INTRODUCTION TO CONSTRUCTION INDUSTRY [QSB 3415]

FOUNDATION IN NATURAL BUILT ENVIRONMENT (FNBE) MARCH 2015

FINAL PROJECT – DEVELOPMENT PROCESS (INDIVIDUAL)

PREPARED BY : DANICA GAN JIA-EN 0323708

TUTOR : MS ANN SEE PENG

SUGGESTION AND PROPOSAL OF THE PROJECT

The purpose of this proposal is to develop an empty land, choosing a suitable type of construction depending on its surroundings. The type of construction has to be considered wisely as the different types of construction might give different impact to the surroundings. The project that I want to propose is a religious designated area, which is to build a church. A religious designated area is a piece of land which is commonly developed into religious buildings such as churches, temples or mosques.

RATIONALE OF THIS PROPOSAL

The purpose of this project is to provide the public with a place to worship and teach believers on spiritual education. One should not only grow physically and mentally but also spiritually. After doing some site analysis, I realised that there are sufficient commercial areas, residential areas, recreational areas and industrial areas around my site. It is also not suitable to turn this piece of land into an agriculture area due to the surroundings. To make it into a tourism spot is also not advisable because this land is situated in the midst of a residential area and it might cause a lot of inconvenience for the residents. Currently, there is a mosque in USJ 12 which is about 5 kilometres away and there is also a Hindu temple about 2.4 km away. Furthermore, there are no other religious buildings around this neighbourhood. Thus, this proposal seems to be appropriate and rational.

BENEFITS OF THIS PROJECT

This project will benefit in the following ways:

1. Provide a place of worship for believers2. Enhance spiritual education in the neighbourhood3. Cultivate a peaceful and harmonious environment

IMPACT TOWARDS THE SURROUNDINGS

More customers, more income

More customers, more income and more events

Roads get busier

More people will use it for church activities

More customers, more income

Christian students can attend Youth service in church

Christian workers can attend church services

ACCESSIBLITY

Accessibility to a place is very crucial as it plays an important role to help one get to a certain place at ease with many alternative routes. The proposed site is located at a point where it is easily accessible by people from all directions. Other than getting access to the site, access to other facilities is also available as well. From the proposed site, accessibility is as shown below:

DRIVING ROUTE WALKING ROUTE

DRIVING ROUTE

1. Factories (A to B) : 6 minutes by car2. Petrol Station (A to C) : 2 minutes by car3. Persiaran Tujuan (A to D) : 3 minutes by car4. School (A to E) : 6 minutes by car5. ELITE Highway (A to F): 6 minutes by car6. Shopping Mall (A to G) : 7 minutes by car

WALKING ROUTE

1. Park (A to B) : 4 minutes by walking2. Commercial Area (A to C) : 1 minute by walking

SITE PLAN

The black coloured area with the red mark is the proposed site. It is a 70m × 50m (3500m²) empty land. The type of project that I am proposing is a religious building, which will be a church for approximate 1800 people. This building will have 5 floors: 2 lower ground floors, 1 ground floor, and 2 upper floors. The two lower ground floors are the car park area, while the ground floor is where the utilities are. Last but not least, the two upper floors are where church services and activities will be held.

BUBBLE DIAGRAM

MASTER PLAN

GROUND FLOOR

1 ST AND 2 ND FLOOR

FACILITIES

BOOKSHOP

This bookstore is to provide convenience for people to get reading materials for adults and children, gifts and many other things.

CAFETERIA

Serves food for the church congregation and general public and also provides catering services for conferences and events held in the church.

LIBRARY

Christian resources are the core for growth, maturity and transformation. Therefore, great books, CD’s and DVD’s are available for the people to encourage deepening of faith.

OFFICE

A place where pastors, seniors of the church and church workers have meetings and do their work.

CLASSROOMS

Classrooms are available for religious teaching of different group ages.

AUDITORIUM

Place where worship sessions, services, and concerts are held and can fit up to 1800 people.

LOBBY

This area is a welcoming hallway to welcome visitors and lead them to the main auditorium.

INDOOR PLAYGROUND

An indoor playground is available for children to play in while waiting for their parents.

