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PLANNING REQUIREMENT PART I CED 1 VBB4072 Submission of Plans for Approval Amila Zawawi Civil
PLANNING REQUIREMENT
PART I
CED 1
VBB4072
Submission of Plans for Approval
Amila Zawawi
Civil Engineering Department
6/18/2014
1
LAND DEVELOPMENT PROCESS Land Conversion Planning Permission Building Plan Approval Amalgamation & Subdivision of
LAND DEVELOPMENT PROCESS
Land Conversion
Planning Permission
Building Plan Approval
Amalgamation & Subdivision of Land
Certificate of Fitness for Occupation
6/18/2014
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LAND DEVELOPMENT PROCESS • One Stop Center (OSC) • All development permission can be submitted
LAND DEVELOPMENT PROCESS
• One Stop Center (OSC)
• All development permission can be submitted
simultaneously
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Land Planning Building conversion Permission Permission Noor Amila - VAB4052 CED 1 6/18/2014 4
Land
Planning
Building
conversion
Permission
Permission
Noor Amila - VAB4052 CED 1
6/18/2014
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LOCAL AUTHORITIES • Land Office • Local Authority: • Planning Department, Building Department, Engineering
LOCAL AUTHORITIES
• 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
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LAND DEVELOPMENT PROCESS Land Conversion Planning Permission Building Plan Approval Amalgamation & Subdivision of
LAND DEVELOPMENT PROCESS
Land Conversion
Planning Permission
Building Plan Approval
Amalgamation & Subdivision of Land
Certificate of Fitness for Occupation
6/18/2014
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LAND CONVERSION, NLC • Conversion, subdivision, amalgamation • Conversion: Section 124 to 124A, Section 52,
LAND CONVERSION, NLC
• 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
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LAND CONVERSION, NLC • Fee: • Processing fee – RM100 - 200 • After permission
LAND CONVERSION, NLC
• 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
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LAND DEVELOPMENT PROPOSAL Land Conversion Planning Permission Building Plan Approval Amalgamation & Subdivision of
LAND DEVELOPMENT PROPOSAL
Land Conversion
Planning Permission
Building Plan Approval
Amalgamation & Subdivision of Land
Certificate of Fitness for Occupation
6/18/2014
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PLANNING PERMISSION • TCPA 1976, SDBA 1974, UBBL 1984 • Development activities that require approval:
PLANNING PERMISSION
• 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
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PLANNING PERMISSION • Submit required documents to Local Authority – City Hall, City Council. •
PLANNING PERMISSION
• Submit required documents to Local Authority – City
Hall, City Council.
• Submission by qualified architect/planner
• Required documents:
• Layout Plan, Location Plan, Key Plan
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PLANNING PERMISSION – LAYOUT PLAN 6/18/2014 12
PLANNING PERMISSION – LAYOUT PLAN
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PLANNING PERMISSION • Location Plan 6/18/2014 13
PLANNING PERMISSION
• Location Plan
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PLANNING PERMISSION • Key Plan Noor Amila - VAB4052 CED 1 6/18/2014 14
PLANNING PERMISSION
• Key Plan
Noor Amila - VAB4052 CED 1
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PLANNING PERMISSION • Tabulation of Land use 6/18/2014 15
PLANNING PERMISSION
• Tabulation of Land use
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PLANNING PERMISSION • Qualified Planner 6/18/2014 16
PLANNING PERMISSION
Qualified
Planner
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PLANNING PERMISSION • Application Fee (Planning Guidelines by Local Authority) • Residential – RM30.00 per
PLANNING PERMISSION
• 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
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BUILDING PERMISSION • SDBA 1974 Section 70, UBBL 1984 Part II • Locations plans &
BUILDING PERMISSION
• 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
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SITE PLAN REQUIREMENT • Section 10 UBBL 1984 • Proposed building lot, lot & section
SITE PLAN REQUIREMENT
• 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
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PLANNING GUIDELINES & REQUIREMENT • Density, Plot Ratio, Land Use Type, Height Control, Plinth Ratio,
PLANNING GUIDELINES & REQUIREMENT
• 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)
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LAND DEVELOPMENT PROPOSAL Land Conversion Planning Permission Building Plan Approval Amalgamation & Subdivision of
LAND DEVELOPMENT PROPOSAL
Land Conversion
Planning Permission
Building Plan Approval
Amalgamation & Subdivision of Land
Certificate of Fitness for Occupation
6/18/2014
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PLANNING REQUIREMENT PART II Development Intensity 6/18/2014 22
PLANNING REQUIREMENT
PART II
Development Intensity
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DENSITY Land use Max. Density Allowable zone Person/ac Unit/ac • Residential land use (ppa) •
DENSITY
Land use
Max. Density Allowable
zone
Person/ac
Unit/ac
• Residential land use
(ppa)
• Intensity of use of land –
number of persons,
dwelling units, habitable
rooms etc, per unit area
of land.
