study on the feasibility of sequential approach in the development plan system of malaysia

A MONOGRAPH

STUDY ON THE FEASIBILITY OF

SEQUENTIAL APPROACH IN THE DEVELOPMENT PLAN SYSTEM OF MALAYSIA

2010

http://upload.wikimedia.org/wikipedia/commons/6/6a/Merdeka_square_kuala_lumpur.jpg

Part 2

ISUG Approach

THE ISUG APPROACH

THE 9 STRATEGIES UNLEASHED

INCLUSION OF ISUG APPROACH IN MALAYSIA

PLANNING AND DEVELOPMENT SYSTEM

IMPLEMENTATION CHALLENGES

CONCLUSION

1

2

3

4

5

Table of Contents Page

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10

15

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24

THE ISUG APPROACH - A MONOGRAPH

FEDERAL DEPARTMENT TOWN AND COUNTRY PLANNING PENINSULA MALAYSIA 1 | P a g e

1.0 THE ISUG APPROACH

The Integrated Sustainable Urban Growth ( ISUG ) is an approach that address urban growth

issues and development issues in an integrated, holistic, and sustainable manner that can be

incorporated in the development planning system of Peninsular Malaysia.

The ISUG approach, which is now widely adopted in the UK, Europe, USA and Canada, may be

suitable to be emulated and practiced in Malaysia.

In order to adopt this approach in the planning, implementation and monitoring of urban

developments and the management of urban lives in the Malaysian context, this study had

explored its applicability, strengths and ways for its successful adoption and practice.

1.1 ITS DEFINITION

It refers to land use and development practices that

enhance the Quality of Life in urban communities,

preserve the natural environment and save public money

over time. And most importantly the enjoyment of living in

cities and urban areas should be sustained for the present

until the future generations.

According to Smart Growth BC (British Columbia, Canada

(2002), a ‘Smart Growth” is a collection of urban

development strategies to reduce urban sprawl and that

enhances the quality of life, protects the environment and

use tax revenues wisely.

“ISUG ” is defined as the

efforts of communities to

manage and direct its

urban growth which puts

emphasis on minimising

damage to the

environment while

building liveable towns

and cities for them to

enjoy.



1.2 CRITERIA OF INTEGRATED SUSTAINABLE URBAN GROWTH

Hence, in essence ‘ISUG’ is all about the following criteria or ideas that help define it in a

comprehensive manner. They are:-

1.3 COMPARISON BETWEEN INTEGRATED SUSTAINABLE URBAN

GROWTH (ISUG) AND CONVENTIONAL (SPRAWL)

Table 1.1 summarise the comparison of the ISUG and the conventional urban sprawl

development.

Creating more compact developments via infill developments and new

developments;

Encouraging infill development for more efficient use of existing urban assets

and infrastructures.

Creating walk able, transit oriented and mixed use developments;

Providing a variety of transportation choices (walk, cycle, transit and private

car);

Offering housing choices and mix of different type or cost of houses;

Promoting sense of community in new and expanding areas through quality

design and active public participation;

Conserving environmental sensitive areas and natural resources;

Protecting sufficient agriculture lands and food production sector; and

Establishing and maintaining urban growth boundaries.



Table 1.1: Comparison of the ISUG or Smart Growth versus the Conventional Approach

(Urban Sprawl)

ISUG TOPIC SPECIFIC

CONSIDERATION

COMPARISON

ISUG CONVENTION (SPRAWL)

Land supply,

land use and

urban form

Land

consumption

More efficient use of land

as a limited resource.

Not as efficient and generally a more

excessive land consumption pattern,

larger individual lots.

Directional focus

of growth

Infill and redevelopment.

Maximum use of existing

developed areas.

Greenfield development. Expansion into

new / undeveloped areas.

Density /

intensity

Higher Lower

Urban form Compact and contiguous Scattered, dispersed and leapfrogged

Land use Mixed; jobs and housing

balance

Single function and separated

Natural

resources and

the

environment

Values / ethics Land as a resource;

sustainability

Land as commodity;

Satisfy market preferences.

