Development Control and Guidelines

1
NEW TRENDS IN URBAN PLANNING AND DEVELOPMENT
Development Control and Guidelines
By Norliza Hashim Malaysian Institute of
Planners 30th October 2008 Sheraton, Subang Jaya
2
DEVELOPMENT CONTROL
What is Development Control? Development Control
or Planning Control is the element of the
Malaysias 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
3
TOWN AND COUNTRY PLANNING IN MALAYSIA
The Town and Country Planning Act 1976 (Act 172)
states that Sect 19 (1) No person, other than a
local authority, shall commence, undertake, or
carry out any development unless planning
permission in respect of the development has been
granted to him under Section 22 or extended under
section 24 (3).
ACT 172 - TOWN AND COUNTRY PLANNING ACT 1976,
Rules and Regulations under Act 172
Regulates and forms the planning system in the
country.

• The Federal Constitution
• Concurrent matter under 9th Schedule.

• Town and Country Planning Act 1976 (Act 172)
• Town and Country Planning (Amendment) Act 1993
  (Act A866)
• Town and Country Planning (Amendment) Act 1995
  (Act A933)
• Town and Country Planning (Amendment) Act 2001
  (Act A1129)

4
MALAYSIAS DEVELOPMENT PLANNING SYSTEM
Regulate urban growth and development to achieve
a balanced and sustainable urban development.
NATIONAL MISSION Vision 2020 Ninth Malaysia
Plan National Urbanisation Policy
5
SELANGORS STATE DEVELOPMENT VISION
Selangor States Vision SELANGOR AS A DEVELOPED
STATE 2005 In Line with Selangor Sustainable
Development Strategies Economic Reformation and
When Development Takes Into Consideration The
Serious Impact On The Environment, Natural
Resources and The Local Communities Selangor
Agenda 21 A Comprehensive Action Plan That
Translate The States Sustainable Policies To
Various Programmes and Activities That Shall Be
Undertaken At All Adminisitration Levels
6
SELANGORS SUSTAINABILITY AND THE NUP
NATIONAL URBANIZATION POLICIES
NUP GOAL TO CREATE A VISIONARY CITY WITH A
PEACEFUL COMMUNITY AND LIVING ENVIRONMENT THROUGH
SUSTAINABLE URBAN DEVELOPMENT.
THRUST 1 AN EFFICIENT AND SUSTAINABLE URBAN
DEVELOPMENT. THRUST 2 DEVELOPMENT OF AN
URBAN ECONOMY THAT IS RESILIENT, DYNAMIC AND
COMPETITIVE. THRUST 3 AN INTEGRATED AND
EFFICIENT URBAN TRANSPORTATION SYSTEM. THRUST
4 PROVISION OF URBAN SERVICES, INFRASTRUCTURE
AND UTILITY OF QUALITY. THRUST 5 CREATION OF
A CONDUCIVE LIVEABLE URBAN ENVIRONMENT WITH
IDENTITY. THRUST 6 EFFECTIVE URBAN
GOVERNANCE.
The NUP will be the main thrust for all urban
planning and development activities in Peninsular
Malaysia including development plans at the state
and local level. This policy will outline the
thrust, policy, measures and implementation plan
to coordinate and manage the urbanisation process
of the country. . particularly to handle the
increase in the urban population by 2020 with
emphasis on balancing the social, economic
and physical development within urban areas.
7
KEY PRINCIPLES AND CHALLENGES OF DEVELOPMENT
FOUR FUNDAMENTAL PRINCIPLES

• GROWTH
• CHANGE
• PROGRESS
• EVOLVE

MEETING CHALLENGES TO IMPROVED SOCIAL WELL
BEING TO PROVIDE FOR QUALITY LIVING TO PROTECT
THE ENVIRONMENT
8
REINVENTING PLANNING
Todays Urban Issues Increase urban
population (in-migration) Urban poverty, Crime
in the city Urban heat islands in the urban areas
New Urban Planning Paradigm shift to managing
human settlements Proactive and Focused on
Sustainability Connecting People, Economic
opportunity and environment
NEW URBAN PLANNING - Innovation, Knowledge
Transfer and Capacity Building of 21st century
urbanisation
TRADITIONAL PLANNING PHYSICAL PLANNING (left
behind by urban change)
DEVELOPMENT CONTROL (Planning Control)
DEVELOPMENT MANAGEMENT - Advocates best
practices, involves public in decision making
9
NEW URBAN PLANNING
MEETING NEW NEEDS IN DEVELOPMENT Public
Consultation

• DEVELOPMENT PLAN
• Flexible and Adaptable to Changes
• Dynamic
• High Level of Compliance
• Design Guide Plans and Design Guidelines

• PLAN MAKING
• New Products
• New Standards
• Innovative Solutions

• DETAIL PLANS
• Urban Design 3rd Generation Plan Making

10
ZONING DISTRICTS IN DEVELOPMENT PLANS

• Objective
• To allow flexibility in the zoning system to
  accommodate changes in addressing challenges of
  rapid urbanization
• To respond to new emerging trend in development
  such as mixed use development etc.

