated by a concentration of traditional shop-house style

developments located centrally along the Jalan Bengkurong-Masin frontage. This existing
7-45
Table 7.15
Existing Land Use - Bengkurong-Sinarubai Growth Centre
Agriculture 4 4.4 9.4

Utilities 1 0.01 -
Total 99 46.7 100.0%
concentration provides an identifiable commercial hub which already services an extended

local catchment, and around which future local urban growth can be framed.
An indicative concept land use structure for the Bengkurong-Sinarubai Growth Centre is
presented at Figure 7.25. The key elements of this structure are described as follows:
The established neighbourhood commercial centre of Bengkurong-Sinarubai is proposed to be

expanded as part of the concept plan in order to meet the needs of anticipated growth in the
local population. The existing commercial land area is to be increased from 2.1 hectares to
almost 3.5 hectares, with areas around the existing commercial developments to be enlarged.
Additionally, development standards for commercial development can be intensified, with
increased development heights in particular allowing for further expansion of commercial
floor area within the commercial core. Up to six storeys is considered appropriate for this
locality, with allowance for mixed use in the commercial zone also providing for additional
residential units on upper levels within the commercial area.
There is scope for a mall or plaza through the site to create a more pleasant, pedestrian
friendly experience and to strengthen the sense of connection between local residents and the
commercial centre, as well as between the commercial developments themselves. In this
case, a pedestrian mall has been provided running east-west through the middle of the site,
effectively connecting two commercial sub-precincts with unimpeded and direct pedestrian
access available between the two areas as a result.
7-46

(ii) Transit Centre
The pedestrian mall is also connected to a proposed Transit Centre which has been centrally
located within the commercial precinct, and which has direct frontage to Jalan Bengkurong-
Masin. This location ensures the integration of transit options with the commercial core, the
main activity hub of the growth centre. Public transport users can alight from the transport
7-47
service to a location directly at the pedestrian mall and essentially within the commercial
precinct, and at a short walking distance to surrounding residential neighbourhoods.
The higher density residential precinct surrounding the proposed commercial centre is just
under 10 hectares in area, and the majority is within a 300m radius of the proposed transit
centre. This very convenient walking distance will significantly reduce localised car
dependency and vehicular trip frequencies for these houses.
With a maximum building height set at six storeys, and a maximum net residential density of
60 dwellings per hectare, the maximum dwelling yield estimates for the higher density
residential precinct is around 600 dwelling units. However site specific development
standards will need to be established under any future local planning scheme for Mukim
Kilanas and may need to be further refined in line with prevailing Government policy in
relation to high density housing development. Compatibility with surrounding residential
development will also need to be taken into consideration, with the four storey Government
flat developments adjoining to the east of particular note.
The General Residential precinct has an area of 23 hectares, most of which is around 500m
from the proposed Transit Centre. An indicative residential subdivision layout limits access
points to Jalan Bengkurong-Masin and provides a local road network that provides
significantly greater penetration into the developable land area than what is currently
available. Existing dwellings have generally been allowed for in the concept layout, and
future detailed subdivision concepts and land readjustment schemes will need to make further
detailed provision for existing dwellings.
Applying a net density standard of 20 dwellings per hectare projects a maximum dwelling
yield of 460 units.
(v) Open Space Corridors
An Open Space corridor extends from the western end of the pedestrian mall to local park.
The central location of this open space area provides enhanced accessibility for all residents
and creates an active centre to the residential precincts. A community hall or other similar
facility could also be located within this parkland.
7-48
8 Chapter
8 Implementation
8 IMPLEMENTATION
The Brunei Muara District Plan 2010-2025 is a strategic planning document intended to
guide the long-term management and development of the Brunei Muara District. Whilst the
time frame of the study is stipulated as up to year 2025, in reality it will continue well beyond
this period as planning initiatives and recommendations take effect, and as government and
community attitudes, expectations and practices become increasing synchronised with the
planning recommendations underpinning this strategy.
To successfully achieve the desired outcomes of the BMDP as expressed in the recommended
strategies and actions it is important that the key elements of an implementation framework
which support these recommendations are put in place. Essentially these can be categorised
into two distinct types, these being Legislative and Institutional initiatives. Legislative
initiatives are those which relate to planning and land use related legislation whilst
Institutional initiatives are those which require changes and enhancements existing
institutional and administrative arrangements.
Many of these proposed initiatives have been previously canvassed under earlier planning
studies, with the National Land Use Master Plan in particular highlighting many
opportunities for improvement which would in turn assist with plan implementation.
8.1 Legislative Initiatives
8.1.1 Formal Endorsement of National, District and Local Planning

