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Development Control and Guidelines

By

Norliza HashimMalaysian Institute of Planners

30thOctober 2008Sheraton, Subang Jaya

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DEVELOPMENT CONTROL

What is Development Control?

Development Control or Planning Control is the element of the Malaysiassystem of Town and Country Planning through which local governmentregulates land uses and new building. It relies on the "plan-led system"

whereby Development Plans are formed and the public consulted.Subsequent development requires Planning permission, which will be

granted or refused with reference to the Development Plan as a materialconsideration.

Development means the carrying out of any building, engineering, mining, industrial,

or other similar operation in, on over, or under land, the making of any material

change in the use of any land or building or any part thereof, or the sub-division or

amalgamation of lands; and develop shall be construed accordingly;

Planning Permission means permission granted, with or without condition, to carry

out development;

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TOWN AND COUNTRY PLANNING IN MALAYSIA

Regulates and forms the planning system in

the country.

The Federal Constitution- Concurrent matter under 9th Schedule.

ACT 172 - TOWN AND COUNTRY PLANNING

ACT 1976, Rules and Regulations under

Act 172

Town and Country Planning Act 1976 (Act

172)

Town and Country Planning (Amendment)

Act 1993 (Act A866)


Act 1995 (Act A933)


Act 2001 (Act A1129)

The Town and Country Planning Act 1976 (Act 172) states that:

Sect 19 (1) No person, other than a local authority, shall commence, undertake, or carry out anydevelopment unless planning permission in respect of the development has been granted to him

under Section 22 or extended under section 24 (3).

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MALAYSIAS DEVELOPMENT PLANNING SYSTEM

NATIONAL MISSION

Vision 2020

Ninth Malaysia PlanNational Urbanisation Policy

National Physical Plan

State Structure Plan

Local Plan

Regional Growth Development

Area

Special Area Plan

National Planning Physical CouncilChairman ; Prime MinisterSecretariat : DG TCPD

State Planning CommitteeChairman ; Chief Minister

Secretariat SD TCPD

State Planning Committee

Local Planning AuthorityChairman ; Chief Minister

Secretariat : SD TCPD

State Planning Committee

Local Planning Authority SD or

Town and Country Planning Department

Regulate urban growth and development to

achieve a balanced and sustainable urbandevelopment.

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SELANGORS STATE DEVELOPMENT VISION

Selangor States Vision

SELANGOR AS A DEVELOPED STATE

2005In Line with

Selangor Sustainable Development StrategiesEconomic Reformation and When Development Takes Into Consideration The

Serious Impact On The Environment, Natural Resources and The LocalCommunities

Selangor Agenda 21A Comprehensive Action Plan That Translate The States Sustainable Policies To

Various Programmes and Activities That Shall Be Undertaken At AllAdminisitration Levels

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NUP GOAL :TO CREATE A VISIONARY CITY WITH A PEACEFUL COMMUNITY AND LIVINGENVIRONMENT THROUGH SUSTAINABLE URBAN DEVELOPMENT.

The NUP will be the main thrust for all urban planning and development activities in PeninsularMalaysia including development plans at the state and local level.

This policy will outline the thrust, policy, measures and implementation plan to coordinate and

manage the urbanisation process of the country.. particularly to handle the increase in the urban population by 2020 with emphasis on balancing the social, economic andphysical development within urban areas.

NATIONAL URBANIZATION POLICIES

THRUST 1: AN EFFICIENT AND SUSTAINABLE URBAN DEVELOPMENT.

THRUST 2 : DEVELOPMENT OF AN URBAN ECONOMY THAT IS RESILIENT, DYNAMIC AND COMPETITIVE.

THRUST 3 : AN INTEGRATED AND EFFICIENT URBAN TRANSPORTATION SYSTEM.

THRUST 4 : PROVISION OF URBAN SERVICES, INFRASTRUCTURE AND UTILITY OF QUALITY.

THRUST 5 : CREATION OF A CONDUCIVE LIVEABLE URBAN ENVIRONMENT WITH IDENTITY.

THRUST 6 : EFFECTIVE URBAN GOVERNANCE.

