Planning Fees and Submission of Planning Permission To Local Authority

1
1.0 INTRODUCTION
AIM 1.1
OBJECTIVE 1.2
SCOPE OF STUDY 1.3
CONTENT
2
2.0 PREPARATION OF PLANNING FEES
SCOPE OF WORK 2.1
PROJECT DETAILED 2.2
SCALE OF FEES 2.3
PROPOSED FEES 2.4
3.0 DEVELOPMENT CONTROL AND PROCESS

BACKGROUND OF THE LOCAL AUTHORITY 3.1
DEVELOPMENT CONTROL PLANNING 3.2
PROCESS AND DURATION
LIST OF AGENCIES AND DEVELOPMENT 3.3
INVOLVE IN THE PROCESS
LIST OF DOCUMENT/PLANS REQUIRED FOR 3.4
SUBMISSION
FORM AN FEES 3.5
7
4.0 FINDINGS AND CONCLUSION
13
PLANNING FEES & SUBMISSION
OF PLANNING PERMISSION TO LOCAL AUTHORITY
PROJECT TITLE : PROPOSED CHANGE OF LAND CATEGORY AND LAND

SUBDIVISION UNDER SECTION 124 (1) NATIONAL LAND CODE1965, FROM
AGRICULTURE TO BUILDING FOR DEVELOPMENT OF TERRACE HOUSES.
1.0 INTRODUCTION
Valuation for the conversion of land use, or more technically, change of category of land use or
express condition of title, is normally carried out by the Valuation and Property Services
Department of Malaysia (JPPH Malaysia).
Pursuant to Section 52 of the National Land Code 1965, all alienated lands are divided into
three (3) categories of land use i.e. “Agriculture”, “Building” and “Industry”. All landowners
must use the land in accordance with the category of land use and the express condition
stipulated in the title. Failure to do so is a breach of a condition of the land alienated and the
State Authority can forfeit the land. As such any landowner who intends to use his land for
another category of use other than the category stated in the title must apply to change the
category of land use accordingly. Sections 124 and 124A of the National Land Code and the
respective State Land Rules allow landowners to apply for such changes. The State Authority
will charge an additional premium on all applications approved for change of use. Then, in this
project, the developer needs to propose a change of land category and land subdivision under
section 124 (1) national land code1965, from agriculture to building for development of terrace
houses.
1.1 Aim
Change of land category form agriculture to building :
a) To the development of terrace house, apartment, facilities, infrastructure.
1.2 Objective
Need to change land use activity from agriculture to housing. This method needs to be
undertaken before implementing some agricultural land growth. Plan to be built is a terrace
house with 150 units in 22,200 square meters, 350 apartment units with 4 stores in 22,000
square meters, services and amenities. In this building the estimated floor space is 46,500
square meters, with 10 hectares of construction area.
1.3 Scope of Study

In order to develop some form of construction, the cycle must commence one by one by
modifying land use operation before planning approval is received. The scale of the analysis
has been specified to allow for. The role is to prepare professional planning packages to include
job duration, project specifics, fee size and proposed packages. A development process that
needs to be included is the background of the local planning authority, the development control
process and the duration, the list of agencies and departments involved in this project, a
document that needs to be prepared for the planning permit that needs to be submitted to the
local authority, a plan, the required forms and fees.
TPS 584: PROFFESIONAL PRACTICE