Schemes
Development planning within Brunei currently has a three tiered hierarchy of plans
incorporating National Master Plans, District Plans, and Local Plans. However despite being
the primary planning instruments against which national development is guided and
controlled, the present previously prepared plans have no legal status established under
legislation. They remain unreferenced within existing adopted planning legislation, and
therefore continue to have no formal legal mandate.
As a consequence the DTCP and other regulatory bodies face continual difficulties in their
attempts to legitimately enforce the recommendations of completed planning schemes.
Formal endorsement of these planning strategies is necessary to enhance public and private
sector awareness and to enable their plan adoption, application and enforcement. It is critical
8-1
that the existing and future planning strategies are formally recognised in relevant planning
legislation in order to enable their application and enforcement.
8.1.2 Update and Adoption of Planning Legislation
In 1972 the Town and Country Planning Department was established and the Town and
Country Planning Act was formally enacted, enabling the Department to play a pivotal role in
guiding and controlling development through development control and the preparation of
planning schemes.
Updated versions of planning legislation have since undergone various drafts and amendment
including provisions which make formal reference to planning schemes and their adoption.
However to date this amended legislation has not been formally enacted. It is important that
they are enacted to ensure that relevant national, district and local plans can be enshrined in
law, enabling authorities to be better placed to ensure that land use planning decisions are
consistent with these strategies.
8.1.3 Update of the National Land Code
The Land Code was adopted in 1909 and provided a modified system of title registration to
enable the alienation of State Land to be made available for purchase or use. There have been
some changes to provisions since this time, the most significant from a planning perspective
being the formal introduction of the Land Code (Strata) Act in 2009 which allows for strata
title subdivision of property.
Despite these and other modification, a more modernised Land Code would make the
legislation even more applicable to current Bruneian circumstances. Examples of areas where
potential changes to the Land Code would assist in the implementation of planning strategies
in particular would include:
 making formal reference to planning legislation;
 updating provisions relating to Temporary Occupation Licenses to rationalise their

future allocation and/or revocation;
 amending Special Conditions of Title provisions to ensure that land use controls
such as zoning and development standards are the main form of development
control;
8-2
 include provisions which allow for foreign property ownership, initially in

designated special areas; and
 incorporating provisions which specifically allow for Land Readjustment

processes to occur.
8.1.4 Rationalisation and Revocation of Temporary Occupation

Licenses
The National Land Use Master Plan 2006-2025 recommended that a process to review the
status of all TOLs was to take effect as a matter of urgency. Whilst the subsequent cessation
of the issuance of TOLs has occurred, there remain numerous unused and vacant TOLs that
are seemingly no longer required for their originally nominated development purpose.
These holdings potentially represent an impediment to orderly development, and the NLUMP
recommended that they be identified and revoked without the need for any compensatory
exchange of parcels. This would also assist in the Land Readjustment process by eliminating
any unnecessary hindrance to the development of a more rational settlement pattern.
8.1.5 Facilitating Land Readjustment
The National Land Use Master Plan 2006-2025 and Land Availability Study 2006 also
previously identified general inefficiencies in land usage across Brunei Darussalam. The
subdivision of land parcels originally for agricultural development in particular has left
behind a pattern of fragmented and often land-locked plots which have since been surrounded
by encroaching urban development. These plots are often difficult to develop, with little or no
access to roads and infrastructure, and as a result they can remain a lingering constraint on
rational urban growth and settlement.
The process of Land Readjustment involves the surrendering and re-subdivision of land
parcels, and has been highlighted as an important option to assist with accommodating future
urban growth and settlement across the Brunei-Muara district. However it has been
recognised that an appropriate legislative framework must be established to formalise the land
readjustment process. This would require the introduction of new legislation and the revision
of related Acts such as the existing Land Code, the Town and Country Planning Act and the
Land Acquisition Enactment.
8-3
8.1.6 Legislating for Alternatives to the National Housing Scheme
Potential infill development areas, which are essentially characterised by areas of vacant,
undeveloped land existing within the established urban footprint, have been highlighted as a
major area to accommodate future residential housing demand. These largely vacant areas
can contribute to housing future urban population growth through more rational and efficient
settlement patterns.
Whilst Land Readjustment is part of the solution to attract infill development, another
potential option raised under the National Land Use Master Plan 2006-2025 was to make
available a direct financial grant targeting approved recipients on existing public housing
lists.
This option was conceived to complement the more traditional large-scale Public Housing
delivery in housing schemes including higher density accommodation. It enables Government
to specifically identify localities where concentrations of vacant urban land is available, and
to offer direct financial grants to enable aspiring home owners to purchase a property and
construct a house on land in that area. Such a scheme may be able to operate in the following
manner:
 The Government would identify deserving communities and appropriate localities,

and target them for this scheme.
 The Government sets up eligibility criteria for the home ownership grants for
different types of target groups, the conditions of such grants, and the value of
grant to be awarded to specific recipients
 Grants must be tied to specified housing areas to facilitate effective management

and control over the grant system; for example in areas with EDRs within target
areas for consolidation within the existing urban footprint, or within specified
Land Readjustment Schemes, or even within nominated public housing schemes
under the Housing Development Department
 The grant scheme can be linked to a mortgage finance scheme
 The timing of payment of grant can be linked either to the first draw down of a
mortgage loan or to the first payment on the property purchase
 Recipients of the home grants may also engage private building firms to build their
homes on their own land.
Further study on establishing a proposed direct financial grant scheme to complement other
approaches to public housing policy is warranted.
8-4
The private sector can also play an expanded role in Government Housing Schemes, and
could become an essential partner with Government in increasing the supply and diversity of
Government Housing. Strategies and approaches can be developed to better harness both
Government and private sector resources, and to promote public-private partnerships which
provide lower risk opportunities for the private sector to work with the Government. In this
way the sector can play key roles in financing, developing, innovating and investing in a
range of Government Housing solutions.
The range of options which may be explored include:
 encouraging the Housing Development Department to work with financial sector

