Development Control and Guidelines
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Transcript of Development Control and Guidelines
Development Control and Guidelines
NEW TRENDS IN URBAN PLANNING AND DEVELOPMENT DevelopmentControl and
Guidelines By Norliza Hashim Malaysian Institute of Planners 30th
October 2008 Sheraton, Subang Jaya 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; The Town and Country Planning Act 1976 (Act 172)
states that:
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 TOWN AND COUNTRY PLANNINGACT 1976, Rules
and Regulations underAct 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) 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 National Planning
Physical Council Chairman ; Prime Minister Secretariat : DG TCPD
State Planning Committee Chairman ; Chief Minister Secretariat SD
TCPD Local Planning Authority Secretariat : SD TCPD Local Planning
Authority SD or Town and Country Planning Department National
Physical Plan State Structure Plan Local Plan Regional Growth
Development Area Special Area Plan SELANGOR AS A DEVELOPED STATE
2005
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 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. 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 REINVENTING PLANNING Todays Urban
Issues : New Urban Planning
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 TRADITIONAL PLANNING PHYSICAL PLANNING (left behind by
urban change) NEW URBAN PLANNING - Innovation, Knowledge Transfer
and Capacity Building of 21st century urbanisation DEVELOPMENT
CONTROL (Planning Control) DEVELOPMENT MANAGEMENT - Advocates best
practices, involves public in decision making Design Guide Plans
and Design Guidelines
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 [An
Example : City of Portland, Zoning District]
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]
[An Example : City of Austin]
ZONING DISTRICTS IN DEVELOPMENT PLANS USE CLASS SCHEDULE [An
Example : City of Austin] 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 [An Example : City of Kuala Lumpur] 20. WZ White Zone
(community facilities and infrastructure / utility) ZONING
DISTRICTS IN DEVELOPMENT PLANS
KLDCP 2008 ZONING SCHEDULE ZONING DISTRICTS IN DEVELOPMENT PLANS
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 allowablebuilt up is
already generated from the plans. Tasik Perdana Hospital Kuala
Lumpur KLCC Bukit Bintang Pudu KL Tower Masjid Negara Max 8 Max 7
Max 4 Max 6 Max 5 Max 3 Max 2 Max 0.5 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 Urban Design is about
determining the location,
Height and Shape of Buildings 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 Urban Design particularly focuses on the
design of the
Public Realm parks, plazas and streets 3RD GENERATION PLAN MAKING
SCHEMATIC URBAN DESIGN AND PLOT BRIEF
Visibility/Clear Cone Vehicular Lay-by Pedestrian Crossings Bus
Stop Kerb Cut Zone Traffic light Tree Line Sidewalk Traffic
lane/flow Buildable area Lot Boundary Line KEY PRE-COMPUTATION AND
SITE INFO LOCAL CONTEXT Special Wall Treatment Parking Access
Service Zone Pedestrian Access Vehicular Access Ground Floor
Perimeter Verandah Preferred Lobby Location Build-To-Line Setback
Line Lot Boundary Line KEY Surface Parking Zone Open space coverage
Drop off zone Lot Boundary Line KEY HORIZONTAL CONTROL ZONE
LANDSCAPE CONTROL ZONE 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 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 It excludes : Basement car and motorcycle
parking accommodations 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 - PLAN FOR WORK, LIVE AND PLAY
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 includeseducation precinct, health precinct USQ campus,
student accommodation village, child care facility SYNERGY OF
CLUSTER & SUPPORT SERVICES
PRELIMINARY ESTIMATES -INDICATIVE DIRECT JOBS CREATED FUSION POLE
Proposed Theme Park: Proposed R&D Park:6,200 Multimedia &
R&D6,000 International Trade & Exhibition:500 Hotels &
retailing: 1,800 Commercial & Business 28,800 Transport
Terminal100 Cumulative Total: 44,200 FREIGHT VILLAGE Manufacturing
SME4,300 Logistics & Warehousing5,000 Truck Park100
Transportation Terminal100 Commercial Center7,800 Cumulative Total
:3,500 WELLNESS & MEDICARE Main Hospital1,200 Specialist
Geriatric Hospital600 Specialists Outpatient4,400 Nursing Home
& Palliative200 Laboratories, Day Care4,100 Training &
Education2,100 Wellness Center1,300 Spas, Hotels,
Entertainment1,400 Local Commercial Centers5,400 Medical
Manufacturing4,700 Research Incubators1,500 Golf Course/Private
School100 Retirement Villages200 Cumulative Total:27,200 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 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 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 20:20:10
within one area or Mixed with other types of Housing i.e Medium
Cost, 20 + High Cost etc. Mixed Use 50 Residential : 50
CommercialRatio for Highly urban areaor 70 R : 30 C for semi-urban
area 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 PLANNING FOR MIXED USES
Onsite Courtyards & Landscaped Amenity Spaces 15m Sidewalk
& Setback Dimensions + KEY ISSUES IN IMPLEMENTATION No planning
guidelines to cater for SOHO
PLANNING 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 KEY ISSUES IN IMPLEMENTATION No planning
guidelines to cater for SOHO 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. 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 VENTILATION Jackroof design
to facilitate stack effect. Hot air rises and cool air rushes in to
take its place Timber louvres INSULATION Tinting cuts down solar
heat gain into building WATER Rainwater harvesting by collecting
rainwater in water tank for gardening, washing and toilet flushing.
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
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 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 life[1]. [1] New Zealand Ministry of Justice, National
Guidelines for Crime PreventionThrough Environmental Design for New
Zealand. ACTION IMPLEMENTATION Community participation and
partnership Applying CPTED to existing facilities and public
initiatives Regulatory initiatives 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. 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 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 PROTECTING GREEN FIELDS
Setting Urban Limits Transfer Development Rights Incentives for
Brownfield Sites higher densities and plot ratio Primary Urban
Promotion Area Secondary Urban Promotion Area Agriculture and
Tourism Promotion Area SINGAPORE Tg. Langsat Johor Bahru Tg.
Pelepas Kulai Skudai Ulu Tiram Nusajaya DAERAH KOTA TINGGI PONTIAN
Economic and Spatial Initiatives 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 Empowerment
to the Public to decide on how they should live.
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. CO-OPERATIVE PLANNING
Public/Private Designers The Mayor The Developer The Community
JOINT DESIGN EXERCISES
Peer Review Urban Design Panel THANK YOU SELANGORS URBANIZATION
SCENARIO
Selangor fastest growth in GDP i.e. 6.4% per annum; Highest mean
monthly RM ; Selangors population is 4.26 million in a density of 5
persons/ha (Petaling 24.4 persons/ha) Highest growth 6.1%( );
Urbanisation rate is second highest after Kuala 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; PortKlang serves as the nation's transshipment port and
distribution centre. ADOPT UNIVERSAL DESIGN GUIDELINES
DESIGN FOR THE PHYSICALLY CHALLENGED The design of the built
environment, which includes internal and external of buildings and
pedestrian facilities, shall cater for a barrier-free environment
to cater for the independence, convenience and safety of all
people. 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
Standards for Curb Ramps Pedestrian Crossing and facilities Parking
provision and design standard 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 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. Provide
wide circle of illumination that meets the text and provide
lighting that considers the vegetation location to ensure that the
area of illumination is maximized Multiple lights provide for
consistent levels of lighting