SELANGORS SUSTAINABILITY AND THE NUP

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REINVENTING PLANNING

Todays Urban Issues :

Increase urban population

(in-migration)

Urban poverty,

Crime in the city

Urban heat islands in the urban

areas

New Urban Planning

Paradigm shift to managing human

settlements

Proactive and Focused on

Sustainability

Connecting People, Economicopportunity and environment

TRADITIONAL PLANNING

PHYSICAL PLANNING(left behind by urban change)

NEW URBAN PLANNING

- Innovation, Knowledge Transfer

and Capacity Building of 21st

century urbanisation

DEVELOPMENT MANAGEMENT

- Advocates best practices,

involves public in decision making

DEVELOPMENT CONTROL(Planning Control)

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NEW URBAN PLANNING

MEETING NEW NEEDS INDEVELOPMENT

Public Consultation

DEVELOPMENT PLAN

Flexible and Adaptable toChanges Dynamic

High Level of Compliance

Design Guide Plans and

Design Guidelines

DETAIL PLANS Urban Design3rd

Generation Plan Making

PLAN MAKING New Products New Standards

Innovative Solutions

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ZONING DISTRICTS IN

DEVELOPMENT PLANS

Objective1. To allow flexibility in the

zoning system to

accommodate changes

in addressing challenges

of rapid urbanization;

2. To respond to new

emerging trend in

development such asmixed use development

etc.

USE CLASS SCHEDULE[An Example : City of Portland,

Zoning District]

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ZONING DISTRICTS IN

DEVELOPMENT PLANS

USE CLASS SCHEDULE[An Example : City of Austin]

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ZONING DISTRICTS IN DEVELOPMENT PLANS

USE CLASS SCHEDULE[An Example : City of Kuala Lumpur]

20.

19.

18.

17.

16.

15.

14.

13.

12.

11.

10.

9.

8.

7.

6.

5.

4.

3.

2.

1.

White Zone (community facilities andinfrastructure / utility)

WZ

Public Open SpaceOS1

Private InstitutionalPI2

Public InstitutionalPI1

Technology ParkTP

Public HousingPH

Residential 3R3

Residential 2R2

Established Housing AreaEHA

Mixed Use Commercial IndustryMXCI

FR

OS2

I

R1

MXR

MXC

C

NCC

DCC

CCC

Commercial

Forest Reserve

Private Open Space

Industrial

Residential 1

Mixed Use Residential

Mixed Use Commercial

Neighbourhood Centre Commercial

District Centre Commercial

City Centre Commercial

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KLDCP 2008 ZONING SCHEDULE

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Plot Ratio Control for Residential,Commercial, Industrial & Mixed-Use

Development.

Plot Ratio controls allows for better FloorArea Requirement (FAR) control wheremaximum allowable built up is alreadygenerated from the plans.

INTENSITY CONTROL IN PLANNING & DEVELOPMENT

Tasik

Perdana

Hospital Kuala

Lumpur

KLCC

BukitBintang

Pudu

KL Tower

Masjid

Negara

Max 8

Max 7

Max 4

Max 6

Max 5

Max 3Max 2

Max 0.5

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Urban Design particularly focuses on the design of that part

Building in the first few stories as well as adjacent

landscaped areas, trees and sidewalks

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Urban Design particularly focuses on the design of thePublic Realm parks, plazas and streets

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PRE-COMPUTATION AND SITE INFO LOCAL CONTEXT

HORIZONTAL CONTROL ZONE LANDSCAPE CONTROL ZONE

Visibility/Clear Cone

Vehicular Lay-by

Pedestrian Crossings

Bus Stop

Kerb Cut Zone

Traffic light

Tree Line

Sidewalk

Traffic lane/flow

Buildable areaLot Boundary Line

KEY

Special Wall Treatment

Parking Access

Service Zone

Pedestrian Access

Vehicular Access

Ground Floor Perimeter Verandah

Preferred Lobby Location

Build-To-Line

Setback Line

Lot Boundary Line

KEY

Surface Parking Zone

Open space coverage

Drop off zone

Lot Boundary Line

KEY

3RD GENERATION PLAN MAKING

SCHEMATIC URBAN DESIGN AND PLOT BRIEF

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UNDERSTANDING GROSS FLOOR AREA

THE GFA AND INCENTIVES FOR BETTER BUILT ENVIRONMENT

GFA or Gross Floor Area refers to the total built up area of a building allowed on a plotof land.

