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6/18/2014 1

Submission of Plans for Approval
Amila Zawawi
Civil Engineering Department
PLANNING REQUIREMENT
PART I
CED 1
VBB4072
LAND DEVELOPMENT PROCESS
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Land Conversion
Planning Permission
Building Plan Approval
Amalgamation & Subdivision of Land
Certificate of Fitness for Occupation
LAND DEVELOPMENT PROCESS
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• One Stop Center (OSC)
• All development permission can be submitted
simultaneously
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Land
conversion
Planning
Permission
Building
Permission
LOCAL AUTHORITIES
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• Land Office
• Local Authority:
• Planning Department, Building Department, Engineering Department
• Technical departments:
• Fire department, Water Authority, TNB, STMB(TELEKOM), JPS (DID),
JKR (PWD), DCA, JPBD (TCPD), PTD/PTG (Land Office), JAS (DOE),
Jab. Pertanian (Agriculture Department), Jab. Penilaian & Perkhidmatan
Harta (Valuation Department), Other technical departments
LAND DEVELOPMENT PROCESS
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Land Conversion
Planning Permission
Building Plan Approval
Amalgamation & Subdivision of Land
Certificate of Fitness for Occupation
LAND CONVERSION, NLC
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• Conversion, subdivision, amalgamation
• Conversion: Section 124 to 124A, Section 52, 3 land
categories: agriculture, building, industry
• Agriculture to Building
• Agriculture to Industry
• Hill land development
• Subdivision & Amalgamation –Part Nine, S135 - S146
LAND CONVERSION, NLC
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• Fee:
• Processing fee –RM100 - 200
• After permission
•Agricultural –residential 20% of land value difference
•Agricultural –industrial 25% of land value difference
•Residential to industrial –20% of land value
difference
LAND DEVELOPMENT PROPOSAL
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Land Conversion
Planning Permission
Building Plan Approval
Amalgamation & Subdivision of Land
Certificate of Fitness for Occupation
PLANNING PERMISSION
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• TCPA 1976, SDBA 1974, UBBL 1984
• Development activities that require approval:
• Building, engineering, mining and industrial or similar
operations
• Change of use of land or building
• The subdivision or amalgamation of lands
PLANNING PERMISSION
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• Submit required documents to Local Authority –City
Hall, City Council.
• Submission by qualified architect/planner
• Required documents:
• Layout Plan, Location Plan, Key Plan
PLANNING PERMISSION –LAYOUT PLAN
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PLANNING PERMISSION
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• Location Plan
PLANNING PERMISSION
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• Key Plan
PLANNING PERMISSION
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• Tabulation of Land use
PLANNING PERMISSION
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• Qualified
Planner
PLANNING PERMISSION
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• Application Fee (Planning Guidelines by Local
Authority)
• Residential –RM30.00 per 100 units, RM25.00 per 2
nd
100
units, RM20.00 > 200 units.
• Petrol station, Open/drive in development i.e. cinema,
restaurant –RM500.00 per development application
• Other building types –RM4.00 per 100sq.ft
• Mixed development –refer above
BUILDING PERMISSION
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• SDBA 1974 Section 70, UBBL 1984 Part II
• Locations plans & key plans at convenient scale.
• Site plans (scale 1:100)
• Building Plans –scale 1:100/200
• Sketch Plans –1:200
• Fee:
• First Schedule, UBBL1984
• Forms –Second Schedule UBBL1984
SITE PLAN REQUIREMENT
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• Section 10 UBBL 1984
• Proposed building lot, lot & section number, lot sizes/dimensions
• Means of access from the street, street name, width, traffic flows
• Surface water and drainage to point of discharge
• Scale, North point, adjoining lots, building setbacks
• Existing and proposed ground level
• Pedestrian walkways
• Solid waste collection and route
• Tabulation of land use –percentage
• Calculations of - Plot ratio, plinth ratio, parking requirement, density, FAR
PLANNING GUIDELINES & REQUIREMENT
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• Density, Plot Ratio, Land Use Type,
Height Control, Plinth Ratio, Floor Area
Ratio (FAR), Gross Floor Area (GFA),
Population Equivalent, Building
Setback, Parking Requirement
• (Planning Requirement Part II)
LAND DEVELOPMENT PROPOSAL
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Land Conversion
Planning Permission
Building Plan Approval
Amalgamation & Subdivision of Land
Certificate of Fitness for Occupation
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Development Intensity
PLANNING REQUIREMENT
PART II
• Residential land use
• Intensity of use of land –
number of persons,
dwelling units, habitable
rooms etc, per unit area
of land.