to develop the right frameworks and conditions to enhance the participation of the
private sector in assisting the Government Housing Schemes’ finances, and to
improve investors' confidence in the governance and viability of the sector;
 the use of complementary alternative financing structures and investment products

such as housing bonds and tradable instruments which may assist in raising capital
and/or attracting additional investment;
 the use of tax relief or other forms of Government subsidy to encourage corporate
investment in the construction and development of Government Housing;
 partnerships between property owners and government for leasing and/or sale of
private sector housing to Government for housing scheme supply;
 supporting the significant growth in the organisational capacity of Government in
order to respond to evolving housing delivery mechanisms; and
 reinforcing Government leadership in the sector which is critical to achieiving

momentum for new approaches to delivering Government housing.
8.2 Institutional Initiatives
8.2.1 National and District Planning Councils
The National Land Use Master Plan 2006-2025 proposed the establishment of a National
Land Use Planning Council. The intended role of the council was to facilitate and monitor
the implementation of the NLUMP and its related planning proposals of a nationally strategic
context, to achieve greater coordination between Government agencies, and to provide
greater physical and spatial inputs into future national economic planning
The completed district plans for Belait, Tutong and Temburong have all recommended that a
subsidiary district-level body is required to manage the implementation of recommendations
8-5
emanating from the respective district planning schemes. Under the Belait District Plan, the
role of the representative body was envisaged as follows:
 to coordinate the activities of the various implementation bodies and government

agencies;
 to act as a driving force behind implementation of the district plan;

 to monitor the progress in implementing district plan strategies and
recommendations;
 to oversee further studies and strategy development work as recommended in the

district plan;
 to undertake a periodical review of the district plan to ensure it remains current
and responsive to changing circumstances;
 to develop and provide a coordinated and united position on district related
matters;
 to generate agreement on priorities and promote cooperation amongst

communities, mukims and stakeholders;
 to secure resourcing for district plan implementation activities;
 to develop greater cooperation and coordination between government agencies;

and
 to keep the district community informed of progress and activities related to plan
implementation.
These are equally relevant objectives to any of the district planning strategies, and should be
similarly pursued under the Brunei Muara District Plan by a relevant representative body.
Such a body would need to include representation from stakeholders including government
agencies, mukim Penghulus, and private sector representatives.
In addition, the Mukim Serasa Local Plan 2010-2025 further recommends that the district
planning implementation authority may also be able to assume responsibility for the progress
of the individual mukim development plans. With key local representation from the mukim
representatives as well as the Ketua Kampong, the district authority can assist in the pursuit
of individual mukim planning needs whilst ensuring that the relevant district-wide strategic
outlook can remain firmly in focus.
8-6
8.2.2 Project Development Unit
The National Land Use Master Plan also proposed that a Project Development Unit be
established with the objective of addressing key land planning and development issues that
are multi-sectoral in nature. Such issues could include urban renewal, urban conservation, and
land readjustment schemes. At the time it was stated that:
“the Unit could spearhead targeted development proposals that expedite the
implementation of those strategic planning and urban consolidation initiatives
which are most appropriate to achieving the goals and objectives of National,
District and Local Plans”.
This remains relevant today as land readjustment and other infill redevelopment schemes
become increasingly important in ensuring urban land use efficiency is achieved across
Brunei Muara District in particular.
The focus of the proposed Project Development Unit is upon achieving the actual
implementation of the plans and strategies that have been developed, largely by the existing
Planning Development Section of DTCP. To effectively resolve significant planning and
development issues and thereby progress from strategic plan preparation to plan
implementation, a range of technical expertise either within or accessible to the Project
Development Unit will be required. They include planners, engineers, architects, financial
controllers, surveyors, and project managers. Each major project is most likely to be land-
based or is linked to land matters, should have a specific budget, and should have a time-
frame for planning, commencement and completion.
It is expected that most projects to be managed by the Project Development Unit will be
initiated by DTCP. This in itself is a strong argument for the Project Development Unit to be
established as an organ of DTCP. Regardless of where the Project Development Unit is
established it must have access to multi-sectoral specialists, many of whom may presently
operate outside of DTCP. Supplementary technical skills and resources can be drawn from
within the Ministry or from the private sector by way of consultancy appointments, but a core
of accrued experience and expertise needs to be retained within the Project Development
Unit.
To be successful, the Project Development Unit will therefore require a strong government
mandate, experienced leadership, and the commitment of adequate staffing resources and
project budgets.
8-7
8.2.3 Enhanced Capacity of Government Departments
With the increasing importance of effective land management and efficient land use across
Brunei Darussalam, the capacity of key government departments with responsibility for land
and development-related matters must be enhanced in order for authorities to discharge their
duties effectively.
Adequate financial and human resources are required, including support for training to
enhance skills and expertise, all of which ultimately boost departmental capacity. Additional
resources and skills would benefit the administration of new legislative and policy directions,
or would enable Departments to quickly upgrade, manage and interpret their land information
databases.
Greater statutory authority and powers of enforcement and an improved coordination of