The GFA includes all covered floor areas of a building, except otherwise exempted anduncovered areas for commercial uses are deemed as Gross Floor Area of the building.Gross Floor Area is measured on the overall dimensions of the building or part of thebuilding on each floor below and above ground and includes internal and externalwalls.

It includes :

Stairs and lift shafts

Corridor and covered passages by which

there is no public right of way

Conference rooms, board rooms, directors

rooms, assembly rooms and libraries.

Computer room Changing rooms and lavatories

Canteens, restaurants, kitchens etc

Basement with activity generating uses

It excludes :

Basement car and motorcycle parking

accommodations

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UNDERSTANDING GROSS FLOOR AREA

THE GFA AND INCENTIVES FOR BETTER BUILT ENVIRONMENT

Differentiating GFA and Non GFA Area

Non GFA areas must promote :-Public realms/spaces for public use within buildings.Spaces that contributes towards public access andconnectivity eg linkways between buildings .Spaces that enhances micro climate of the area eg.

Sky terraces, roof gardens, balconies (that encourageheat exchange), overhangs that provides shade andcomfort to pedestrian walkways.

GFA Schedule
http://e/SEMINAR/GFA.dochttp://e/SEMINAR/GFA.doc

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PLANNED COMMUNITIES

- PLAN FOR WORK, LIVE AND PLAY

Develop Catalyst projects that generateemployment local or regional scale of

employment. Catalyst project that create demand for

variety of types of housing

Create sustainable densities that create

demand for retail activities, use of

amenities as well as demand for public

transport.

Eg. Springfield Site Area 2860 hectares (7.4 km x 5.7 km) Projected pop 60,000

Current pop 12, 480

Includes a number of developments such asSpringfield Lakes, Brook water, Springfield,Bridgewater Chase

320 hectares Springfield Central town centre includeseducation precinct, health precinct

USQ campus, student accommodation village, childcare facility

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SYNERGY OF CLUSTER & SUPPORT SERVICES

PRELIMINARY ESTIMATES -INDICATIVEDIRECT JOBS CREATED

FUSION POLEProposed Theme Park: 800Proposed R&D Park: 6,200

Multimedia & R&D 6,000

International Trade

& Exhibition: 500

Hotels & retailing: 1,800

Commercial & Business 28,800

Transport Terminal 100

Cumulative Total: 44,200

FREIGHT VILLAGEManufacturing SME 4,300

Logistics & Warehousing 5,000

Truck Park 100

Transportation Terminal 100

Commercial Center 7,800

Cumulative Total : 3,500

WELLNESS & MEDICAREMain Hospital 1,200

Specialist Geriatric Hospital 600

Specialists Outpatient 4,400

Nursing Home & Palliative 200

Laboratories, Day Care 4,100

Training & Education 2,100

Wellness Center 1,300

Spas, Hotels, Entertainment 1,400

Local Commercial Centers 5,400

Medical Manufacturing 4,700

Research Incubators 1,500

Golf Course/Private School 100

Retirement Villages 200Cumulative Total: 27,200

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VARIETY IN HOUSING TYPES

Provides Choice for Communities

Mixed Densities - Cross subsidiesdevelopment

Create interesting built environment

Better social integration

HOUSING CHALLENGES

Housing density

- need for increase in density (regionalplan)

Housing diversity

Cater to changing housing needs ofdifferent demographic groups

Affordable Housing

Challenge to provide affordable housing

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AFFORDABLE HOUSING

Current Provision of Low Cost HousingPolicy

- 30 % Low Cost- 20 : 10 : 20 Ratio

PROMOTE ALTERNATIVE SOLUTIONS TO LOW COST HOUSING

Mixed Income Housing Mixed Use Affordable Housing and Commercial

Non-Market Housing

Enhance Quality of Living

Shared Community Facilities

Making provision more viable

Caters also for transient population Reduce squatters and slums within inner city

A O A O S G

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AFFORDABLE HOUSING

Locate within high density area forInner city affordable housing area.