USE CLASS SCHEDULE An Example City of
Portland, Zoning District
11
ZONING DISTRICTS IN DEVELOPMENT PLANS
USE CLASS SCHEDULE An Example City of Austin
12
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.
Mixed Use Commercial Industry
MXCI
8.
R1
Residential 1
9.
Residential 2
R2
10.
Residential 3
R3
11.
Established Housing Area
EHA
12.
Public Housing
PH
13.
I
Industrial
14.
Technology Park
TP
15.
Public Institutional
PI1
16.
Private Institutional
PI2
17.
Public Open Space
OS1
18.
OS2
Private Open Space
19.
FR
Forest Reserve
USE CLASS SCHEDULE An Example City of Kuala
Lumpur
20.
White Zone (community facilities and
infrastructure / utility)
WZ
13
ZONING DISTRICTS IN DEVELOPMENT PLANS
KLDCP 2008 ZONING SCHEDULE
14
ZONING DISTRICTS IN DEVELOPMENT PLANS
15
INTENSITY CONTROL IN PLANNING DEVELOPMENT
Plot Ratio Control for Residential, Commercial,
Industrial Mixed-Use Development. Plot Ratio
controls allows for better Floor Area Requirement
(FAR) control where maximum allowable built up
is already generated from the plans.
16
3RD GENERATION PLAN MAKING SCHEMATIC URBAN
DESIGN AND PLOT BRIEF
Urban Design plays a central role in achieving
the sustainable city
MASSING PUBLIC REALM SPATIAL STUDIES
17
Urban Design is about determining the
location, Height and Shape of Buildings
18
Urban Design particularly focuses on the design
of that part Building in the first few stories as
well as adjacent landscaped areas, trees and
sidewalks
19
Urban Design particularly focuses on the design
of the Public Realm parks, plazas and streets
20
3RD GENERATION PLAN MAKING SCHEMATIC URBAN
DESIGN AND PLOT BRIEF
PRE-COMPUTATION AND SITE INFO
LOCAL CONTEXT
HORIZONTAL CONTROL ZONE
LANDSCAPE CONTROL ZONE
21
UNDERSTANDING GROSS FLOOR AREA THE GFA AND
INCENTIVES FOR BETTER BUILT ENVIRONMENT
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.
It excludes Basement car and motor-cycle
parking accommodations
It includes Stairs and lift shafts Corridor
and covered passages by which there is no public
right of way Conference rooms, board rooms,
directors rooms, assembly rooms and libraries.
Computer room Changing rooms and lavatories
Canteens, restaurants, kitchens etc Basement
with activity generating uses
22
UNDERSTANDING GROSS FLOOR AREA THE GFA AND
INCENTIVES FOR BETTER BUILT ENVIRONMENT

• Differentiating GFA and Non GFA Area
• Non GFA areas must promote -
• Public realms/spaces for public use within
  buildings.
• Spaces that contributes towards public access and
  connectivity eg linkways between buildings .
• Spaces that enhances micro climate of the area
  eg. Sky terraces, roof gardens, balconies (that
  encourage heat exchange), overhangs that provides
  shade and comfort to pedestrian walkways.
• GFA Schedule

23
PLANNED COMMUNITIES - PLAN FOR WORK, LIVE AND PLAY

• Develop Catalyst projects that generate
  employment local or regional scale of
  employment.
• Catalyst project that create demand for variety
  of types of housing
• Create sustainable densities that create demand
  for retail activities, use of amenities as well
  as demand for public transport.

• Eg. Springfield
• Site Area 2860 hectares (7.4 km x 5.7 km)
• Projected pop 60,000
• Current pop 12, 480
• Includes a number of developments such as
  Springfield Lakes, Brook water, Springfield,
  Bridgewater Chase
• 320 hectares Springfield Central town centre
  includes education precinct, health precinct
• USQ campus, student accommodation village, child
  care facility

