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He stressed that redevelopment initiatives must be spearheaded by government authorities to ensure cohesive planning and alignment with public needs.
Without a clear, government-led master plan, the process risks becoming fragmented, chaotic, and even socially divisive, he said.
Only when the government has outlined which areas should be redeveloped and why shoould private players be brought in.
According to Dr Rafick, a top-down approach is essential to ensure urban renewal efforts address broader public priorities such as transportation, education, and healthcare infrastructure, not merely private profit.
He also warned that inadequate planning for increased population density, including roads, schools, and public transport, would only replicate the shortcomings of older developments in new ones.
While he acknowledged that developers bring valuable town planning expertise, Dr Rafick stressed they should play a supporting role after public policy and direction are firmly in place.
"Without this, redevelopment efforts tend to be fragmented, with small groups of owners trying to strike private deals, which can trigger issues such as race sensitivities and public confusion," he added.
Speaking at a forum titled "Resilient Cities, Sustainable Futures: Transforming Urban Landscapes through Sustainable Renewal" here recently, Dr Rafick also emphasised the responsibility of residents in urban renewal.
He said that redevelopment is meaningless if homeowners neglect basic duties like paying maintenance fees, which often causes even new developments to deteriorate.
The forum comes as Malaysia assumes the presidency of UN-Habitat and prepares to introduce the Urban Renewal Act (URA), a legislative framework designed to revitalise ageing urban areas amid rising population pressures, climate challenges, and deteriorating infrastructure.
Malaysian Institute of Planners president Datin Mazrina Abdul Khalid said the URA presents an opportunity to address the shortfall in affordable urban housing and improve urban safety by transforming old neighbourhoods into walkable, accessible, and vibrant spaces.
She said redevelopment can also address safety concerns by transforming ageing areas into walkable, accessible, and vibrant communities.
Mazrina also highlighted the opportunity to expand green spaces and integrate low-carbon, eco-friendly features.
"Urban renewal, whether through redevelopment or regeneration, offers a chance to build more sustainable, climate-conscious environments," she said.
REHDA Institute chairman Datuk Jeffrey Ng Tiong Lip described the current moment as a turning point for Malaysia's urban landscape.
"Urban renewal is no longer a niche policy matter. "It is a national imperative," he said.
With nearly 75 per cent of Malaysians living in urban areas, many in ageing neighbourhoods built in the 1960s and 1970s, the country faces systemic challenges such as deteriorating infrastructure, inefficient land use, and declining liveability.
"These issues pose serious risks to the future of our cities," he warned.
Ng stressed that renewal must go beyond demolition and reconstruction.
"It must be people-first, place-based, and purpose-driven," he said in his closing remarks.
Ng said the forthcoming Urban Renewal Bill, formulated by the Ministry of Housing and Local Government, marks a significant milestone. Crucially, the bill will empower communities, homeowners, families, and residents to drive change.
"Developers will be partners, not masters, of transformation," Ng said, adding that this marks a significant shift from top-down urban planning to collaborative, community-led city-making.