1
2.0 PREPARATION OF PROFESSIONAL PLANNING FEES
2.1 Scope Of Work
▪ Planner
Planners involves overseeing all aspects of planning, including reviewing research on economic
and environmental impacts. Planners work with developers and with other communities on the
best way to turn proposals into reality that means recommending either the proposals be
rejected if research and analysis show that the project would not be beneficial or might actually
be detrimental.
▪ Architect
Project architects are working with the construction using AutoCAD, Sketchup, and other tools
to make the building more practical. Architect's area of work is designing and writing designs
for residential building projects. An urban designer can sometimes collaborate with engineers to
make sure that project are built in accordance with native principles codes and consumer
expectations cross.
▪ Landscape Architect
Landscape Architects integrate and apply knowledge of ecology, socio-cultural influences,
economics and aesthetics to create practical, imaginative, suitable and attractive environments.
Landscape Architects' talents are evident in the beauty and utility of our parks, natural areas,
gardens, urban squares, highways, neighborhoods and communities all around us. Landscape
architects scope of work include master planning, site preparation, landscape design, project
management and execution in a broad range of fields.
▪ Land Surveyor
Land surveyor scope of work are direct or conduct surveys in order to establish legal
boundaries for properties, based on legal deeds and titles, record the results of surveys,
including the shape, contour, location, elevation, and dimensions of land or land features and
also make exact measurements and determine property boundaries. Other than that, they need
to Provide data relevant to the shape, contour, gravitation, location, elevation, or dimension of
land or land features on or near the earth's surface for engineering, mapmaking, mining, land
evaluation, construction, and other purposes.
▪ Civil and Structural Engineer
Analyze survey reports, maps, drawings, blueprints, aerial photography, and other
topographical or geologic data to plan projects.Next prepare plan and design transportation or
hydraulic systems and structures, following construction and government standards, using
design software and drawing tools. Civil and structural engineer perform engineering duties in
planning, designing, and overseeing construction and maintenance of building structures, and
facilities, such as roads, railroads, airports, bridges, harbors, channels, dams, irrigation projects,
pipelines, power plants, water and sewage systems, and waste disposal units.
▪ Traffic Engineer
Traffic engineer scope of work are included develop plans for surface transportation projects,
according to established engineering standards and state or federal construction policy. Then
prepare designs, specifications, or estimates for transportation facilities and also plan
modifications of existing streets, highways, or freeways to improve traffic flow.

2
2.2 PROJECT DETAILED
The project development is residential area within 10 hectares of total area. The type of
residential that will develop consists of terrace houses for 150 units complete with facilities and
infrastructure and apartment with 4 stores with total 350 units and also with complete facilities
and infrastructure
Type Of Project Unit Total Unit Per Sq.M 1 Unit Per Sq.M
Terrace House 150 22,200 148
Apartment(4Storey) 350 22,200 63.42
Facilities - 1,500 -
Infrastructure - 800 -
2.3 SCALE OF FEES

Application Title: Planning permission application proposal to build complete terrace house
with 150 units and apartment 4 storeys for total 350 units including facilities and infrastructure
with 10 hectares of land area.
Type Of Application Unit/Area Scale Fees(RM) Total(RM)

Component
A)Housing(Terrace
House)
1) First 100 units 100 50/unit 5,000
1) Second 100 units 50 45/unit 2,250
1) More than 200 40/unit -

units
1) Low Cost Housing 25/unit -
Total 7,250
SST 6% 435
File Registration Fee=RM50.00 100
Site Visit Charge Fee=RM50.00
Total 7,785

3
Floor Area(sq.M) Fee For Every 9 Minimum(rm) Total(rm)

Sq.M(rm)
Ground Floor 22,000 7.00 70.00 17,111.08
First Floor 22,000 6.00 60.00 14,666.64
Second Floor 22,000 5.00 50.00 12,222.20
Third Floor 22,000 4.00 40.00 9,777.76
Fourth Floor and 22,000 3.00 30.00 7,333.32
above or Ground
Floor except Open
Ground Floor
Open Side Building 50% from all 50.00
above
Total of Fee for 1 Unit Building= 61,111.00
SST 6%= 3,666.66
File Registration Fee=RM50.00 100
Site Visit Charge Fee=RM50.00
Total 64,877.66
2.4 PROPOSED FEES
a) On the basis of land area where the application for change of use (change of use, density for
residential and plot ratio for commercial, industrial and institutional or increase in height) is
made, the fees shall be:
Fee for Material Change in use of Land or Building Rate(RM)
Basic Fee 50,000

Plus RM1,000.00 per hectare (Total Land Area 10 hectare ) 10,000
Total 60,000

4
b) Fees for Basic Services for Planning Permission Application
Fee For Preparation Of Layout Plan For Planning Permission Rate(rm)
Basic Fee inclusive First 5 hectares of less 50,000