Near Public Transport Routes

Non-Market Housing to be undertaken

by PBT or specific government

agencies

Mixed Income Housing has mixed ratio

between the 20:20:10 within one area

or Mixed with other types of Housing

i.e. 20 + Medium Cost, 20 + High Cost

etc.

Mixed Use 50 Residential : 50

Commercial Ratio for Highly urban

area or 70 R : 30 C for semi-urban area

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PLANNING FOR MIXED USES

Why Mixed Use

1. To encourage residential uses inUrban Areas.

2. To support development ofpublic transport network.

3. Cost effective development.

4 Common Categories of MixedUse Zones

1. Mixed Use Commercial Zone[Predominantly commercial]

2. Mixed Use Residential Zone[Predominantly Residential)

3. Mixed Use Zone [Commercial,Residential and Service Industry]

4. Mixed Use Commercial &Industrial Zone

KEY ISSUES IN IMPLEMENTATION

No such provisions under theNLC.

No planning guidelines to caterfor mixed uses eg. parking

guidelines etc. The need to control intensity by

GFAs as against densities.

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4m2m

4m2m

15m

PLANNING FOR MIXED USES

Onsite Courtyards & Landscaped AmenitySpaces

Sidewalk & Setback Dimensions +

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PLANNING FOR SOHO

What is SOHO?

1. Small Office Home Office andpeople who works fromuntraditional office.

2. SOHO is predominantly for office

use, where residential use isallowed ancillary to the officeuse.

Common Characteristics

Flexible Spatial Layout Residential-quality finishes

Determine Business Types

No of employees unlimited

KEY ISSUES IN IMPLEMENTATION

No planning guidelines to cater forSOHO

The first of its kind and only purpose-built office

homes in Singapore, SOHO (Small Office Home

Office) at Central is a new and innovative workspace

prototype: office units of approximately 50 to 110sq m

that can double up as cozy living spaces.

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Energy Efficiency Through Passive Design.

Reduce Energy Consumption In Buildings.

Enhance user comfort

Innovative and efficient design that considers energy conservation.

Low energy housing, electricity saving, district heating & renewal energy

PLANNING FOR ENERGY EFFICIENCY

WATER

Rainwater harvesting by collectingrainwater in water tank forgardening, washing and toiletflushing.

VENTILATION

Jackroof design to

facilitate stack effect. Hot

air rises and cool air

rushes in to take its place

VENTILATION

TimberlouvresINSULATION

Tinting cuts down solar

heat gain into building

Application of cooling techniques-Jack roof design that creates a stack effect

allows for air exchange.

- Use timber louvers

- Large overhangs- Tinting of glass

Rainwater Harvesting Reuse Water

KEY ISSUES INIMPLEMENTATION

Incentives needed

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PLANNING FOR SAFE COMMUNITIES

Is Gated Community The Solution Towards a Safe Community?

Gated Community Key Features

Security by CCTV Surveillance by Security ServicesManagement Corporation Efficiency? Cost? And Who Regulatesthem?

Create Exclusive CommunityBig box - reduces permeability and discourage walkability beyondgated areaCommunity facilities exclusive use and 2nd hierarchies facilities only

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CPTED is acrime prevention philosophy based on proper designand effective use of the built environment leading to a reduction in

the incidence and fear of crime, as well as an improvement inquality of life[1].

[1] New Zealand Ministry of Justice, National Guidelines for Crime PreventionThrough

Environmental Design for New Zealand.

ACTION IMPLEMENTATION

Community participation andpartnership

Applying CPTED to existingfacilities and public initiatives

Regulatory initiatives

An Urban Design Framework

together with a comprehensive set

of Urban Design Guidelines to ensure

public safety and health anddesignate a body responsible fo

implement and coordinate with

other relevant authorities.

i.e

Community Participation and Partnership LPA can actas facilitator and work in partnership with the followingagencies/bodies to develop Safe City Initiatives for thecities. (e.g. Malaysian Crime Prevention Foundation,Police, Residents associations, Special interest groups.)

Applying CPTED to Existing Facilities and Public Initiatives

In implementing CPTED, an action plan and priorityareas for action should be formulated. Priority areas arepublic spaces including:- Public car parks, Public toilets,Bus stops and shelters, Pedestrian paths, alleyways andcycle routes

Regulatory Initiative - These design principles shouldform part of the comprehensive urban design guidelinesfor a City.