responsibilities and inter-departmental data exchange protocols would also empower all
Government agencies with development-related responsibilities.
8.2.4 Infrastructure Planning
Identifying the critical infrastructure required to support growth and development is essential
to the effective delivery of all government and private development initiatives. The National
Land Use Master Plan specifically recommended the formulation of a National
Infrastructure Plan as a means to identify, prioritise, coordinate and deliver key
infrastructure projects of national significance. This approach can provide a more integrated
and coordinated approach to achieving national development plan objectives, especially when
undertaken in conjunction with spatial land use planning and national economic development
planning,
The need for a more formal mechanism to ensure integration between infrastructure planning,
land use planning and the five-year National Development Plans remains a priority that will
assist with future implementation of all major development activities.
8.2.5 Spatial Data Sharing
It is vital that efforts towards establishing an accurate, complete and up-to-database of land
data continue nationwide, and that all data is to be freely available between Government
agencies. All information and data needs to be synchronised through links between relevant
Government agencies so that every department has access to up-to-date information upon a
shared platform.
8-8
To achieve this, it is important that an institutional body responsible for improving spatial
data management and coordination across all government departments and agencies within
Brunei is established. The National Land Use Master Plan previously highlighted the
following tasks for which such an authority could initially be responsible:
 reviewing the present systems of land information and asset management;
 facilitating the establishment of the spatial data infrastructure through cooperation

between various spatial sector organisations;
 promoting spatial initiatives and providing an ongoing forum for examining spatial
information issues;
 enhancing and promoting discussion of ideas regarding spatial information

management and information;
 establishing effective channels of communication across the spatial sector,

including the promotion of interaction between government authorities,
professional associations, and public and private sector groups;
 building upon networks of people and technology to share spatial information and
to continually improve its usefulness and accessibility and to maximise the
capability to share and integrate data;
 promoting the development of best practice and standards for the management of
spatial information; and
 allocating sufficient financial and human resources to procure specialist expertise

and experience to implement the recommendations of the institutional body
responsible for spatial data management.
8.3 Transit Oriented Development Centres
The Brunei Muara District Plan promotes Transit Oriented Development as a part of its
overall land use planning and settlement strategy to manage urban growth across the district.
The emphasis on Transit Oriented Development centres is to provide a connected and
accessible district that supports more compact urban growth and is supported by a robust
transport network. The district plan seeks to limit new greenfield development beyond the
urban fringes by clearly identifying an urban footprint, within which a focus infill
development opportunities is to occur by both the private and government sectors.
This shift to a more compact and efficient form of development will be achieved in part
through promoting higher residential density within and around nominated areas for Transit
8-9
Oriented Development Centres. The Brunei Muara District Plan 2010-2025 identifies
potential TOD locations throughout the district in order to inform future detailed local
planning studies, as well as for consideration of future district land transport options.
8.3.1 TOD Implementation
It is important that an effective implementation framework is established to support the long

term realisation of Transit Oriented Development Centres as a central component of future
urban settlement in the district. As a result the success of prospective TODs will be very
much dependent upon the implementation of local plans for individual mukims. TOD
implementation would mainly rely on land use planning provisions contained in local
planning instruments, such as zoning and area specific development control standards. These
are essentially legislative or regulatory initiatives which are primarily in the form of statutory
land use planning provisions.
It is envisaged that local plans will further refine TOD locations and their respective
boundaries in the context of localised findings and specific urban development initiatives, as
well as identifying proposed adjustments in local development control provisions such as
zoning, land use, densities, and overall planning outcomes at the local level. Preliminary
structure plans for each transit oriented development centre can be prepared, and used to
identify the specific scale , intensity, and land use mix of each TOD in response to their
immediate local contexts. Local plans can nominate specific regulatory provisions which
control building intensity and scale such as residential density, heights and floor space ratios,
all of which can be to suit defined TOD zoning precincts in response to local needs. It is
therefore important that these local plans, like other planning instruments, become statutory in
nature in order to provide definite level of certainty for future developer interest.
8.3.2 Challenges to TOD Implementation
Whilst district and local statutory planning strategies can provide strong policy support for
more effective integration of transport and land use, there remain a number of potential
impediments to the successful implementation of these concepts.
Community perceptions of TODs and associated higher density housing can often be
negative, with some sections of the community potentially concerned about the implications
of this form of development upon areas as diverse as property values, perceived amenity
impacts, lifestyle issues, or a general societal preference for low-level landed housing. These
perceptions may be also be derived from the traditional low density character of most
established urban areas, as well as the comparative newness of this form of habitation to most
of the local population.
8-10
Efforts to socialize vertical housing in the wider Bruneian community have begun in recent
years as public discussion about future government housing supply has canvassed options for
vertical housing. Indeed, discussions with relevant Government departments undertaken as
part of the Brunei Muara District Plan have already seen early proposals for high rise
developments up to 14 storeys in some areas replaced by a more conservative approach to low
rise, 6 storey development, as part of introductory efforts to more gently socialise this form of
housing towards wider community acceptance.
Public transport planning is another area of concern, with effective integration between
transport networks and surrounding land use a necessary prerequisite for successful Transit
Oriented Development centres. Decisions on future public transport options to service the
district need to be made, allowing for key transport corridors and nodes to be identified, and
thus enabling effective integration between planned public transport nodes and surrounding
land uses to be conceptualized as Transit Oriented Development centres.
The need for land readjustment and amalgamation is also important to successful TOD
implementation. In some established urban areas the existing land subdivision and land
ownership pattern may be too fragmented to allow for viable development upon larger land
parcels. Some areas may also not be serviced by a pre-existing robust local road network.
Additionally, the intentions and expectations of affected individual land owners may often
vary, and as a result consensus between land owners may prove difficult to achieve. The use
of Land Readjustment is promoted to facilitate more efficient urban development, and the
proposed Project Development Unit will have a key role to play in achieving development
outcomes in these circumstances.
The capacity of government departments to assume additional responsibilities in TOD