R1
4
1
12
3
R2
24
6
48
12
R3
80
20
120
30
• Maximum persons per
acre of residential density
160
40
Public
240
60
Housing
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DENSITY Land Use Zoning Residential 3 Development Area 27.5 acre Assigned Density 160 persons per
DENSITY
Land Use Zoning
Residential 3
Development Area
27.5 acre
Assigned Density
160
persons per acre
Max persons/ Max allowable no. of
units for Land
160
ppa X 27.5 acre = 4400 person
1 unit = 4 persons, thus, 4400/4
=1100 unit
Gross allowable density = 4400 ppa or 1100 unit/ac
Plot A
300 units
Plot B
300
units
Plot C
250
units
Plot D
250
units
1100 units
Noor Amila - VAB4052 CED 1
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PLOT RATIO Area of the Plot: Total Floor Area of building Land use zone Max.
PLOT RATIO
Area of the Plot: Total Floor Area of building
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
Mixed Use C
1:2
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PLOT RATIO • E.g. Lot 345 • Zoning = C2 • Max. permissible Plot Ratio
PLOT RATIO
• 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
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POPULATION EQUIVALENT • Residential development requires provisions of community facilities & infrastructure. •
POPULATION EQUIVALENT
• 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.
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POPULATION EQUIVALENT • E.g. Lot 567, Zoning = R in CC, Max. permissible Plot Ratio
POPULATION EQUIVALENT
• 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
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RESIDENTIAL TYPE & MIN SIZE Residential Cost Min. Size (sq. ft) Low Cost 700 Low
RESIDENTIAL TYPE & MIN SIZE
Residential Cost
Min. Size (sq. ft)
Low Cost
700
Low Medium Cost
800
Medium Cost
950
Medium High Cost
1000
High Cost
1500
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PUBLIC AMENITIES & RECREATION • School • Primary- per 1500 residential units • Secondary –
PUBLIC AMENITIES & RECREATION
• 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’)
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PLINTH AREA • Proportion of land in a plot that is covered by a building/structure
PLINTH AREA
• 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%
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BUILDING SETBACK • Housing • Facing road - 40’ • Adjacent boundary – 25’ •
BUILDING SETBACK
• Housing
• Facing road - 40’
• Adjacent boundary – 25’
• Facing road – 20’
Industry
• Adjacent boundary – 10’
• Facing road – 40’
• Shophouse/ ShopOffice
• Adjacent – 25’
• Facing road – 40’
• Adjacent boundary – 25’
• Service Apartment
*10’ = 3.048m
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BUILDING SETBACK Building setback for Single House Roof Eave Roof Eave Shared Boundary Facing Road
BUILDING SETBACK
Building setback for Single House
Roof Eave
Roof Eave
Shared Boundary
Facing Road
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Boundary Line
Boundary Line
PARKING REQUIREMENT- RESIDENTIAL Building Type Parking Requirement (per residential unit) Low Cost Apt 1 car
PARKING REQUIREMENT- RESIDENTIAL
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 Medium Cost Apt
car park per unit + 10% for visitor
Motorcycle -30% per total car park
1
Medium Cost Apt
1.5 car park per unit + 10% for visitor
Motorcycle -20% per total car park
Medium High Cost Apt
2
car park per unit + 10% for visitor
Motorcycle -10% per total car park
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PARKING REQUIREMENT - INDUSTRIAL Floor space use Parking Requirement Manufacturing 1 car park per 1500
PARKING REQUIREMENT - INDUSTRIAL
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
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PARKING REQUIREMENT- COMMERCIAL Floor space use Parking Requirement Office 1 car park per 500 sq.ft
PARKING REQUIREMENT- COMMERCIAL
Floor space use
Parking Requirement
Office
1 car park per 500 sq.ft + 10% for visitor
1 motorcycle per 3000 sq.ft
Service Apartment
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?? 6/18/2014 37
THANK YOU!
QUESTIONS??
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