PROFESSIONS INVOLVED

ARCHITECT

creating building designs and detailed drawings liaising with construction professionals about the feasibility of potential projects working around constraining factors such as town planning legislation, environmental impact

and project budget applying for planning permission and advice from governmental new build and legal

departments writing and presenting reports, proposals, applications and contracts choosing the materials to be used and specifying the requirements for the project adapting plans according to circumstances and resolving any problems that may arise during

construction making sure the project is running according to schedule and budget travelling regularly to building sites, proposed locations and client meetings

LANDSCAPE ARCHITECT

surveying sites discussing requirements with clients writing reports creating plans, designs and drawings producing contracts and estimated costs presenting proposals to clients for approval and agreeing on timescales overseeing projects as they progress

QUANTITY SURVEYOR

seeking funding sources and submitting bids carrying out feasibility studies preparing plans, contracts, budgets, bills of quantities and other documentation performing risk analysis evaluations writing reports preparing and submitting final accounts making valuations arranging payments to suppliers and contractors providing advice and forecasts about costs

SURVEYOR

evaluating the property and land surveys liaising with other professionals, such as estate agents writing reports (often technical) advising clients providing legal advice and evidence for court cases overseeing building work

STRUCTURAL ENGINEER

preparing reports, designs and drawings

making calculations about loads and stresses selecting appropriate construction materials providing technical advice obtaining planning and/or building regulations approval liaising with relevant professional staff monitoring and inspecting work undertaken by contractors administering contracts managing projects inspecting properties to check conditions/foundations

PROJECT MANAGER

representing the client's interests

providing advice on the management of projects

organizing the various professional people working on a project

carrying out risk assessment

making sure that all the aims of the project are met

making sure the quality standards are met

recruiting specialists and sub-contractors

overseeing the accounting, costing and billing

CIVIL ENGINEER

undertaking technical and feasibility studies including site investigations

developing detailed designs

undertaking complex and repetitive calculations

liaising with clients and a variety of professionals including architects and subcontractors

compiling job specs and supervising tendering procedures

resolving design and development problems

managing budgets and project resources

scheduling material and equipment purchases and deliveries

making sure the project complies with legal requirements

assessing the sustainability and environmental impact of projects

ensuring projects run smoothly and structures are completed within budget and on time

ELECTRICAL ENGINEER

preparing and agreeing project specifications, budgets and timescales with clients

implementing designs

creating test procedures

testing, evaluating, modifying and re-testing products

writing reports and documentation

analyzing and interpreting data

BUILDING SERVICES ENGINEER

designing the layout of energy distribution, water pipes and ventilation systems

assessing whether a site is suitable for construction

identifying the materials and equipment to be used in the various systems

drawing up plans, writing briefs and reporting on progress

carrying out tests on systems and making changes to plans where necessary

monitoring the installation of services and managing their maintenance once the building is completed

making sure that all building services meet health and safety requirements and environmental legislation.

negotiating contracts with clients

liaising with plumbers, electricians, surveyors, architectural technologists and other construction professionals

giving presentations and writing reports highlighting the practical implications of the architect's designs

promoting energy efficiency and other sustainability issues

managing teams of people

CONSTRUCTION MANAGER

preparing the site and liaising with other construction professionals such as architects, engineers, buyers, estimators and surveyors before construction work starts

developing the program of work and strategy for making the project happen

planning ahead to prevent problems on site before they occur, for example, planning the delivery and storage of equipment and materials

making safety inspections of the site when work is underway and ensuring regulations relating to health, safety and the environment (HSE) are adhered to

overseeing the running of projects

to planning smooth work flows by using construction management software packages

communicating with a range of people including the client, subcontractors, suppliers, the public and the workforce

MECHANICAL ENGINEER

assessing project requirements

agreeing budgets, timescales and specifications with clients and managers

liaising with suppliers

solving problems that arise

undertaking relevant research

producing and implementing designs and test procedures

measuring performance of mechanical components, devices and engines

testing, evaluating, modifying and re-testing products

writing reports and documentation

providing technical advice

analyzing and interpreting data

TOWN PLANNER

making use of population trends, to predict the demands that will be made on an area, whether urban or rural

liaising with the public and counselors, attending public meetings about planning issues, such as proposals for a new road or school

applying knowledge of the legal issues associated with land use

making policies and implementing them

working both indoors and outdoors and presenting evidence at meetings

analyzing and evaluating other peoples' evidence objectively

preparing reports and plans relating to a variety of projects – from house extensions to international airports