implementation will also likely be challenged. For example, the identification of locations for
TODs, the development of concepts under individual Local Plans for each mukim, and the
need for inputs into transport planning and land readjustment, will all add considerably to the
workload of existing planning staff already dealing with a variety of strategic planning,
development control and development enforcement responsibilities.
8.3.3 Developer Incentives
Private developers would need to be assured of market viability of TOD related projects if
they are to be confident of committing resources to their development. Incentives which aim
to reduce developer uncertainty, delays, and costs are to be streamlined viz a viz development
application processes, facilitating land readjustment, offering Government support for
demonstration projects, assistance with infrastructure, and providing general technical
support.
8-11
8.3.4 Project Development Unit and TODs
To assist in achieving TOD-related outcomes across the Brunei Muara District a special
purpose taskforce or governance arrangement to drive their promotion and facilitate their
establishment will greatly assist the process. The proposed Project Development Unit, with
representation from key government agencies and the private sector, would be well placed to
assume this role. The Project Development Unit could play a critical role in facilitating
development approvals, coordinating infrastructure investment, amalgamating and
redistributing land parcels, and broadly aligning district and local priorities at key TOD
locations.
8.3.5 Public Engagement
Planning and development processes must be relevant and responsive to the needs, values and
aspiration of the nation’s communities if they are to have any chance to succeed. The
community must be an integral part of the decision making if their diverse values and
opinions are to be recognized. Encouraging the consultation and participation of the
community is therefore a key principle towards achieving good planning outcomes that meets
the needs of all stakeholders.
Effective community involvement can establish a strong sense of community ownership of

planning decisions, which in turns generates more widespread support and acceptance for the
decision being taken. Initial consultation and participation can identify potential issues early
in the planning process, thereby assisting in addressing problems more effectively. It also
fosters greater transparency and accountability in the planning process.
This has been recognized in the draft Town and Country Planning at which it introduces
provisions regarding publicity in connection with the preparation of a National Plan, District
Plan, or Local Plans. Essentially the provisions grants DTCP the ability to conduct public
participation or local inquiry if it thinks fit or directed to do so.
Hence, convincing the community of the potential benefits of Transit Oriented Development
centres through a deliberate and sustained effort of community engagement will help to
educate and generate acceptance amongst the community to support the concept of TOD
Centres. This level of public engagement could be integrated with existing government efforts
to educate the public about future vertical housing as an approach to meeting future housing
supply.
8-12
8.4 Monitoring and Review of District Plan
Monitoring and review of the Brunei Muara District Plan 2010-2025 is an important
exercise. Besides monitoring the progress of implementation of the various
recommendations of the Plan, it is also imperative :
 to monitor changes and progress in the Brunei Muara District;

 to monitor key environmental, social, and economic indicators in the Brunei
Muara District;
 to identify new and emerging trends and issues in the Brunei Muara District;
 to monitor the implementation and effectiveness of the recommended priority
actions of the Brunei Muara District Plan; and
 to periodically review the status of the district and initiate changes to strategies
and priorities as required.
It will be the responsibility of the designated implementation authority to ensure the regularly
monitoring of these trends and issues as they arise. Appropriate processes will need to be
established under the implementation structure to collect, collate, present and analyse data.
The NLUMP recommended the establishment of a state of the National Land Use reporting
process to provide data on a range of key performance indicators on a regular (annual) basis.
The similar establishment of individual state of District reporting could be developed as
integral components of this national process, providing data which complements the national
reporting requirements yet allows for detailed district level analysis. This approach will
enable the monitoring of the impacts of change within the district upon a full spectrum of
environmental, social and economic indicators.
This can then be used in ongoing periodic reviews of the Plan to ensure it remains current and
relevant to the present circumstances of the Brunei Muara District. In general the review
should be coordinated with the five year National Development Plan cycles to ensure that any
resource requirements can be reflected within and/or aligned with NDP initiatives.
This review should incorporate inputs from government departments, key business and
industry stakeholders, and the broader community. It should provide an open and accountable
process to inform and involve the community of outcomes of the monitoring programmes and
in the determination of future directions for managing growth in the district.
8-13
8-14
Appendices
Appendices
APPENDIX A
List of Acronyms
ADB Asian Development Bank

AITI Authority for Info-communications Technology Industry
APEC Asia Pacific Economic Cooperation
ASEAN Association of South-East Asian Nations
BATP Brunei Agro Technology Park
BDKI Brunei Darussalam Key Indicators
BDP Belait District Plan
BDWDRS Brunei Darussalam Water Demand and Resources Study
BEDB Brunei Economic Development Board
BIA Brunei Investment Agency
BIMP-EAGA Brunei Darussalam Indonesia Malaysia Philippines – East Asian
Nations
BINA Brunei Industrial Development Authority
BMDP Brunei Muara District Plan 2010-2025
BND Brunei Dollar
BPDC BP Development Consulting
BPMC Berakas Power Management Company
BRIDEX Brunei International Defence Exhibition
BSB Bandar Seri Begawan
BSBDMP Bandar Seri Begawan Development Master Plan
BSP Brunei Shell Petroleum
CBD Central Business District
CIQ Customs Immigration and Quarantine
CPA Concept Plan Area
CSIRO Commonwealth Scientific and Industrial Research Organisation,
Australia
CSPS Centre for Strategic and Policy Studies
DCA Department of Civil Aviation
DES Department of Electrical Services
DOF Department of Fisheries
DTCP Department of Town and Country Planning
App A-1
DWS Department of Water Services

