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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)
Town and Country Planning (Amendment)
Act 1995 (Act A933)
Town and Country Planning (Amendment)
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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ZONING DISTRICTS IN DEVELOPMENT PLANS
KLDCP 2008 ZONING SCHEDULE
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ZONING DISTRICTS IN DEVELOPMENT PLANS
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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)
PLANNING FOR SAFE COMMUNITIES
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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.
PLANNING FOR SAFE COMMUNITIES
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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
mip@mip.org.com/lizahashim@gmail.com
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
PLANNING FOR SAFE COMMUNITIES
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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
PLANNING FOR SAFE COMMUNITIES
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