Open space

provision

Maintain, enhance and

expand

Provide when supported by market

force.

Provide as per Malaysian Government

requirement. Normally following the

minimum requirement only.

Open space

location

Proximate to all users;

connected

Inaccessible; unconnected; include

‘remnant’ parcels of left-over pieces of

land

Brownfield’s Clean up and reuse Abandon

Energy Conservation More consumptive due to separation of

users and location in areas without

infrastructure

Housing

Values / ethics Choice; diversity;

affordability

Provide what the market will bear.

Location Disperse in all locations,

especially in city/activity

centres

Predominantly in exclusive residential

areas (subdivisions)

Type of unit;

mixes

Wider variety, mixtures of

types

Predominantly detached, single-family;

rigid separation of types and price

Cost Sufficient for all incomes.

Example, mixed income

housing

Market fails to provide affordable units

for all incomes

Provide low cost housing as per Malaysia

Government requirement. Normally, with

poor location.

Transportation Orientation Multiple modes Automobile-dominant

Road system

and network

pattern

Grid or network of streets Hierarchy of arterials, collectors and

local streets.

Accessibility Interconnectivity

encouraged

Separation encouraged

Predominant

streets

Through streets with alleys

encouraged

Cul-de-sac and collectors

Street pavement

widths

Skinny; concept of street

‘diets’

Wide / more excessive than needed for

functionality

Source: Jerry Weitz & Associates, Inc (2001) in Atlanta Regional Commission, “Smart Growth Audit”.



1.4 The 7 Goals of ISUG

On the whole, there are 7 Goals of ISUG Approach:-

Goal 1: Promoting urban revitalization and a healthy working land base by

rural preservation and by containing urban areas, channelling development

into existing neighbourhoods and adopting integrated planning and

management approaches.

Goal 2: Incorporating green infrastructure into communities.

Goal 3: Creating compact complete communities by mixing land uses and

using land more efficiently.

Goal 4: Increasing transportation choices through land use.

Goal 5: Creating inclusive neighbourhoods by ensuring that a diversity of

housing types are accessible to a wide range of people of different age groups,

family types and incomes

Goal 6: Maximising the enduring benefits of developments by using resources

wisely on sites and in buildings that are tailored to specific neighbourhood

conditions

Goal 7: Supporting municipal goals through cost recovery by ensuring that

development cost charges and other taxes and fees reflect the true cost of

different types of growth



Above all, in the long run this approach has the overriding Goal of attaining

Sustainable Development. “Sustainable Development is commonly defined as

“Development that meets the needs of the present without compromising the ability of

future generations to meet their own needs.” (Brundtland, 1987)

However, the commitment to meet the needs of present and future generations has

Economic, Social and Environmental implications which are closely interrelated

and interwoven to reach Sustainability. See Figure 1.1

Figure 1.1 Sustainable Developments

"Meeting the needs of the present" means satisfying:

Economic needs – including access to opportunities for an adequate livelihood or

productive economic activity; also economic security when unemployed, ill, disabled or

otherwise unable to secure a livelihood.

Social, cultural and health needs - including a shelter which is healthy, safe, affordable and

secure, within a neighbourhood with provision for piped water, drainage, transport,

health care, education and child development, and protection from environmental

hazards.



Political needs - including freedom to participate in national and local politics and in

decisions regarding management and development of one's home and neighbourhood,

within a broader framework which ensures respect for civil and political rights and the

implementation of environmental legislation.

1.4 THE FUNCTIONS OF THE ISUG APPROACH - THE MALAYSIAN WAY

In order that the ISUG Approach is adopted the main Functions of the ISUG or Smart Growth

Approach should be adapted in the Malaysian way and they include:-

i. To Guide, coordinate and integrate goals, objectives and strategies of National Planning

Policies with those of the existing State and District development plans which have been

gazetted.

ii. To Function as an integrated and holistic approach for the planning, implementation,

controlling, management and monitoring of urban growths in Peninsular Malaysia so as to

achieve an overall sustainable development via new concepts such as Smart Growth, New

Urbanism and Sequential Approach.

iii. To Guide the adoption of a more efficient, effective, responsive and accountable system and

process for the planning, control and management of urban development and growth;

iv. To ensure that appropriate and effective techniques and strategies of urban growth and

management are implemented to achieve the desired outcomes.