INTERIOR DESIGNER

developing initial ideas and acquiring key information about potential projects, discussing requirements in detail with clients (the brief) and setting project schedules

understanding clients' needs and the needs of the people using the building, developing design concepts in consultation with the client and establishing final briefs

evaluating the materials and costs according to set budgets and negotiating project fees

conducting feasibility studies for projects

researching and gathering information and photographs relating to the project

producing 'sample' or 'mood' boards for presentation to clients

sourcing products, e.g. fittings, furniture, lighting, finishes, decoration and dressing, and providing samples for clients

preparing detailed working drawings, designs, plans, models and schemes

surveying buildings

supervising work at the design stage and on site

working closely with quantity surveyors to establish costs and work schedules on larger projects, with architects and other design professionals to determine the best use of space, and with manufacturers and contractors

BUILDING CONTRACTOR

bearing responsiblity for completing a building project on time and within a budget

overseeing teams of contractors and subcontractors who are doing the work

filling out the necessary paperwork and adhere to local, regional or national guidelines.

overseeing the building of a new structure, renovation of a historic building or remodeling of an existing house

GEOTECHNICAL ENGINEER

assisting with the design of built structures, using specialized computer software or calculations

collecting data and producing reports

overseeing the progress of specific contracts

planning detailed field investigations by drilling and analyzing samples of deposits/bedrock

supervising site and ground investigations

making visits to new project sites

advising on and testing a range of construction materials, for example sand, gravel, bricks and clay

making recommendations on the proposed use of a site and providing information

advising on problems such as subsidence

managing staff, including other engineering geologists, geotechnical engineers, consultants and contractors

attending professional conferences and representing the company or organization at other events

PROCESS AND PROCEDURES FOR THE APPLICATION OF PLAN APPROVAL

Successful development of a project is crucial to all project stakeholders. Meeting the deadline to complete a project will be an added advantage for both the developer and the land owner. Project development will encounter some form of project life cycle (PLC). A typical PLC of a developmental project comprises of an initiation and planning phase, construction phase and post construction phase. The implementation of the one-stop-centre (OSC) by the Ministry of Housing and Local Government (MHLG) nationwide in April 2007 has successfully improved the delivery system of the planning process. As a result of the MHLG bold step, a more systematic planning process have benefited developers, consultants and the authorities. It is imperative that everyone involved should comply to the guidelines, rules and regulations stipulated in the standard manual drawn by the Department of Town and Country Planning (DTCP) and the MHLG to ascertain a smoother planning approval process. In the long run, all these moves implemented by the government should attract more foreign direct investment (FDI).

PROJECT DEVELOPMENT

The close of a development project or the post developmental stage is when the completed property is handed over to the owner as required and stipulated by the Housing Development Act (HDA, 2010). The flow of activities starting from the inception right up to the delivery of a completed property plays a pivotal role in the planning of property development. A brief overview of a typical planning process in Malaysia, covering the legislature in the planning process, the development plan and general implementation of development plan, is as follows.

LEGISLATURE IN THE PLANNING PROCESS

The laws, procedures and guidelines pertaining to the property development process in Malaysia are quite extensive. There are over fifty (50) laws and guidelines that may either be initiated or pose a constrain on decisions when undertaking a property development project. Those most pertinent and crucial laws to be complied to include the National Land Code (NLC) 1965 (NLC, 2008), the Town and Country Planning Act, 1976 (Act 172), the Government Act 1976 (Act 171), Uniform Building By Law 1984 (UBBL), the Street, Drainage and Building Act 1974 (Act 133) and the Environmental Quality Act 1984. A very important tool used to manage land development is planning control, referred to in Part IV of the Town and Country Planning Act (TCPA), 1976 and planning guidelines. In Section 19, the TCPA states that “no person, other than the local authorities, shall, commence, undertake, or carry out any development unless planning permission in respect of the development has been granted to him under Section 22 (treatment of application or extended under Subsection 24 (3) (lapse of planning permission)” (LOM, 2006).