Next 6 to 100 hectares(RM 5,000.00 per hectares) 25,000
=5 hectares x RM5,000
Total 75,000
c) Schedule of Payment for Preparation of Layout Plan for Planning Permission Application
Schedule Of Payment Payment % Rate(rm)
Upon Completion Site Analysis and Planning 20 15,000
Upon Completion Schematic and Design Development 20 15,000
Upon completion of Plan and Document Preparation for 20 15,000

Submission
Upon submission for planning permission application 30 22,500
Upon obtaining approval 10 7,500

Total 100 75,000
d) Fee for Planning Permission Application for Erection of Building
Fee for Planning Permission Application for Erection of Rate(RM)

Building
Basic Fee 50,000
Plus RM150 per 100 sq.m of Gross Floor Area
Terrace House -22,200 sq.m (150x22,200) 3,330,000
Apartment-22,000 sq.m=(150x22,000) 3,300,000
Total 6,680,000

5
e) The schedule of payment for Preparation of Planning Permission Application for Erection of
Building
Schedule Of Payment Payment % Rate(rm)
Upon Completion Site Analysis and Planning 20 1,336,00
Upon Completion Schematic and Design Development 20 15,000
Upon completion of Plan and Document Preparation for 20 15,000

Submission
Upon submission for planning permission application 30 2,004,000
U ppon obtaining approval 10 668,000

Total 100 6,680,000

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3.0 DEVELOPMENT CONTROL AND PROCESS

3.1 Background of Local Authority
Photo XX: Klang Municipal Council

Klang Municipal Council is a local government that responsible for administering and
managing the district of Klang, Selangor Darul Ehsan, Malaysia. The Klang Municipal Council
located on the western side of Selangor. Klang Municipal council also bordered by Petaling,
Kuala Langat and Kuala Selangor District. Total land area covered in Klang Municipal Council
is 57,380 hectares. It also has certain jurisdictions provided for under the Act, enactments, by-
laws, orders, regulations and rules adopted by the Council.
Prior to its establishment in May 1890 to administer Klang town, Klang Local Authority was
known as Klang Health Board. Its official boundary was set in 1895, which was later combined
with Port Swettenham in December 1945 to form Klang Municipal Board. Further change in
the administration came when Klang Town Council was established in 1954. With this new
administrative system Klang developed rapidly until 1971 when Port Klang, Kapar and Meru
were incorporated to form Klang District Council. With the enforcement of the Local
Government Act 1976 (Act 171) and the reorganisation of all local authorities, Klang District
Council was upgraded to Klang Municipal Council (KMC) on 1st January 1977.
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3.2 Development Control Planning Process and Duration
Development control is the process by which authorities manage the extent and nature of
growth in local areas. In other terms, it is a process that authorities organize, plan and
implement local development plan control in line with the planning. It also required an
application permission in development control process that regulate the quality of environment
and physical planning.
In the first phase of planning process, any consultant and developer need to submit Form A
which is an application of the planning permission. Every application of planning permission is
necessary to follow every process that will be notified by an officer in the One Stop Centre
(OCS) division. One Stop Center is a new way to shorten the period of time for the approval of
land development as an alternative to speed up the approval process and directly land delivery
system procedures and processes of land development proposal on local authorities to disclose
towards a comprehensive service, fast and accurate and meet the needs of the public.
At the second phase, an officer in the OSC division will accept application of planning
permission that is to follow each process. The process starts from the beginning of the process
that you want to develop until a planning permission certificate is obtained. There are several
processes that the individuals need to go through in order to submit their application which is:
1. The individual need go to the district office to get all the information related to the site; and
2. Go to the planner section to list the area you want to build.
This process must pay a certain amount of fees before going to the next phase, which is to
report this document to the OSC department. The OSC shall provide such support for the
individual concerned to submit to the OSC meeting to ensure that the application is complied
with or not, if the application is not approved, the individual must re-process and repair the
defective amendment in the next meeting.
At the final phase, the application is passed and the planning permission certificate will be
granted by the planning department. This indicates that construction has already been approved.
But each planning permission certificate has an expired period in which construction is due to
commence on a specified date.
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3.2 Development Control Planning Process and Duration (cont..)
PLANNING APLLICATION PROCESS
Making an application
Submit application Further details request
Application is valid No
Yes
Application registered. Acknowledge and site notice sent to application/agent
Publicity, neighbourhood
notification and consultations
applicable Pre-decision amendments
Planning officer assessment/site visit
Delegated/committee decision
Application approved Application refused
Figure XX: Flow chart application of planning permission
1
3.3 List of Agencies
AGENCIES FUNCTION
PlanMalaysia@Selangor responsible in controlling all