Meanwhile, other salient features of this approach which are dynamic and should be

incorporated into the Present day Malaysian practice are:-

a) Ability to Plan for and accommodate anticipated growth in economic activity, population

and housing demand as well as on-going changes in demographics and lifestyles while

protecting the environment.

b) Ability to Provide for a wide range of housing types to suit the needs, preferences and

income levels of the community's diverse population.



c) Adoption of a comprehensive land -use planning process at the local level that specifically

identifies strategic land uses and meaningful open spaces.

d) Identification and sourcing of a reliable means to finance and pay for the construction and

expansion of roads, schools, water and sewer facilities and other infrastructures required to

serve a prosperous community.

e) Using land more efficiently by allowing higher density development and innovative land use

policies such as encouraging mixed use and pedestrian-friendly developments with access to

open space and mass transit.

f) In revitalizing older suburban and inner-city markets and encouraging infill development.

1.5 RELEVANT ISUG STRATEGIES TO ADDRESS ISSUES AND WEAKNESS IN THE PREPARATION OF DEVELOPMENT PLANS

The identified issues and weaknesses in the present system and process of formulating

development policies and preparing development plans are shown in Table 1.2, as well as

the possible ISUG mechanism that can overcome weaknesses.

Table 1.2: ISUG Strategies to address the issues and weaknesses in the Preparation of

Development Plans

Weaknesses in the present system

ISUG Strategies

i

Plan preparation process

too long and too costly.

Can be made faster and more efficient by adopting the

ISUG Integrated Planning Management (IPM) Approach,

the ISUG Database Management and Decision Support

System (DMDSS), and the Community Participation and

Support (CPS) mechanism.

The ISUG Approach will also take into account macro and

micro plans already prepared but only needs updating.

Thus, adopting the approach will only need the

strengthening of existing plans.

ii

Planning problems and

The adoption of the ISUG DMDSS and its mechanisms




ISUG Strategies

issues not well

identified.

provides easier and more efficient compilation and analysis

of data, more accurate identification of urban problems and

issues, and the formulation of more effective and

responsive proposals.

The participation of stake-holders from the beginning of

the plan preparation process by the CPS approach will also

ensure that issues are identified in a holistic and in-depth

manner.

The ISUG IPM Approach ensures that urban issues and

problems are looked at in an integrated and holistic

manner.

iii

Public participation

process not effective.

The ISUG CPS process will ensure more effective

participation of the various stake-holders at all stages of

plan preparation.

iv.

Development plans not

responsive and effective

The ISUG DMDSS and the adoption of an appropriate set of

ISUG Indicators (ISUGI) will ensure that the proposals and

strategies of development plans are more directly

responsive to, and more effective in solving, the urban

problems identified.

The ISUG Development Control Guidelines (DCGs) are more

flexible and allow developers to change their development

proposals in response to social, economic and political

changes.

The Transfer of Development Rights (TDR) and

Government Fiscal Incentives (GFI) also provide lee ways

for developers to make their development more feasible.

v

Development plans not

action oriented and not

time specific

The ISUG Sequential Approach ensures that the

development plans are more action-oriented and time

specific, as it provides the time frame for development by

various agencies, authorities and private sector.

The Transit Oriented Development approach ensures that

urban growth and the development of public transport and

other infrastructures are timed together.

vi

The ISUG approach, with its many mechanisms allow for

greater flexibility without sacrificing quality of

development.




ISUG Strategies

Development plan too

rigid or too vague.

The ISUG DCGs, like the Performance-Based and Incentive-

Based Control Guidelines and the Planned Unit

Development approach provide flexibility and encourage

innovation in development by private developers.