24
SYNERGY OF CLUSTER SUPPORT SERVICES
PRELIMINARY ESTIMATES -INDICATIVE DIRECT JOBS
CREATED FUSION POLE Proposed Theme Park
800 Proposed RD Park 6,200 Multimedia
RD 6,000 International Trade
Exhibition 500 Hotels retailing
1,800 Commercial Business 28,800 Transport
Terminal 100 Cumulative Total 44,200 FREIGHT
VILLAGE Manufacturing SME 4,300 Logistics
Warehousing 5,000 Truck Park 100
Transportation Terminal 100 Commercial
Center 7,800 Cumulative Total 3,500
WELLNESS MEDICARE Main Hospital 1,200
Specialist Geriatric Hospital 600 Specialists
Outpatient 4,400 Nursing Home
Palliative 200 Laboratories, Day
Care 4,100 Training Education 2,100 Wellness
Center 1,300 Spas, Hotels, Entertainment 1,400 Loc
al Commercial Centers 5,400 Medical
Manufacturing 4,700 Research Incubators 1,500 Golf
Course/Private School 100 Retirement
Villages 200 Cumulative Total 27,200
25
VARIETY IN HOUSING TYPES

• HOUSING CHALLENGES
• Housing density
• - need for increase in density (regional plan)
• Housing diversity
• Cater to changing housing needs of different
  demographic groups
• Affordable Housing
• Challenge to provide affordable housing

• Provides Choice for Communities
• Mixed Densities - Cross subsidies development
• Create interesting built environment
• Better social integration

26
AFFORDABLE HOUSING

• PROMOTE ALTERNATIVE SOLUTIONS TO LOW COST HOUSING
• Mixed Income Housing
• Mixed Use Affordable Housing and Commercial
• Non-Market Housing

• Enhance Quality of Living
• Shared Community Facilities
• Making provision more viable
• Caters also for transient population
• Reduce squatters and slums within inner city

Current Provision of Low Cost Housing Policy -
30 Low Cost - 20 10 20 Ratio
27
AFFORDABLE HOUSING

• Locate within high density area for Inner city
  affordable housing area.
• Near Public Transport Routes
• Non-Market Housing to be undertaken by PBT or
  specific government agencies
• Mixed Income Housing has mixed ratio between the
  202010 within one area or Mixed with other
  types of Housing i.e. 20 Medium Cost, 20 High
  Cost etc.
• Mixed Use 50 Residential 50 Commercial Ratio
  for Highly urban area or 70 R 30 C for
  semi-urban area

28
PLANNING FOR MIXED USES

• KEY ISSUES IN IMPLEMENTATION
• No such provisions under the NLC.
• No planning guidelines to cater for mixed uses
  eg. parking guidelines etc.
• The need to control intensity by GFAs as
  against densities.

• Why Mixed Use
• To encourage residential uses in Urban Areas.
• To support development of public transport
  network.
• Cost effective development.
• 4 Common Categories of Mixed Use Zones
• Mixed Use Commercial Zone Predominantly
  commercial
• Mixed Use Residential Zone Predominantly
  Residential)
• Mixed Use Zone Commercial, Residential and
  Service Industry
• Mixed Use Commercial Industrial Zone

29
PLANNING FOR MIXED USES
Onsite Courtyards Landscaped Amenity Spaces
Sidewalk Setback Dimensions
30
PLANNING FOR SOHO

• KEY ISSUES IN IMPLEMENTATION
• No planning guidelines to cater for SOHO

• What is SOHO?
• Small Office Home Office and people who works
  from untraditional office.
• 2. SOHO is predominantly for office use, where
  residential use is allowed ancillary to the
  office use.
• Common Characteristics
• Flexible Spatial Layout
• Residential-quality finishes
• Determine Business Types
• No of employees unlimited

The first of its kind and only purpose-built
office homes in Singapore, SOHO (Small Office
Home Office) at Central is a new and innovative
workspace prototype office units of
approximately 50 to 110sq m that can double up as
cozy living spaces.
31
PLANNING FOR ENERGY EFFICIENCY

• KEY ISSUES IN IMPLEMENTATION
• Incentives needed

Energy Efficiency Through Passive Design. Reduce
Energy Consumption In Buildings. Enhance user
comfort Innovative and efficient design that
considers energy conservation. Low energy
housing, electricity saving, district heating
renewal energy

• Application of cooling techniques
• Jack roof design that creates a stack effect
  allows for air exchange.
• Use timber louvers
• Large overhangs
• Tinting of glass

Rainwater Harvesting Reuse Water
32
PLANNING FOR SAFE COMMUNITIES
Is Gated Community The Solution Towards a Safe
Community?

