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