The Form-Based and Design-Based Control Guidelines, on

the other hand, ensure that development achieve the

expected vision.

vii

Planners and decision-

makers not responsible

and not accountable.

The ISUG DMDSS and ISUGI, with Strategic Environmental

Assessment (SEA), Environmental Impact Assessment

(EIA), Environmental Management System (EMS), Cost-

Benefit Assessment (CBA), prepared according to ISUG

requirements will ensure that planners and decision-makers

are meticulous and transparent during the plan-making

process and can be monitored and checked and made

responsible and accountable. Under the ISUG approach all

development agencies can be made accountable for the

impact of development.

The ISUG CPS system, where plan preparation can be

monitored by the public and stake-holders, the planners will

feel more responsible.

viii

No development impact

analysis in plan

preparation process

The adoption of the ISUG DMDSS and ISUGI will ensure that

thorough assessment of impacts, risks, costs and benefits

of proposed development will be done before the

development plan is approved.

ix

Lack Coordination and

Integration among

agencies and

departments in

planning.

The ISUG IPM approach will ensure that the is adequate

integration and coordination at all stages among the

various agencies and departments involved in the planning

process



2.0 THE 9 STRATEGIES UNLEASHED

The ISUG Approach combines 9 distinct strategies for the planning, controlling,

implementing, managing and monitoring of urban growth and development. These 9

strategies as depicted in Figure 2.1 should be employed cohesively.

Figure 2.1: The ISUG approach and Its Strategies

The importances of these 9 strategies are explained as below:-

i. The Integrated Planning Management Approach aims towards an integrated and

holistic planning and development;

In general, integrated planning management aims to consolidate all related group of

expertise to achieve ISUG strategies at all government administrative level (i.e.

national, regional and local government) as shown in Figure 2.2



Figure 2.2: Flow Chart of Integrated and Planning Management Approach

ii. Urban Growth Boundaries (UGB) and Green Reserves (GR) is to attain balanced

sustainable development and conservation;

Urban Growth Boundaries (UGBs) in the UK or Urban Containment Boundaries (UCBs) as they are called in the US acts as a ‘limit’ of urban development and growth. Its main purpose is to channel future urban development to urban areas and permanently retain green reserves, rural and country side areas. UGBs prevent suburban sprawl and encourage orderly development. Refer Figure 2.3

The processes involved in the designation of UGBs in a land use plan are as shown in

Figure 2.3:



Figure 2.3Urban Growth Boundaries Principles

iii. Transit Orientated Development (TOD) and Compact City Development (CCD) strive

for better and more efficient urban living environment;

Transport Oriented Development (TOD) concerns about the requirement to design

viable land use patterns (but most preferable compact patterns), social integrity,

infrastructure spending priorities (fiscal), and environmental protection. The major

goals of the TOD is to increase ridership, promoting economic development, reducing

infrastructure cost and rising revenues for transit properties and protecting the

environment.

iv. Sequential Approach (SQ) helps to prioritize development areas.

The sequential approach may be one of the mechanisms to slow down urban sprawl

and at the same time, ensure that development projects is demand based and not

the supply led as is the case in Malaysia, resulting in the oversupply of certain types

of properties. The Sequential Approach is closely related with the Brownfield

development and urban revitalization mechanism such as:

involvement of the private sector

Local authorities should manage the release of sites over the plan period

Sufficient sites should be shown on the local planning authority’s

development plan’s to accommodate at least the first five years (or the first

two phases) of housing and other developments proposed in the plan.



v. Community Participation and Support (CPS) is for community-responsive planning

and management of urban growth;

Community participation in development process provides a source of special

insight, information, knowledge, and experience gained (may not be seen by

others) through discussion and representative of citizen consensus. Also

participation can legitimize a program, its plans, actions, and leadership.

vi. ISUG Database Management and Decision Support System (ISUGDM and DSS) is for

more effective, transparent and accountable planning, management and monitoring.