• Gated Community Key Features
• Security by CCTV
• Surveillance by Security Services
• Management Corporation Efficiency? Cost? And
  Who Regulates them?
• Create Exclusive Community
• Big box - reduces permeability and discourage
  walkability beyond gated area
• Community facilities exclusive use and 2nd
  hierarchies facilities only

33
PLANNING FOR SAFE COMMUNITIES
Crime Prevention through Environmental Design
(CPTED)
CPTED is a crime prevention philosophy based on
proper design and effective use of the built
environment leading to a reduction in the
incidence and fear of crime, as well as an
improvement in quality of life1. 1 New
Zealand Ministry of Justice, National Guidelines
for Crime PreventionThrough Environmental Design
for New Zealand.
ACTION IMPLEMENTATION

• i.e
• Community Participation and Partnership LPA can
  act as facilitator and work in partnership with
  the following agencies/bodies to develop Safe
  City Initiatives for the cities. (e.g. Malaysian
  Crime Prevention Foundation, Police, Residents
  associations, Special interest groups.)
• Applying CPTED to Existing Facilities and Public
  Initiatives In implementing CPTED, an action
  plan and priority areas for action should be
  formulated. Priority areas are public spaces
  including- Public car parks, Public toilets, Bus
  stops and shelters, Pedestrian paths, alleyways
  and cycle routes
• Regulatory Initiative - These design principles
  should form part of the comprehensive urban
  design guidelines for a City.

LOCAL AUTHORITY POLICIES
An Urban Design Framework together with a
comprehensive set of Urban Design Guidelines to
ensure public safety and health and designate a
body responsible fo implement and coordinate with
other relevant authorities.
34
PLANNING FOR SAFE COMMUNITIES
EXTERIOR BUILDING DESIGN Buildings design and
treatment can minimize crime by reducing
opportunities for entrapment, concealment and
vandalism.
Storefront near street
Houses addressing street
35
PROVIDE PEDESTRIAN NETWORK
STREET A - Public Access Pedestrian Priority 30
feet
STREET B - Private Access Entrance to
Properties 30 feet
STREET A - Public Access 50 feet
Key Issue Double Frontage 30 feet Road shall
not be maintained by PBT
36
PROTECTING GREEN FIELDS

• Setting Urban Limits
• Transfer Development Rights
• Incentives for Brownfield Sites higher
  densities and plot ratio

Secondary Promotion Areas The main nodes
are- Aviation Logistic hub and airport in Senai
and University Technology Malaysia in Skudai
Agriculture and Tourism Promotion Areas Protects
Environment Supports Food Industry
Cluster Enhanced village settlements with Infra
Utilities
37
PARTICIPATORY PLANNING PROCESS

• Participatory planning is fundamental to
  building a new and more inclusive planning
  practice.
• Participatory planning moves towards creating a
  partnership in planning
• It is also a Reformation of how our
  organizations can work with each other,
• Participatory planning also provides for a plan
  that would reflect upon local values and will be
  specially designed specially for that community,
• Empowerment to the Public to decide on how they
  should live.

38
CO-OPERATIVE PLANNING
39

• JOINT DESIGN
  EXERCISES

Peer Review Urban Design Panel
40
THANK YOU www.mip.org.com mip_at_mip.org.com/liza
hashim_at_gmail.com
41
SELANGORS URBANIZATION SCENARIO

• Selangor fastest growth in GDP i.e. 6.4 per
  annum
• Highest mean monthly income _at_ RM 5175.00
• Selangors population is 4.26 million in 2005 _at_ a
  density of 5 persons/ha (Petaling 24.4
  persons/ha) Highest growth rate _at_
  6.1(1991-2000)
• Urbanisation rate is second highest after Kuala
  Lumpur _at_ 88.4 in 2005 and targeted to be 89.1
  in 2010
• Selangor as part of Kuala Lumpur Conurbation
• KLIA Planned As A Major Hub to support 100
  million passengers
• Port Klang serves as the nation's transshipment
  port and distribution centre.

42
ADOPT UNIVERSAL DESIGN GUIDELINES
DESIGN FOR THE PHYSICALLY CHALLENGED

• The design for barrier free shall include the
  followings
• Urban design consideration for barrier free
  environment
• Designing a barrier free building
• Providing an accessible public transport system

Urban Design Consideration for Barrier Free
Environment
Obstruction to path of travel
Signage Design
Design of Pathways
Parking provision and design standard
Standards for Curb Ramps
Pedestrian Crossing and facilities
43
CREATING IDENTITY

• Todays Popular Feature of Townships
• Golf Course
• Parks and Landscape features
• Water Features
• Gated and Security
• Great Architectural concepts Balinese,
  Tropical, Modern
• Lifestyles

• USE LOCAL IDENTITY T0 DIFFEREINTIATE DEVELOPMENT
• Heritage Value
• Conserve Natural Land Feature/Profile
• Local Culture

44
PLANNING FOR SAFE COMMUNITIES
PROVIDE GOOD LIGHTING STANDARDS Lighting can
increase the perception of safety and deter
crime. Lighted area allows people to have own
surveillance of the area and provide
consciousness to the criminal that the crime can
be witness by other people.
Multiple lights provide for consistent levels of
lighting