types of development in the area of Selangor. It
PlanMalaysia@Selangor responsible to review each application submitted by the
individual involved to make sure that the development
follow the guidelines.
MPK responsible for administering and managing the
Majlis Perbandaran Klang (MPK)
district of Klang, Selangor Darul Ehsan, Malaysia.
PTG responsible to monitor the class of the land use in
accordance with the prescribed land. In order change
Pejabat Tanah dan Galian (PTG)
the land use, applicant will need to submit a “Surat
Tukar Syarat Gunatanah” to continue the development.
JPS responsible for any drain and drainage system to
Jabatan Perparitan dan Saliran (JPS) make sure this system function well and does not cause
any problems.
JKR responsible for any construction and maintenance
Jabatan Kerja Raya (JKR) of public infrastructure followed by standard
guidelines.
Responsible to ensures that the development made is
Jabatan Pertanian
not within the KSAS area.
JAS responsible to monitor the pollution that occurs
Jabatan Alam Sekitar (JAS)
when any development is implemented.
Syarikat Bekalan Air Selangor Air Selangor responsible to make sure all area in
Sdn.Bhd@ Air Selangor Selangor is connected to a clean water pipe.
Indah Water responsible for the operations and
Indah Water Konsortium Sdn.Bhd
maintenance of all public sewage treatment plants.
Responsible to serve the community by providing
Jabatan Kesihatan Daerah
healthcare facility in that area.
Ibu Pejabat Polis Daerah (IPD)

Responsible to make sure the development is safe and
Jabatan Bomba dan Penyelamat well-equipped with security features.
Malaysia (JBPM)
SKMM responsible to moinpring the transmitted tower
Suruhanjaya Komunikasi dan
and the agency who make sure the area has been
Multimedia Malaysia (SKMM)
connected to each other.
TNB responsible to make sure all area in the
Tenaga Nasional Berhad (TNB)
development can access to the electricity.
1
3.4 List Of Document/Plans Required For Submission

The document and details of the planning permission request should be included with:
i. 8 Each copy and any additional copies required by the local planning authority, the site
plan or the layout plan signed by the person authorized to submit the plan, the property
owner registered and the person providing the land
ii. A paragraph identifying the planned development plan (LCP) used by the government of
Klang state
iii. A copy of investigation plan and survey plan
iv. A valid copy of land approved and sponsored by the official not less than 6 months from
the date of planning permission for application
v. Legal document for protecting traffic from site to site
vi. A copy of each and every additional copy required by the local planning authority will
outline a proposed or proposed building plan in addition to the existing building changes,
showing the elevation, section and use recommended for each level and size.
vii. Photograph of existing site and lot
viii. An example illustrating the ideal development suggested by the local planning authority if
required
ix. The planned cross-section design and current plans shall cover the entire area within 100
meters of the site boundaries if the local planning agency so requests
x. Supporting records include reports on traffic impact evaluation, social impact assessment,
report on erosion silt management strategy, and geotechnical information given by eligible
persons as necessary by the local authority.
The important aspect to be considered is to obtain the following planning permission:

a) Implementation strategy specifications that have been reviewed or in planning
b) State Planning Committee Instruction (if any)
c) Provision of the Sewerage Service Act 1993
d) Development Proposal Report (LCP)
e) Objection by adjacent property owner contrary to section 21
f) Majlis Perancang Fizikal Negara (MPFN) advisory framework
g) Input from the relevant department concerned