• Maximum persons per
acre of residential density
Land use
zone
Max. Density Allowable
Person/ac
(ppa)
Unit/ac
R1 4 1
12 3
R2 24 6
48 12
R3 80 20
120 30
160 40
Public
Housing
240 60
DENSITY
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DENSITY
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Land Use Zoning Residential 3
Development Area 27.5 acre
Assigned Density 160 persons per acre
Maxpersons/ Max allowable no. of
units for Land
160 ppaX 27.5 acre=4400 person
1 unit = 4 persons, thus, 4400/4
=1100 unit
Gross allowable density = 4400 ppaor 1100 unit/ac
Plot A 300 units
Plot B 300 units
Plot C 250 units
Plot D 250 units
1100 units
Area of the Plot: Total Floor Area of building
PLOT RATIO
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Land use zone Max. Permissible Plot Ratio
C1 1:0.5
1:1
C2 1:1
1:5
C3 1:1
1:6
1:10
MixedUse C 1:2
PLOT RATIO
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• E.g. Lot 345
• Zoning = C2
• Max. permissible Plot Ratio = 1:5
• Site Area = 13.11 acre
• Gross Floor Area (GFA) = 5 X 13.11acre X 43560 sq.ft
= 2855358 sq.ft
POPULATION EQUIVALENT
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• Residential development requires provisions of
community facilities & infrastructure.
• Facilities requirement is determined by Population
Equivalent
• For Residential Areas within the City Center, FAR is
controlled by Plot Ratio.
POPULATION EQUIVALENT
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• E.g. Lot 567, Zoning = R in CC, Max. permissible Plot Ratio = 1:5, Site Area =
5.5 acre
• Calculation:
• Gross Floor Area (GFA) = 5 X 5.5 acre X 43560 sq.ft = 1 197 900 sq.ft
• Residential Type: Residential Cost = Medium, Unit size min = 950 sq.ft
• Population Equivalent:
= [Total FAR/ Residential Unit Size] X Household Size
=[1 197 900 sq.ft/ 950 sq.ft] X 4 persons = 5044 persons
Lot 567
RESIDENTIAL TYPE & MIN SIZE
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Residential Cost Min. Size (sq. ft)
Low Cost 700
Low MediumCost 800
Medium Cost 950
Medium High Cost 1000
HighCost 1500
PUBLIC AMENITIES & RECREATION
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• School
• Primary- per 1500 residential units
• Secondary –per 3000 residential units
• Terminals bus/taxi –per 60 000 residential units
• Playground –per 500 persons, min10% of
residential area or 1 ac
• Pedestrian walkway –3 feet or 0.94m (for
commercial 10’)
• Proportion of land in a plot that is covered by a
building/structure with solid roof over land area.
Zoning Max. Recommended Plinth Area
Commercial 70%
Residential 60%
Industrial 80%
Mixed Uses 70%
PLINTH AREA
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BUILDING SETBACK
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• Housing
• Facing road –20’
• Adjacent boundary –10’
• Shophouse/ ShopOffice
• Facing road –40’
• Adjacent boundary –25’
• Service Apartment
• Facing road - 40’
• Adjacent boundary –25’
• Industry
• Facing road –40’
• Adjacent –25’
*10’ = 3.048m
BUILDING SETBACK
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Building setback for Single House
Roof Eave Roof Eave
Shared Boundary Facing Road
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PARKING REQUIREMENT- RESIDENTIAL
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Building Type Parking Requirement (per residential unit)
Low Cost Apt 1 car park per unit + 5% for visitor
1 motorcycle park per 2 units or 30% per total car park
Low MediumCost Apt 1 car park per unit + 10% for visitor
Motorcycle -30% per total car park
Medium Cost Apt 1.5 car park per unit + 10% for visitor
Motorcycle -20% per total car park
Medium HighCost Apt 2 car park per unit + 10% for visitor
Motorcycle -10% per total car park
PARKING REQUIREMENT - INDUSTRIAL
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Floor space use Parking Requirement
Manufacturing 1 car park per 1500 sq.ft + 10% for visitor
1 motorcycle per 2000 sq.ft or 4 workers
Store 1 car park per 2500 sq.ft + 10% for visitor
1 motorcycle per 2000 sq.ft or 4 workers
Office 1 car park per 500 sq.ft + 10% for visitor
1 motorcycle per 2000 sq.ft or 4 workers
PARKING REQUIREMENT- COMMERCIAL
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Floor space use Parking Requirement
Office 1 car park per 500 sq.ft + 10% for visitor
1 motorcycle per 3000 sq.ft
ServiceApartment 1.5 car park per unit + 20% for visitor
20% of car park units
Hotel 1 car park per 4 rooms + 10% for visitor
1 motorcycle per 16 rooms
Shopping complexes 1 car park per 500 sq.ft + 10% for visitor
1 motorcycle per 3000 sq.ft
1 bus parking lot
Shop office 1 car park per 500 sq.ft + 10% for visitor
1 motorcycle per 3000 sq.ft
Restaurant 1 car park per 150 sq.ft + 10% for visitor
1 motorcycle per 500 sq.ft
THANK YOU!
QUESTIONS??
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