ISUG Database Management System - an integrated database management

system for the collection, compilation, analysis, storage, retrieval, reviewing, up-

dating, communicating and dissemination of information for planning and

management of ISUG,

ISUG Decision Support System - an integrated computerized system to help in

decision-making in urban development planning, control and management,

ISUG Cost Benefit Assessment – a comprehensive analytical approach for the

assessment of environmental, social and economic impacts and risks of

proposed development in the formulation of plans and in development control

and monitoring.

vii. Urban Form, Urban Design, Incentive-Based, Performance-Based, Licensing Control

and Other Control Approaches are tools for more effective and responsive

development control;

viii. Development Charges (DC) and Transfer of Development Rights (TDR) are to

promote the right development in the right place and lastly ;



Table 2.1: Summary of Urban Form, Urban Design and Incentive Based and the Approaches for Effective Development Control

ix. Government Fiscal Incentives are of course to encourage more favourable

developments.

National and State Governments must lend support to the ISUG Approach if the goals

and objectives of sustainable urban planning, development and management are to

be achieved.

Notice that each strategy is symbiotic of the other. No one strategy can stand alone as to

implement one would mean the need for another supporting strategy and actions. Hence

the integrated approach here means that, in order to achieve the desired outcomes for a

more sustainable urban planning and development system all the 9 strategies should be

equally emphasized and employed.

No Type Contents Application

1 Urban Form, Urban Design Control Guidelines

Control form, massing, scale, design of new buildings to existing natural features and public spaces; Regulating plans, public space standards, building form standards, environmental Resource Standards, Architectural Standards, Landscaping standards; signage standards, etc.

Traditional Neighbourhood developments; Town Centres, Transit Oriented Development Zones; Urban Heritage Conservation Areas.

2 Incentive Based Control Guidelines

Higher densities, plot ratios, increased height, reduced setbacks, car parking, etc.

Can be used to encourage infill developments, TOD and Compact developments; Can be applied with fiscal incentives, transfer of development rights and development charges.

3 Performance based Control Guidelines

Focuses on impact of development; provide flexibility on density and floor space

Can be used to supplement conventional land use zoning;

4 Planned Unit Development Guidelines

Create a process to bend rigid rules in order to create a better environment;

Town Centre, TOD areas and urban renewal.

5 Licensing Control Guidelines

Control building use and business activities

Licence control guidelines



3.0 INCLUSION OF THE ISUG APPROACH INTO THE MALAYSIAN PLANNING AND DEVELOPMENT SYSYEM

Suggested inclusion of the strategic policies in the 5 year Malaysia Plan especially in the NPP and the

NUP can be summarized as in Table 3.1 and Table 3.2 below:-

Table 3.1 : Incorporation of the ISUG Approach in the National Physical Plan

Existing NPP Provision Recommended ISUG Incorporation

NPP 2 The planning of urban-based economic activities shall adopt the concept of ‘Selective Concentration’ for strategic urban centres for all states.

NPP 2 The planning of urban based economic activities shall adopt the Integrated Sustainable Urban Growth Approach for all states.

NPP 12 The individuality and physical separation of the cities, towns and villages within the conurbations shall be maintained.

NPP 12 The physical separation of cities and towns within conurbations shall be maintained through the adoption and implementation of the ISUG Approach.

Table 3.2 : The Relevant Strategies of the ISUG Approach to achieve the NUP Thrusts

NUP thrusts ISUG strategies to achieve the thrusts

Thrust 1: An Efficient and Sustainable Urban Development

a. Urban Growth Boundaries and Green Reserves b. Transit Oriented Development and Compact City

Development c. Sequential Approach, Brownfield Development, Town

Centre Development and Revitalization d. Integrated Planning Management Approach e. Community Participation and Support for Livable

Communities f. Development Charges and Transfer of Development

Rights

Thrust 2: Development of an urban economy that is resilient, dynamic and competitive;

a. Development Charges and Transfer of Development Rights

b. Integrated Planning Management Approach c. Incentive-Based Control Guidelines d. Government Fiscal Incentives

Thrust 3: An Integrated and Efficient Public Transport System;

a. Integrated Planning Management b. Transit Oriented Development and Compact City