EDR Extract From District Register
EIA Environmental Impact Assessment
ERIA Economic Research Institute for ASEAN
FDI Foreign Direct Investment
FTTH Fibre to the Home
GDP Gross Domestic Product
GG Government Gazette
GIS Geographical Information System
HDD Housing Development Department
HH Household
HOB Heart of Borneo
ICD Inland Container Depot
ICT Information and Communication Technology
IDAs Integrated Development Areas
IMSB Integrated Marine Supply Base
JASTRe Jabatan Alam Sekitar, Taman dan Recreasi
Department of Environment, Parks and Recreation
JKR Jabatan Kerja Raya
Public Works Department
JPKE Jabatan Perancangan dan Kemajuan Ekonomi
Department of Economic Planning and Development
JPMC Jerudong Park Medical Centre
KBP Karya Bumi Planning
KKP Kawasan Kemajuan Pertanian
Agricultural Development Area
KPLB Kemajuan Pertanian Luar Bandar
Rural Agricultural Development
KUPUSB Kolej Universiti Perguruan Ugama Seri Begawan
kV Kilovolt
LAS Land Availability Study 2006
LCSA Land Code Strata Act
LNG Liquefied Natural Gas
LPA Local Plan Area
LRT Light Rail Transit
MICE Meetings Incentives Conferences and Exhibitions
App A-2
MIPR Ministry of Industrial and Primary Resources

Mld Millions of litres per day
MOD Ministry of Development
MORA Ministry of Religious Affairs
MoU Memorandum of Understanding
MPA Marine Protected Area
MPTC Multi Purpose Training Centre
MSLP Mukim Serasa Local Plan
MW Megawatts
NBD Negara Brunei Darussalam
NBDMP Negara Brunei Darussalam Master Plan 1986 – 2005
NDP National Development Plan
NLUMP National Land Use Master Plan 2006 - 2025
OBG Oxford Business Group
OSPD Outline of Strategies and Policies for Development 2007-2017
PMB Pulau Muara Besar
RBAF Royal Brunei Armed Forces
RIPAS Raja Isteri Pengiran Anak Saleha
RKN National Development Plan
RPN National Housing Scheme
SCORE Sarawak Corridor Of Renewable Energy
SME Small and Medium Enterprise
SPN Sistem Pendidikan Negara
SS Sectoral Study
STKRJ Skim Tanah Kurnia Rakyat Jati
STP Sewage Treatment Plant
STW Sewerage Treatment Works
TDP Tutong District Plan
TEU Twenty Foot Equivalents
TOD Transit Oriented Development
TOR Terms of Reference
TOL Temporary Occupation License
UBD Universiti Brunei Darussalam
UNISSA Sultan Sharif Ali Islamic University
WHO World Health Organisation
App A-3
WTP Water Treatment Plant

