What is Development Control?

 Development control is a process of checking a

planning application to enable the development can
be carried out
 It is one of the methods of giving a license to carry
out any development activities or make changes to
the land and buildings
 What is Development Control?

Development Control or Planning Control is the element of the Malaysia’s system of

Town and Country Planning through which local government regulates land uses and new
building. It relies on the "plan-led system" whereby Development Plans are formed and
the public consulted. Subsequent development requires Planning permission, which will
be granted or refused with reference to the Development Plan as a material consideration.

‘Development’ means the carrying out of any building, engineering, mining, industrial, or other similar
operation in, on over, or under land, the making of any material change in the use of any land or
building or any part thereof, or the sub-division or amalgamation of lands; and ‘develop’ shall be
construed accordingly;

Planning Permission’ means permission granted, with or without condition, to carry out
development;
 ‘Development’ means the carrying out of any building, engineering, mining, industrial, or
other similar operation in, on over, or under land, the making of any material change in the
use of any land or building or any part thereof, or the sub-division or amalgamation of lands;
and ‘develop’ shall be construed accordingly;
Development control mechanism:
General
 Land use Zoning District
 Use Class Schedule
 Development intensity
 Density control for housing
 Plot ratio
 Plinth area
 Planning standards and guidelines
LAND USE ZONING
DISTRICT
LAND USE ZONING DISTRICT
 Land use zoning districts refers to areas that
identified based on the urban character of the area
and/or function of the area.
 Land use zoning district and land use are two
different things. Land use refers to specific land
use attached to a specific lot.
 There are two types of zoning district:
 Base zoning district which specify general land use
zones (examples: commercial zones, residential zones,
industrial zones etc)
 Special zones refers to zones that have specific
controls for example environmental protection zone,
special economic zone, historic area zone etc.
Example of Base Zones
 ZONING DISTRICTS IN DEVELOPMENT PLANS

1. CCC City Centre Commercial

2. DCC District Centre Commercial
3. NCC Neighbourhood Centre Commercial
4. C Commercial

5. MXC Mixed Use Commercial

6. MXR Mixed Use Residential
7. MXCI Mixed Use Commercial Industry
8. R1 Residential 1
9. R2 Residential 2
10. R3 Residential 3
11. EHA Established Housing Area
12. PH Public Housing
13. I Industrial
14. TP Technology Park
15. PI1 Public Institutional
16. PI2 Private Institutional
17. OS1 Public Open Space
18. OS2 Private Open Space
19. FR Forest Reserve

USE CLASS SCHEDULE 20. WZ White Zone (community facilities and

infrastructure / utility)
[An Example : City of Kuala Lumpur]
Example of Special Zones
Example of Special Zones
USE CLASS SCHEDULE
USE CLASS SCHEDULE
 The zoning districts are supported by, and are supposed to
be read together with a set of use class tables or schedules.
 Use class schedules prescribe permissible use for lands and
buildings within the zones
 This allows the zoning system to be more flexible and
inclusive because it allows various types of land use and
building use in a particular zone, depending on suitability
within the area.
 This allows the appropriate planning authority to prescribe
and control activities through change of use and licensing
approval
 The application of the Use Class Schedule in the
Zoning District is summarised in a simplified
matrix for easy reference and understanding of the
activities permitted within a certain zone, permitted
with control element, and those not permitted at all
Development intensity
DEVELOPMENT INTENSITY
 To strengthen the land use zoning control and use
classes control, the development intensity is regulated
to ensure developments are not overly done.
 It also ensures that the supporting infrastructure and
amenities are sufficient to cater for future development,
supports infrastructure development as well as protects
the urban amenities.
 Development intensity is controlled by :
(a) Density control for residential development
(b) Plot ratio
(c) Plinth area
DENSITY CONTROL
Density Control
 Density refers to the intensity of use of land
reckoned or expressed in terms of the number of
person, dwelling units, or habitable rooms, or any
combination of those factors, per unit area of land.
 It is used to measure the amount of new housing to
be built on a piece of land
 It is also a form of control against development
sprawl especially for areas outside the city which
are usually cheap
PLOT RATIO
Plot ratio
 Plot ratio refers to the ratio of the total floor area of a building to the area of the
building plot as measured between the boundary lines.
 Plot Ratio:         Gross Floor Area
                        
Gross site area 
 The higher the plot ratio, the more gross floor area can be allocated to the site

 GFA or Gross Floor Area refers to the total built up area of a building allowed on a
plot of land.
 The GFA includes all covered floor areas of a building, except otherwise exempted
and uncovered areas for commercial uses are deemed as Gross Floor Area of the
building. Gross Floor Area is measured on the overall dimensions of the building or
part of the building on each floor below and above ground and includes internal
and external walls.
 Gross floor area
..