Development c. Sequential Approach d. Development Charges and Transfer of Development



Rights

Thrust 4: Provision of Urban Services, Infrastructure and Utility of Quality

a. Integrated Planning Management b. Urban Growth Boundaries c. Sequential Approach d. Development Charges and Transfer of Development

Rights e. Transit Oriented Development and Compact City

Development f. Government Fiscal Incentives g. Incentive-Based Control Guidelines

Thrust 5: Creation of a conducive liveable Urban Environment with Identity

a. Urban Growth Boundaries and Green Reserves b. Transit Oriented Development and Compact City

Development c. Sequential Approach for town centre development and

revitalization d. Form-Based and Design-Based Control Guidelines and

Planned Unit Development Guidelines e. Community Participation and Support in the Development

Process and for Liveable City

Thrust 6: Effective Urban Governance

a. Integrated Planning Management Approach b. Community Participation and Support in the Development

Process c. Incentive-Based and Performance-Based Control

Guidelines, Licensing Control d. Development Charges and Transfer of Development

Rights



4.0 IMPLEMENTATION CHALLENGES

4.1 THE 4 IMPLEMENTATION CHALLENGES.

To implement successfully the ISUG Approach, there are 4 major challenges that need to be

tackled by the Malaysian Planning and Development Authorities and they are:-

4.1.1 Strong Political Support.

The political masters at federal, state and local levels must have the sincerity, and

commitment to achieve sustainable urban growth and development. Therefore, this

approach will have to receive not just endorsement by the National Physical Planning

Council but also the Cabinet. Once Cabinet has endorsed the approach, it shall be

imperative for others to follow, as Cabinet Instructions are taken very seriously by all

departments and agencies.

4.1.2 Integration and Coordination.

Integration and coordination amongst all related ministries, agencies, departments, local

authorities and utility providers is pertinent for the implementation of the Approach.

Problems of compartmentalization of government powers and jurisdictions should be

overcome by the ISUG approach which is indeed a cross -department and cross-agency

mechanism.

4.1.3 Capacity Building

There needs to be capacity building at all Federal, State and Local government levels

especially in the form of monitoring. Capacity building shall be not just in the numbers of

officers involved but also in the skill building, knowledge development and data

management and upgrading. In the light of the One Stop Centre (OSC) approach to

process development applications, the ISUG can be implemented in tandem with the OSC.

When all policies and strategies are in place and applications meet up with the criteria and

requirement of the ISUG, plan processing and decision making shall be more efficient.



4.1.4 Stakeholders involvement and participation

Community involvement must be supported by the willingness and sincerity of government

agencies to include comments and suggestions from NGO’s, CBO’s and other stakeholders.

It is imperative that there exists private-public sector partnership for ISUG to be effectively

implemented and monitored. Land owners and developers begin to understand the

philosophy, the ultimate goals and objectives of the ISUG and do not oppose its

implementation.

4.2 FURTHER RESEARCHES AND STUDIES

It was suggested by the Study Team that before The ISUG Approach be adopted and

implemented, further researches and studies are to be carried out on each of the 9

recommended ISUG strategies and mechanisms in order to:

i. Work out the working details of each of the strategies and mechanisms;

ii. Test the suitability and effectiveness of each strategy or mechanism on different real-

life situations,

iii. Work out how and where each of them can be adopted and implemented in the

present urban planning and management system, organization and procedure, and

alter any of the present system, organization, procedure or law, wherever appropriate.

Hence further studies and Researches which need to be carried out in the next stage

include:

4.2.1 The Integrated Planning Management (IPM) Approach

This important approach is a prerequisite for sustainable development, as this calls for an

integrated approach to the planning and management of the various social, economic and

environmental sectors; land use and transport, housing and cost of living, work and

recreation, risks, costs and benefits of development, short term and long term, present

and future needs and demands.



The concept of “sustainable development” peculiar to the Malaysian context will have

related to our Agenda 21, issues of climate change and global warming. Thus Strategic

Environmental Assessment (SEA), Environmental Impact Assessment (EIA), and

Environmental Management System (EMS), and the ISUG Indicators (ISUGI), will have to

be jointly studied.

