TRANSACTIONS (CHAPTER 10 OF LISTING REQUIREMENTS) : NON RELATED PARTY TRANSACTIONSJOINT VENTURE BETWEEN ENCORP DEVELOPMENT SDN. BHD., AN INDIRECT WHOLLY-OWNED SUBSIDIARY OF ENCORP BERHAD ("ENCORP" or "THE COMPANY") AND IPMUDA PROPERTIES SDN. BHD. ("IPSB") TO JOINTLY DEVELOP A PIECE OF LAND OWNED BY IPSB ("JOINT VENTURE")