9
3.5 Forms And Fees

Fees of application planning permission based on paragraph 58(2)(j) Town and Country
Planning Act 1976.
i. To erect a new building either on vacant land or to replace an existing building on an
existing land
No. Types And Development Component Fee Rate
1. Housing 50/unit
i. 100-unit first 45/unit
ii. 100-unit second 40/unit
iii. More than 200 unit 25/unit
iv. Low cost houses
2. Commercial and private institutions 50
i. 100 sq. first 45
ii. 75 sq. next 30
iii. 50 sq. next (include cemetery, mausoleum and crematorium)
3. Industry 50
i. 100 sq. first 30
ii. 75 sq. next 25
iii. 50 sq. next
4. Hotel/Homestay/Chalet/Motel/Service Apartment (support building 50/room or unit
activities using rates set for their respective types or development
component)
5. Petrol Station 500/unit
i. Regular Petrol station 800/unit
ii. Petrol station with service facilities
6. Golf Field (support building activities using rates set for their 1000/permission
respective types or development component
7. Infrastructure 2000/permission
i. Telecommunication tower 500/permission
ii. Oil pipe/ gas 500/permission
iii. Electric substations, main substations, electrical main intake 500/permission
iv. Sewerage station 500/permission
v. Solid system transit site/station (support building activities
using rates set for their respective types or development
component)
8. Other development 2/square
i. Parking lot 5/square
ii. Heavy parking site 1000/permission
iii. Private jetty (support building activities using rates set for 0.5/square
their
iv. respective types or development component)

10
9. Mixed Development Payment specified

as room
1,paragraph 1 until
8
ii. To make material changes to land use according to plan arrangement

1. Land listing/consolidation 100/permission
2. Land Division
a) Residential 30/plot
i. Linked residential or bungalow plot 30/unit
ii. Residential plot for multi-layered development residential
without breakdown/broad zoning (the fee rate is based on
the allowable density)
b) Commercial
i. Shop house plot/linked office 50/plot
ii. Commercial complex plot/office/exhibition 500/plot
iii. Another trade plot (without any breakdown/broad zoning) 0.20/square meter
c) Industry
i. Linked industry plot 50/plot
ii. Free standing building industry plot 500/plot
iii. Another plot industry (without any breakdown/broad 0.10/square meter
zoning)
d) Agriculture 50/plot
i. Normal agriculture plot/ orchard/ commercial/ farms in all
colonies
ii. Normal agriculture plot/ orchard/ commercial/ farms in
Kecil Lojing colonies
e) Public facilities 50/plot

i. Private public facilities
(public facilities plot are free)
f) Utility and infrastructure reserves 500/plot

i. Telecommunication tower plot
(utility reserves plot, road network, public drain
is not for fee)

11
3. i. To make material changes by changing use and or 100/permission

increase soil density
Payment specified as in
ii. Additional unit or floor space the paragraph 2, details
(a) to (f)
iii. To make material changes to the use of buildings
1. i. Material change by changing the use of building 100/permission
ii. Extra unit or floor space of the building Payment specified

as in room 1,
paragraphs 1 to 8.
iv. Carrying engineering, mining, industrial development
1. i. Application for engineering development work, mining and 100/permission

industrial
Payment specified
ii. Other construction works use the rate is assigned to that as in room 1,
types or component of the development paragraphs 1 to 8.
v. To make changes to the layout plan or addition/ changes above a building that has planning
permission
1. i. Adjustment of layout plan or addition/ modification of 100/permission

building
Payment specified
ii. Additional unit or unit floor space as in room 1 and
room 11

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4.0 FINDINGS AND CONCLUSION
In conclusion, the town and country planning system is a blueprint to regulate the development
and utilization of land in the public interest. It is an important resource for the conservation and
enhancement of the built and natural environment. Then, to develop the property, it's important
to make sure the owner knows the planning process and procedure. This is due to ensuring that
the job sequences and the development to be achieved run seamlessly and have not been
constrained by another party. In addition, to make it a possibility, the owner still has to provide
the specifications that the contractor can carry out and handle. It is also a compulsory measure
in which the developer and all involved parties must follow all the rules and guidelines
implemented by the authorities in order to meet the requirement and satisfy the need of all
parties.
4.0 REFERENCE
i. Ahris Yaakup,Foziah Johar,Susilawati Sulaiman. (n.d.). GIS AND DEVELOPMENT