Meanwhile, Organization and management (O & M) studies should also be carried out to

look into the integration, cooperation and coordination among the various government

departments, semi-government agencies, government-linked companies, private agencies,

non-government organizations, and other organizations, and the public.

Also New approaches and methods for development planning, such as the Unitary Plan

System and the Local Development Framework System being adopted and practiced in UK,

should be looked into to determine whether they are improvements to the present system

and whether they can better achieve a more holistic, coordinated, effective, efficient and

transparent system for sustainable urban growth and development. Amendments to the

Town and Country Planning Act, Street, Drainage and Building Act, Local Government Act,

Compulsory Purchase Act and other related acts may then be necessary.

4.2.2 Urban Growth Boundaries (UGBs), Urban Growth Areas (UGAs) and Green

Reserves (GRs)

Further studies on this strategy should be carried out to work out the precise format and

method of incorporating UGBs, UGAs and GRs in the future review and amendments of the

National Urbanization Policy, the National Physical Plan, approved structure plans and

approved local plans, and in the formulation of new structure plans and local plans.

4.2.3 Transit Oriented Development (TOD) and Compact City Development (CCD)

Further research will need the involvement of the Ministry of Transport, The Ministry of

Public Enterprises, The EPU as well as the Public Works Department, in order to work out

the long term strategy for an integrated public transportation plan for all major cities in the

country. This shall not involve just the physical provision but also the long term planning

and management, in line with the NPP and the NUP.



4.2.4 Sequential Approach

Amongst the research that has to be carried out include the following:

i. The identification of possible areas for the approach to be implemented, including

state and local government lands;

ii. The zoning and development control guidelines such as the density and plot ratio

allowable;

iii. The preparation of more detailed local plans and that are prescriptive and

performance based, with flexible development guidelines;

iv. The readiness of LPAs with data and information systems on the areas and lands

within the city centres that will be identified as priority areas for implementation of

the Sequential Approach.

4.2.5 Community Participation and Support

For more effective public participation and community support, the following need to be

undertaken:-

i. Research and surveys on the community’s perception of government policies and

strategies.

ii. Capacity building of facilitators and moderators at the public participation events to

encourage interaction, communication, ideas; expression by the community;

iii. Employ other ways and means of getting people at all levels and ages to participate

or provide views and opinions;

iv. The use of other forms of media and other activities for community to interact;

v. Research on use of technology for effective community participation.



4.2.6 ISUG Database Management and Decision Support System (ISUG-DMDSS)

Further studies are required to work out the details for setting up the components of the

recommended ISUG-DMDSS, i.e.

i. the ISUG Database Management System (ISUG-DMS)

ii. the ISUG Decision Support System (ISUG-DSS),

iii. the ISUG Indicators (ISUGI), and

iv. The ISUG Cost Benefit Assessment (ISUG-CBA).

Common electronic formats for the entering, compilation, analysis, storage, retrieval;

dissemination, presentation, and up-dating of all relevant data from the various

departments and agencies are to be established.

The DTCP should also establish the formats and manuals for the ISUG Strategic

Environmental Assessments (SEA), Environmental Impact Assessments (EIA), and the

Environmental Management System (EMS) and Cost-Benefit Assessment for development

planning, development control and development management.

A complete set of ISUG Indicators for the assessment of environmental impacts and for

ISUG Cost-Benefit Assessment and risk assessment of proposed development will be

needed. The ISUG indicators should include:

Geotechnical and land resources: land stability, land slide, soil settlement, erosion,

flooding, land availability, land suitability;

Ecological: fauna and flora, natural biodiversity, forests and wetlands, rivers, marine

resources;

Food production: agriculture, fishing, aquaculture;

Climate: Climate change, global warming, carbon emission, green house gases, trees

and vegetation;

Air qualité: air pollution, air qualité index, noise pollution

Water quality: water pollution, water quality index;

Public utilities: supply, demand and costs of water, electricity, sewerage,

telecommunication, waste management services;