WTTC World Travel and Tourism Council
App A-4
APPENDIX B
Bibliography
TITLE AUTHOR
Artificial Reefs in Asia – presentation to Dr Brian Twomey
CCOP/EPPM Workshop 2013
Artificial Reef Projects in Brunei Darussalam Ranimah Binti Haji A Wahab
Belait District Plan 2006-2025 DTCP
Brunei Agro Tech Park Feasibility Study SQW Consulting
Brunei Darussalam Education Statistics 2011 Ministry of Education
Brunei Darussalam Key Indicators 2006-2012 Department of Statistics, JPKE.
Brunei Darussalam Long-Term Development Plan
Wawasan Brunei 2035 Council for Long Term Development (BPKJP)
Outline of Strategies and Policies for
Development (OSPD)
National Development Plan : RKN 2007-
2012
Brunei Defence White Paper Ministry of Defence
Brunei Health Information Booklet 2010 Ministry of Health
Brunei Health Information Booklet 2012 Ministry of Health
Brunei Land Availability Study 2006 DTCP
Brunei Land Transport Master Plan 2013 – Land CSPS
Transport Strategy
Brunei Muara Development Plan 1987 MOD/DTCP
Brunei Muara Development Plan : Proposals Map MOD/DTCP
1987
Brunei Muara District Plan 2010-2025 DTCP
Inception Report
Sectoral Study 1 : Macro Framework
Sectoral Study 2 : Population and Human
Resources
Sectoral Study 3 : Urban Economic Base
Sectoral Study 4 : Tourism and Recreation
Sectoral Study 5 : Agriculture
Sectoral Study 6 : Fisheries
Sectoral Study 7 : Forestry
Sectoral Study 8 : Geology
Sectoral Study 9 : Natural Environment
Sectoral Study 10 : Land Use, Suitability
and Availability
Sectoral Study 11 : Settlement Patterns and
Growth Centres
Sectoral Study 12 : Housing, Commerce,
Community Facilities and Services
Sectoral Study 13 : Built Environment
Sectoral Study 14 : Roads, Traffic and
Transport
Sectoral Study 15 : Infrastructure
Sectoral Study 16 : Utilities
BMDP Proposal & Strategies Report
BMDP Growth Centres Report
BMDP Draft Final Report
Brunei’s National Forest Inventory 2007 FAO
App B-1
TITLE AUTHOR
Brunei’s Quest for Sustainable Development Prof Clem Tisdell
Brunei State of the Environment Report 2006 JASTRE
Brunei State of the Environment Report 2011 JASTRE
Brunei : Summary of Acid Sulfate Soils 2008 CSIRO Australia
BSB Central Area and Gadong Improvement Plan DTCP
1998
BSB Development Master Plan Jabatan Bandaran Bandar Seri Begawan
Brunei Tourism Master Plan 2011 Brunei Tourism Development Department
Coastal Environmental Profile of Brunei Darussalam DOF
Coastal Resources of Brunei Darussalam DOF
Comprehensive Land Use Survey 2011-2012 – Brunei KBP/BPDC
Muara District
Comprehensive Land Use Survey 2011-2012 – KBP/BPDC
Mukim Serasa
Cultural Consideration in Vertical living in Brunei UBD
Darussalam, EAROPH 2011
Determining the Transit-Oriented Development’s B Canepa, Transportation Research Board
Walkable Limits
Development of ICD in Brunei Darussalam Ports Department
(powerpoint)
Dive in Brunei : A guide to Brunei’s diverse marine Brunei Tourism
environment
Economic Diversification in Negara Brunei The Centennial Group for CSPS
Darussalam 2007
Economic Diversification 2007 Melbourne Business School for CSPS
Economic Value of Walkability Victoria Transport Policy Institute, Transportation Research
Board
Energy White Paper Energy Department, Prime Minister’s Office, Brunei
Darussalam
Forest Land Management in Brunei Darussalam Muhd Safwan Abdullah Bibi Zaeidi Haji Berudin
Fostering Tourism to Diversify and Develop Small Professor C Tisdell : University of Queensland
Economies
Future Homes for the Nation, EAROPH 2011 HDD
Heart of Borneo, Project Implementation Framework, MIPR
Brunei Darussalam (Final Report : May 2008)
Integrated Management Plan for the Coastal Zone of DOF
Brunei Darussalam
Kampong Ayer Hill Park Plan DTCP
Kampong Ayer Improvement Plan Asasreka Akitek
Land Optimisation Strategy for Industrial and CSPS
Commercial Growth in Brunei Darussalam
Livable Cities WPAC
Lumapas and Pengkalan Batu Border Concept DTCP
Development Plan 2002
Mengkubau Pilot Housing Scheme Preliminary BEDB
Master Plan 2010
Meragang Beach Master Plan Feasibility Study 1995 MOD, Environment Unit
Muara Local Plan and Port Study 1998 DTCP
Mukim and Kampong Boundary Guidebook, Brunei Survey Dept
Muara District 2010
Mukim Serasa Local Plan DTCP
Inception Report 2011
App B-2
TITLE AUTHOR
Sectoral Study 1 : Macro Framework
Sectoral Study 2 : Population and Human
Resources
Sectoral Study 3 : Urban Economic Base
Sectoral Study 4 : Tourism and
Recreation
Sectoral Study 5(a) : Agriculture
Sectoral Study 5(b) : Fisheries
Sectoral Study 6(a) : Forestry
Sectoral Study 6(b) : Geology
Sectoral Study 7 : Natural Environment
Sectoral Study 8 : Land Use, Suitability
and Availability
Sectoral Study 9 : Settlement Patterns and
Growth Centres
Sectoral Study 10 : Housing, Commerce,
Community Facilities and Services
Sectoral Study 11 : Built Environment
Sectoral Study 12 : Roads, Traffic and
Transport
Sectoral Study 13 : Infrastructure
Sectoral Study 14 : Utilities
MSLP Proposals and Strategies Report
MSLP Growth Centres Report
MSLP Final Report
Mulaut Local Plan DTCP
Negara Brunei Darussalam Master Plan 1986 – 2005 DTCP
1 – Land Use and Land Suitability
2 – Population
3 – Crop Production
4 – Livestock Production
5 – Fisheries and Aquaculture
6 – Macro-Economic Framework
7 – Housing
8 – Forestry