LOCAL AUTHORITY POLICIES

Crime Prevention through Environmental Design (CPTED)


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Storefrontnearstreet

Houses addressing street

EXTERIOR BUILDING DESIGN

Buildings design and treatment can minimize crime byreducing opportunities for entrapment, concealment and

vandalism.


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PROVIDE PEDESTRIAN NETWORK

STREET A - Public AccessPedestrian Priority30 feet

STREET B - Private AccessEntrance to Properties30 feet

STREET A - Public Access50 feet

Key Issue

Double Frontage

30 feet Road shall not be maintained by PBT

PROTECTING GREEN FIELDS

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PROTECTING GREEN FIELDS

Setting Urban Limits

Transfer Development Rights

Incentives for Brownfield Sites higher densities and plot ratio

Primary Urban Promotion Area

Secondary Urban Promotion Area

Agriculture and Tourism Promotion

SINGAPORE

Tg. Langsat

Johor

Bahru

Tg. Pelepas

Kulai

Skudai

Ulu Tiram

Nusajaya

DAERAHKOTA TINGGI

DAERAH

PONTIAN

Economic and Spatial Initiatives

Secondary Promotion Areas

The main nodes are:-

Aviation Logistic hub and airport in Senai; andUniversity Technology Malaysia in Skudai

Agriculture and Tourism Promotion Areas

Protects Environment

Supports Food Industry ClusterEnhanced village settlements with Infra & Utilities

PARTICIPATORY PLANNING PROCESS

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PARTICIPATORY PLANNING PROCESS

Participatory planning is fundamental to building a new and

more inclusive planning practice.

Participatory planning moves towards creating apartnership in planning

It is also a Reformation of how our organizations can work

with each other,

Participatory planning also provides for a plan that wouldreflect upon local values and will be specially designed

specially for that community,

Empowerment to the Public to decide on how they shouldlive.

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The Mayor

CO-OPERATIVE PLANNING

TheDeveloper

Public/Private Designers

The Community

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JOINT DESIGNEXERCISES

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THANK YOUwww.mip.org.com

[email protected]/[email protected]
http://www.mip.org.com/http://www.mip.org.com/

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Selangor fastest growth in GDP i.e. 6.4% per

annum; Highest mean monthly income @ RM 5175.00;

Selangors population is 4.26 million in 2005 @

a density of 5 persons/ha (Petaling 24.4

persons/ha) Highest growth rate @ 6.1%(1991-

2000);

Urbanisation rate is second highest after Kuala

Lumpur @ 88.4% in 2005 and targeted to be

89.1% in 2010;

Selangor as part of Kuala Lumpur Conurbation;

KLIA Planned As A Major Hub to support 100million passengers;

Port Klang serves as the nation's

transshipment port and distribution centre.

SELANGORS URBANIZATION SCENARIO

ADOPT UNIVERSAL DESIGN GUIDELINES

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ADOPT UNIVERSAL DESIGN GUIDELINES

The design of the built environment, which includes internal and external of buildings and

pedestrian facilities, shall cater for a barrier-free environment to cater for the independence,convenience and safety of all people.

The design for barrier free shall include the followings:

Urban design consideration for barrier free environment Designing a barrier free building Providing an accessible public transport system

Urban Design Consideration for Barrier Free Environment

Obstruction to path of travel Signage Design Design of Pathways

Standards for Curb Ramps Pedestrian Crossing and facilitiesParking provision and

design standard

DESIGN FOR THE PHYSICALLY CHALLENGED

CREATING IDENTITY

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CREATING IDENTITY

Todays Popular Feature of Townships

Golf Course Parks and Landscape features

Water Features Gated and Security

Great Architectural concepts Balinese, Tropical, Modern

Lifestyles

USE LOCAL IDENTITY T0 DIFFEREINTIATE DEVELOPMENT

Heritage Value Conserve Natural Land Feature/Profile

Local Culture


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PROVIDE GOOD LIGHTING STANDARDS

Lighting can increase the perception of safety and

deter crime. Lighted area allows people to have own

surveillance of the area and provide consciousnessto the criminal that the crime can be witness by other

people.

Provide wide circle of illumination that meets the text and


Documents

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