Economy and Income: employment, income, costs of living;

Traffic and Transport: traffic impact, public transport, cost of traveling,



Housing and living environment: housing demand and supply, costs of housing,

clean neighborhood environment, safe, bicycle lanes, foot paths;

Community facilities and services: facilities for recreation, schools, no of teachers,

health clinics and hospitals, no of doctors, police stations, no of policemen, shops;

Social: sense of place, sense of belonging, sense of community, sense of security;

Cultural: traditional practices, religious facilities, heritage, spiritual pursuits;

Design and Aesthetic: protection of vistas, urban design, arts, public realm design.

The electronic dissemination of planning information to the public along the line of the

JPBD Land use Planning Portal is envisaged, as well as the setting up of permanent

planning information centres and “operation rooms” in all departments and local planning

authorities and for the National Physical Planning Council and the State Planning

Committees.

4.2.7 Urban Form, Urban Design, Incentive-Based, Performance-Based, Licensing Control

and Other Control Approaches

Further studies to look into the details and suitability of the various alternative

development control approaches should be carried out.

The work should also look into the formulation of the various components of the control

guidelines, such as the regulating plan, public space standards, building form standards,

environmental resource standards, and architectural standards, landscaping standards,

signage standards, incentive criteria and performance criteria for guiding new

development.

4.2.8 Development Charges and Transfer of Development Rights

i. Development Charges

It is crucial that the Rules for Development Charges be prepared and adopted for all local

planning authority areas, especially those that have local plans. The rules should specify the

rates and method of calculation of development charges. The steps to be taken include:

Determine the base land / building use, density and plot ratio entitlement of various

locations within the Urban Growth Areas,



Carry out a Land Valuation Exercise for the Urban Growth Areas, to determine the

“Base Land Values” of the various locations,

Create the formula and rate for calculating DCs,

Draft and Prescribe the Development Charge Rules,

Establish an administrative system of imposing DCs by LPAs.

ii. Transfer of Development Rights

The further studies to be done should look into the requirement and suitability of the

Transfer of Development Rights in the plan area. The steps to be taken to establish the

system in the plan area include:

Identify the “Sending Areas” and the “Receiving Areas”,

Carry out a Real Estate Market Analysis (REMA),

Determine the “Base Development Rights” of these areas,

Create a Formula for Calculating “Development Rights Values” or “Credits” in these

areas,

Drafting the Rules,

Establish administrative procedures and setting up a TDR Register

4.2.9 Government Fiscal Incentives

The following are some examples of areas in which fiscal incentives need to be further

researched upon:

i. Incentives that will encourage the development of more affordable housing in the city

especially within transit planning zones;

ii. Incentives to encourage the setting up of more colleges and universities within the

CBD and around transit nodes;

iii. Incentives that will encourage people to leave their private vehicles and use the public

transportation systems;

iv. Incentives to encourage small and medium scale services to locate in the city;

v. Incentives that will encourage more corporations to adopt and beautify the city’s

gardens, public spaces, walkways, etc.



5.0 CONCLUSION

As a conclusion it was found that Sequential Approach by itself will not be an adequate tool to

manage urban issues. Hence, an integrated approach is needed more than one strategic

mechanism or tool will be applied to render its adoption in the Malaysia context.

The ISUG contains comprehensive mechanism from planning, design, management, community

inclusion and fiscal strategies that will be required for a holistic urban management approach. It

thus recommended that this approach be adopted into the Malaysian Planning and Development

system.

Indeed, to ensure effective implementation of the ISUG Approach in Malaysia, further researches

and studies on the 9 interrelated Mechanisms and Strategies need to be pursued .The effect and

impact of these multi-dimensional instruments will consequently attain the ultimate goal of

Sustainability and henceforth Sustainable Development for Malaysian

Urbanisation and Urban Growth.

study on the feasibility of sequential approach in the development plan system of malaysia

Documents

urban areas

urban growth issues

urban communities

urban growth boundaries

essence isug

malaysia planning

management of urban

development issues