9 – Geology and Mineral Resources
10 – Manpower
11 – Solid Waste Management
12 – Manufacturing Industry
13 – Water Resources and Flooding
14 – Water Supply
15 – Urban Drainage
16 – Sanitation and Sewerage
17 – Transportation
18 - Electricity Supply
19 - Telecommunications
20 – Computerisation Study
Special Report on Wildlife Conservation
and Management
Main Report: Brunei-Muara Development
Plan
Main Report: Executive Summary
Main Report: Main Volume
Main Report: Rural Areas Development
Plan
Outline Master Plan
Wildlife Conservation & Management (Vol.
I, - IV)
National Land Use Master Plan 2006-2025 DTCP
SP 1 – Economic Framework
SP 2 – Population & Socio-Economic
App B-3
TITLE AUTHOR
Development Trends
SP 3 – Manufacturing Industries
SP 4 – Agriculture, Fisheries and
Aquaculture
SP 5 – Tourism and Recreation
SP 6 – Geology, Minerals, Sand and Gravel
Resources
SP 7 – Forestry and Wildlife
SP 8 – Housing
SP 9 – Roads, Traffic and Transport
SP 10 – Water Resources and Supply
SP 11 – Drainage and Flood Control
SP 12 – Sewerage
SP 13 – Electricity
SP 14 – Telecommunications
SP 15 – Solid Waste Management
SP 16 – Natural and Built Environments
SP 17 – Master Plan Review, Land Use,
Land Suitability and Urbanisation
SP 18 – Information Technology in
Planning
SP 19 – Plan Implementation Strategies and
Institutional Framework
Final Report
National Drainage Master Plan 2006 JT/DHI
New irrigation Scheme to Increase Agricultural Dept of Agriculture
Production in Brunei Darussalam : Country Report for
APEC Conference 2012
Planning Guidelines and Standards for Commercial DTCP
Development
Planning Guidelines and Standards for Industrial DTCP
Development
Planning Guidelines and Standards for Residential DTCP
Development
Population Census 1981 Statistics Div EPU, MOF
Population and Housing Census Brunei Darussalam Dept Of Statistics, JPKE
2001- Preliminary Report
Preliminary Report on the Economic Census Dept Of Statistics, JPKE
Preliminary Report on the Population and Housing Dept Of Statistics, JPKE
Census 2011
Proposed ICD at Kuala Lurah (powerpoint) Ports Department
Report on Household Expenditure Survey 2010-2011 Dept Of Statistics, JPKE
Review of the Brunei Darussalam Drainage Master JKR
Plan Studies 2006
RKN 9 2007-2012 Brunei Govt
Sceptism stifles strata titles, , 4 July 2012 Brunei Times
Study to Formulate Strategic Direction for the Brunei Tourism Development Department
Tourism Industry 2011
Subok Ridge Heritage Park Plan 1998 DTCP
Summary Tables Of The Population Census 1981, Statistics Div. EPU MOF
1991
Temburong District Plan Final Report 2010 DTCP
The Implementation of Housing Policy in Brunei Khasnah binti Haji Panjang, 2004
App B-4
TITLE AUTHOR
The Report : Brunei Darussalam 2013 Oxford Business Group
Tourism as a Contributor to the Economic Professor Tisdell, University of Queensland
Diversification and Development of Small Economies
: Its Strengths, Weakness and Potential for Brunei
Darussalam
Tutong District Plan Draft Final Report 2011 DTCP
Vital Statistics 2010 MORA
Walkable Communities WSDOT
App B-5
App B-6
APPENDIX C
Brunei Muara District Plan : Study Team
ROLE NAME
DIRECTION/MANAGEMENT
Project Director Dato Idris Belaman
Director (Strategic Planning) Mark Windsor
Director (Civil Engineering and Infrastructure Planning) Dato Paduka Hj Noordin
PLANNING
Project Manager (Regional/Urban Planner) Jason Lee Poh Lee
Demographer and Urban Economist/Macro Economist Dr Tan Siew Hooi
Industrial Economist Lean Cheng Liat
Principal Planner (Review) Tony Parker
Urban Planning & Urban Design Advisor Lawson McCowan
Senior Land Use Planner Vernon Yen
Senior Planner James Durmisov
Urban Designer Gordon Rogers
Tourism and Economics Specialist Prof Clement Tisdell
ENVIRONMENT & RESOURCES
Senior Environmental Scientist Brad Comely
Senior Environmental Scientist Kieran Richardt
Environment Scientist Kristina Entwistle
Forestry Specialist Dr Aziz Bidin
Agricultural/Livestock Specialist Dr Ahmad Badri Muhamad
Geology and Mineral Resources Specialist Hj Khairul Anuar
Fisheries/Aquatic Specialist Gopinath Nagaraj
ENGINEERING
Principal Civil Engineer Yip Wai Woon
Senior Engineer (Roads) Tang Ung King
Engineer (Roads) Arnold Villavert
Senior Engineer (Water Supply/Resources) Khor Chai Huat
Senior Engineer (Drainage/Flood Control) Julien Jen Frachisse
Engineer (Sewerage/Waste Water) Chitra Balasubramaniam
Engineer (Telecommunications) John Burton
Senior Engineer (Electrical) Hj Zakaria Hj Abd Latif
Senior Engineer (Waste Management) Yong Teck Chin
Principal Cost Estimator Mary Khiu
Quantity Surveyor Divina Orenzo
TRAFFIC/TRANSPORT
Principal Transport Planner Goh Bok Yen
Senior Transport Planner Faridah Jamali
PLAN IMPLEMENTATION
Senior Land Valuer Francis Medlicott
Institutional/Implementation Specialist Vernon Yen
SPECIALIST PLANNING SUPPORT
GIS/Mapping Coordinator Steve Janes
Data Manager (GIS) Maria Christina Bajarias
Urban Landscape/Urban Design/Assistant Planner Wing Brett
Planning Assistant Design (GIS) Pg Sahar Pg Hj Omar
App C-1
App C-2

Brunei Muara District Plan (2015)

Uploaded by

Document Information

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Brunei Muara District Plan (2015)

Uploaded by

Copyright:

Available Formats

BRUNEI MUARA DISTRICT PLAN