Includes: Excludes
• Stairs and lift shafts • Basement car and motor‐cycle
• Corridor and covered passages by parking
which
there is no public right of way
• Conference rooms, board rooms,
director’s
rooms, assembly rooms and libraries.
• Computer room
• Changing rooms and lavatories
• Canteens, restaurants, kitchens etc
• Basement with activity generating
uses
Plinth Area
 Plinth area is defined as the  Plinth area controls allows
portion of a plot of land that is more spaces for public realms
covered by a building or and green areas and helps
structure having a solid roof. reduce the large blocks of
 It includes balconies or other development that will create
projections from the building barriers to pedestrian as well
but does not include eaves up as a wall-like street frontage.
to a maximum of 600mm in
width.
 It is measured as a proportion
of building area over land
area.
 Example- Plinth Area in Kuala Lumpur

Zoning Plinth Area

Commercial 70%

Residential 60%

Industrial 80%

Mixed Uses 70%

PLANNING STANDARDS
AND GUIDELINES
PLANNING GUIDELINES AND
STANDARDS
 These are written statements containing guidelines
which are the source of reference for development
works.
 They are used by local planning authorities to
regulate development in order to ensure the
uniformity of land use activities.
 Development by any party must conform to the
stipulated guidelines.
The importance of Planning
Standards and Guidelines
To ensure the uniformity of land use activities through control of
heights, building mass
To ensure amenities are sufficiently provided – based on certain
standards
To safeguard users’ comfort and convenience – through provision of
amenities
To ensure safety and health

To enhance city/neighbourhood image

 DEVELOPMENT
CONTROL FOR HOUSING
Development Control for Hosing
 Planning system:
i. Determined the type and size of housing supply
(Bramley, 1995, Golland, 1998)
ii. Formulated housing policy i.e. balanced housing
development
iii. Controlled housing development & influenced
housing supply
Development Control for Hosing
 Housing Development Process:
i. Pre-development: planning approvals :
development controls mechanisms
ii. Construction
 Development Control:
i. Mechanisms
ii. Planning Law; Development Plan; Policies,
principles, regulations, planning standards and
guidelines to direct and drive housing development
 Planning approval
Development Control Mechanism
1. Legislative Provision
Town & Country Planning Act 1976 (Act 172)

i.Part IV Act 172 – forms the basis for development control in town
planning
ii.Use of land or building must be ‘in compliance with local plan’

(S.18.1)
iii.Planning permission must be obtained prior to carrying out

development (S.19.1)
iv.Development must be ‘in compliance with planning permission’

(S.20)
v.Enforcement
Development Control Mechanism
2. Gazetted Plans and supporting documents
Development Plans: National Physical Plan 2, State

Structure Plan, Local Plan, Special Area Plan

Supporting Documents: layout plan, planning

guidelines and standards

i.Planning Guidelines for Housing etc

ii.Planning standards for provision of open space,

building setbacks, road width, parking area, provision
of public amenities etc.
Development Control Mechanism
3. Planning and Development Policies
Policy and Guidelines:- National Urbanization

Policy, National Housing Policy, Tenth Malaysia

Plan
DEVELOPMENT CONTROL
PLANNING GUIDELINES AND STANDARDS
Definition of Planning Guidelines
and Standards
 A written statement which contains guidelines and
been referred to in considering land development.
 Used by LPA in controlling development so that
the development is uniform, comfortable and safe
for land use activity. Each development shall be in
compliance with the stipulated guidelines.
 In the absence of development control and
guidelines, development problems such as squatters
settlement, traffic congestion will occur
 An instrument to determine the need for space, site,
and other planning criteria which need to be
complied with in land development.
OBJECTIVES OF PLANNING GUIDELINES
AND STANDARDS