CONTROL SYSTEM FOR LOCAL AUTHORITY IN MALAYSIA. Retrieved from
http://eprints.utm.my/id/eprint/514/2/GIS_AND_DEVELOPMENT_CONTROL
%282002%29Ahris_Yaakup.pdf
ii. Klang Municipal Council. (n.d.). Retrieved from Official website Klang Municipal
Council: http://www.mpklang.gov.my/en
iii. Shamsudin, S. (n.d.). Housing and Construction in Malaysia (Process and Procedure to
Develop a Land). Academia, 1-39.

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5.0 APPENDIX
5.1 Carta Alir Proses Permohonan
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5.0 APPENDIX
5.2 Borang kebenarang merancang
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1

3.0 DEVELOPMENT CONTROL AND PROCESS

PROJECT TITLE : PROPOSED CHANGE OF LAND CATEGORY AND LAND

1.3 Scope of Study

TPS 584: PROFFESIONAL PRACTICE

2.0 PREPARATION OF PROFESSIONAL PLANNING FEES

2.1 Scope Of Work

TPS 584: PROFFESIONAL PRACTICE

2.2 PROJECT DETAILED

2.3 SCALE OF FEES

Type Of Application Unit/Area Scale Fees(RM) Total(RM)

1) More than 200 40/unit -

TPS 584: PROFFESIONAL PRACTICE

Floor Area(sq.M) Fee For Every 9 Minimum(rm) Total(rm)

2.4 PROPOSED FEES

Fee for Material Change in use of Land or Building Rate(RM)

Basic Fee 50,000

TPS 584: PROFFESIONAL PRACTICE

b) Fees for Basic Services for Planning Permission Application

Fee For Preparation Of Layout Plan For Planning Permission Rate(rm)

Basic Fee inclusive First 5 hectares of less 50,000

Schedule Of Payment Payment % Rate(rm)

Upon Completion Site Analysis and Planning 20 15,000

Upon Completion Schematic and Design Development 20 15,000

Upon completion of Plan and Document Preparation for 20 15,000

Upon submission for planning permission application 30 22,500

Upon obtaining approval 10 7,500

d) Fee for Planning Permission Application for Erection of Building

Fee for Planning Permission Application for Erection of Rate(RM)

TPS 584: PROFFESIONAL PRACTICE

Schedule Of Payment Payment % Rate(rm)

Upon Completion Site Analysis and Planning 20 1,336,00

Upon Completion Schematic and Design Development 20 15,000

Upon completion of Plan and Document Preparation for 20 15,000

U ppon obtaining approval 10 668,000

TPS 584: PROFFESIONAL PRACTICE

3.0 DEVELOPMENT CONTROL AND PROCESS

Photo XX: Klang Municipal Council

3.2 Development Control Planning Process and Duration

3.2 Development Control Planning Process and Duration (cont..)

PLANNING APLLICATION PROCESS

Submit application Further details request

Application registered. Acknowledge and site notice sent to application/agent

Planning officer assessment/site visit

Application approved Application refused

Figure XX: Flow chart application of planning permission

3.3 List of Agencies

PlanMalaysia@Selangor responsible in controlling all

Ibu Pejabat Polis Daerah (IPD)

3.4 List Of Document/Plans Required For Submission

The important aspect to be considered is to obtain the following planning permission:

TPS 584: PROFFESIONAL PRACTICE

3.5 Forms And Fees

No. Types And Development Component Fee Rate

TPS 584: PROFFESIONAL PRACTICE

No. Types And Development Component Fee Rate

9. Mixed Development Payment specified

ii. To make material changes to land use according to plan arrangement

1. Land listing/consolidation 100/permission

e) Public facilities 50/plot

f) Utility and infrastructure reserves 500/plot

TPS 584: PROFFESIONAL PRACTICE

No. Types And Development Component Fee Rate