DEVELOPMENT PLAN

Various development plans (that is, the national physical plan, a structure plan, a local plan and a special area plan) have been formulated under Part III of the TCPA (TCPA, 1976) in order to guide decision makers when processing planning permissions. These plans form the overall policies for future land development and are used to establish zoning and planning standards concerning public facilities requirements, roads, open spaces, building setbacks, number of car parks etc. Basically, a layout plan that has been submitted must comply with the national and physical plan, the state structure plan, the local plan, a special area plan and all plans approved by the local authorities of the governing state. The submitting party is also required to comply with a pre-determined zoning requirement, strategic policies and government policies. For example, in the state of Selangor, any piece of land that has been classified as class 3 and class 4 terrain, will not be approved for development by the respective local authority. Similarly, when it involves a composition of low cost, medium to low cost and medium

cost housing and a specific race (that is, Bumiputera or indigenous groups) quota, the planner must prepare a layout plan that takes into consideration government policies, guidelines and other technical requirements.

GENERAL IMPLEMENTATION OF A DEVELOPMENT PLAN

A development plan in Malaysia is implemented within the framework provided under the National Development Planning that comes under the Town and Country Planning Act, 1976 (Act 172). The National Development Planning Framework (NDPF) comprises of three (3) levels of planning (Figure 2.1), namely the National Physical Council (NPC) at the Federal level, the State Planning Committee (SPC) at the state level and the local council at the local authorities level. The NDPF is implemented 'top-down' starting at the federal level down to the state level and finally to the local authorities level, directed towards achieving a national development vision by the year 2020. Any development involving land that is more than 100 hectares in size requires initial approval from both the SPC and the NPC. The NPC is chaired by the Prime Minister while the SPC is chaired by the Chief Minister of the respective states of Malaysia. An approval by the state government is required prior to submission for approval to the NPPC for federal government approval. Both the NPPC and SPC convene twice a year to discuss pertinent matters involving planning such as a zoning change, the development of large parcels of land (100 hectares or more), any special development proposal, gazetted and revocation of development plans etc.

STAGES OF DEVELOPMENT

The three (3) stages in a project development are discussed in this section. The first stage is the planning stage or the pre-development period. When all required approvals have been obtained, it then goes into the second stage; the construction phase. During the post construction stage, that is the third stage, a certificate of completion of compliance (CCC) will be awarded to the developer who then would have successfully completed their (housing) project (HDA, 2010, DTCP, 2007).

A developer first has to obtain all planning approvals before any physical work can commence on site and prior to issuance of any advertising permit by the relevant authorities. Under the new guidelines by the OSC, the principal submitting person (PSP) has an option to either submit all four (4) planning applications for simultaneous approval or to submit it by stages. The planning applications are (a) planning permission application (Subsection 21[1], Act 172), (b) building plan application, (c) road and drainage plan application (Section 9, Act 133) and (d) the various 'works' plan (Section 70A, Act 133).

The local authorities shall stipulate conditions subject to comments from their technical department. The total number of technical departments that exist is peculiar to that local authority where the plans are being submitted. Just in the state of Selangor, for example, there are a total of fourteen (14) technical departments (DTCP, 2007; MHLG, 2008) with whom the PSP must work with during the submission of plans.

Any development that involves land area larger than 50 hectares in size, is required to be supported by a study on the potential impact it may have on the local environment (DTCP, 2007). The environmental impact assessment (EIA) study is a requirement imposed by the authorities on the principal submitting party (PSP) where the submitted plans must go through the various technical departments (DTCP, 2007; MHLG, 2008), for example the department of environment, that handles all matters pertaining to the environment, the Department of Sewerage on matters concerning sewerage, the Department of Drainage on drainage matters and the Board of Water Management that manages water matters.

Other standard compliances include the building setback line requirement for different building types (housing, industrial, or commercial), density, plot ratios, public facilities, retention ponds, supply of electricity (by the National Board of Electricity) and road levels. All planning approvals are subject to the planning permission process referred to under Section IV, Town and Country Planning Act, 1976 (Act 172).

Generally, the local authorities would only offer an initial conditional approval. The submitting party, that is the planner (appointed by the developer), shall then make the necessary amendments in compliance with

the requirements stated in the letter of conditional approval issued by the various technical departments. The development planning approval process is shown in Figure 2.2.