 To ensure that physical planning and development

achieve the aim to establish a quality and
sustainable human environment in line with Vision
2020.
 To interpret the philosophy of the ’Total Planning
and Development Doctrine’ in the physical
planning and development
 To guide planning control.
 An important input in preparation of Development
Plan i.e. Local Plan and Special Area Plan
 To establish implementation policies which needs
to be complied with.
 GARIS PANDUAN PERANCANGAN
PERUMAHAN
PLANNING GUIDELINES FOR
OPTIMUM LAYOUT FOR HOUSING AREA

 ISSUES/PROBLEMS:-
 Layout

i. lack of creativity (straight line)

ii. exist open space which is small, scattered and not

being used
iii. Unsafe.

iv. Lack of space for interaction.

 Road System
i. No road hierarchy, back lane not functioning

ii. The absence of pedestrian network system.

iii. No space for pedestrian walkway, utilities, setback

between motor vehicle and pedestrian.

Road Hierarchy
 Expressway
 National Highway
 Arterial Road
 Collector Road
 Local Road
Road Hierarchy
 Expressway
i. 197 ft (60m)

 National Highway

i. 197 ft (60m)

ii. 164 ft (50m)

iii. 130 ft (40m)

 Arterial Road
i. (i)100 ft (30m): Main arterial roads with dual
carriageway
ii. (ii) 80 ft (24m) : Small arterial roads with single
carriageway
 Collector Road
i. (i) 66 ft (20m) :For all types of collector road
 Local Road
i. 50 ft (15m): main local road (in commercial and
single/multi family area’).
ii. 40 ft (12m): small local roads ( service road in
commercial, multi/single family areas and cul-de-
sacs).
iii. 30 ft (9m):Roads in low cost areas (i.e. low cost
flats,FELDA etc)
 Diagram
Cross Section of Small Collector Road (20 m)
How about these elements???
 Infrastructure and Utilities
 Public Facilities/Amenities
 Open Space
 Environment
PLANNING ELEMENTS FOR
HOUSING
General Planning elements
 Site Planning
 Design and Layout
 Communication system
 Drainage and Irrigation system
 Neighborhood unit concepts
Site Planning
Site Planning
 Highland?
 What types of reports? plans?
Site Planning
Design and Layout
Diagram of Neighbourhood
Hierarchy
Diagram of Neighbourhood
Hierarchy
Diagram of Neighbourhood
Hierarchy
Diagram of Neighbourhood
Hierarchy
Diagram of Neighbourhood
Hierarchy
Diagram of Neighbourhood
Hierarchy
Drainage and Irrigation sytem
Diagram of Neighbourhood
Hierarchy
Neighbourhood Unit Concept

Neighbourhood Unit Concept

a. 1 neighbourhood unit – 1,500 unit houses or 3,000 – 7,500

population.
b. Neighbourhood center comprise of open space, commercial and
hawkers center, and community facilities (community hall,
kindergarten, surau, public library, public clinic, school etc) must
be a focus and self-contained and accessible. Commercial
center with mini market, sundry shop, barber shop and
workshop.
c. Must have a minimum 1 children playground or football field (0.6
hectare)
Diagram of Neighbourhood
Hierarchy
Hierarchy of Open Spaces
Communication System
Diagram of Road hierarchy
 PLANNING TECHNICAL
REQUIREMENTS AND CRITERIA
POPULATION DENSITY
 Expressed in terms of people per acre (p.p.a) or
units per acre (u.p.a)
 Single detached Houses: average 5 person per
unit. If density is 10 units per acre, how many
person is per acre? 50 person per acre.
 400 units on 20 acres of land. What is the
density????
Housing Density
 Density is used in planning for new residential
development to measure the amount of new
housing to go on a piece of land. Density is also a
form of control against development sprawl due to
cheaper land cost for areas outside the city or urban
areas and concentrates development within areas
covered by public transportation and infrastructure.
Density
Density
Public Amenities
Public Utilities
Minimum Lot Size
BUILDING HEIGHTS
Setbacks
Setbacks
Setbacks
Buffer Zone
Development Charge
 Not providing sufficient parking
 Exceeding the allowable floor area
 Change of land use
 Increase density
 Exceeds the allowable residential units
THANK YOU