DEVELOPMENT PLANNING

The development plans are principally instrumental in guiding future

development. The plans are required to be produce on a continuing basis by the State
Director of Town and Country Planning for entire state and the local planning authority
for a local authority area to guide and influence future development in the local authority
area. Development plans are principally aimed at enabling the Federal and State
governments to assist the local planning authority to produce plans to arrange the
different uses of land and to utilize the land efficiently in the best interest of the people.
It also to provide a logical extension to the socio-economic policies of the country as
outlined in the countrys Five Year National Development Plan. There exist stratified
development plans starting with the national physical plan and end up with local and
special area plans. In between we have consultation with the public eventually leading to
decision-making by the government authority.
THE TOWN AND COUNTRY PLANNING ACT 1976 (ACT 172)
Under the Act 172, the State Authority is responsible for the general policy in
respect to the planning, development and use of all land within the State. Each state
delegates its planning responsibilities through a State Planning Committee (SPC). The
SPC through its Secretariat, the State Town and Country Planning Department, will
monitor progress of the development plan implementation. Every local authority is the
local planning authority for its area and is amongst other things responsible to regulate,
plan and develop the use of all land and buildings within the local authority of local plans
by the local planning authorities.

Outline the strategic policies for the

purpose of determining the general
direction and trend of the nation
development.

National
Physical
Plan

Policy that touches the general

development issues and will not
display actual the actual land parcels.

Framework that follows the structure

plan

Both structure plan and local plan is a

complete development planning system

Emphasised o details of the proposed

development represented by a MAP
(layout plan).

DEVELOP

Special
Area
Plan

Physical
Development
Plans
Hierarchy

Structure
Plan

Local
Plan

Designated for special development

improvements, conservation or management

To provide detailed guidelines for planning and

development control

DEVELOPMENT CONTROL
Development Control is the process that regulates the development and use of
land. This includes the construction of new buildings, the extensions of existing ones and
the change of use of buildings or land to another use. Development such as new houses,
industrial buildings and shops is important for sustaining the economic success of the
district, but it is also important that we protect and improve the quality of the
environment, not only in our towns and villages, but also in our understanding
countryside. In the context of development planning system in Malaysia, development
control always refers to physical land use planning for cities, towns or countries planning.
It is process that enables the local authorities to assess proposed development in relation
to national and local planning policies and other relevant factors such as the impacts of
the proposed development on the environment.
Role: development control helps the development process and secures the communities
from bad implication of an ineffective planning
Function: to undertake and encourage the collection maintenance and publication of
statistics, bulletins, and monographs, and other publications relating to town and country
planning and its methodology.
DEVELOPMENT CONTROL TOOLS

As a roughly definition, tools here brings the meaning of implementation that is been
used. The meaning of control is a standard that is needed to be achieved in a certain
condition.
Any development need to be controls in order to creates a good place without having
to waste like the waste of land use. Because of that, the development control tools
is exist to avoid such mistakes in a development.
Although there are no complete list of a standards for the development tools, but
there is still a standard that is been followed by the developer for a new project that
need to be done by referring to this sources:
1. Legislative standards
2. Federal/Central government administrative standards
3. Empirical standards

FERDERAL/CENTRAL GOVERNMENT
ADMINISTRATIVE STANDARDS

LEGISLATIVE STANDARDS

Town and County Planning Act 1976 (Act 172)

Town and County Planning Act 1976
(amendment) 1995
Street, Drainage and Building Act 1974 (Act
133)
Local Government Act 1976 (Act 171)
Local by-laws that relate to development

Planning policies are formulated at the federal

government in order to assist the local authorities
in their development implementation.

These include the design and planning bulletins,

development and local plans manual, circulars and
handbooks that again aim to assist the public and
private development agencies.

EMPIRICAL STANDARDS

Principal or values that is gained from

experience, observation and also works over
the years e.g. road specification standards,
shop lot, residential, industry and facilities
standards.

Examples: road specification standard such as

the calculation of the curve, shop lot location
based on several factors, residential places,
industry and also facilities standards.

Guidelines is an indication of a future course of

action are. It is one of the development tools
used by the local authorities for the
development control.

Local authorities has played an important role

in order to make the development control tools
success such as Garis Panduan Warisan dan
Kawasan Pemuliharaan

The database that have the statistics about the growth

management program can be accessed in order to
provide a good and systematic ways in development.
By using the statistics also, the development can be
design to be in most cost effective ways.

The system will also provide transparency and

consistency in the development control procedure.

The process of development control involves a

technique for the systematic anthology of expert
quantitative examination and qualitative
judgement of project land use and property
development capability.

A systematic system is needed in order to control

the development process in order to provide a
good land use and others resources wisely.

DENSITY CONTROL

EXAMPLE OF PLANNING STANDARDS (ZONING)

Zoning; term used in urban planning for a system if landuse regulation objectives to avoid excessive land use.

The word is derived from the practise of designating

permitted uses of land based on mapped zones which
separate one set of land uses from another.

Zoning laws typically specify the areas in which

residential, industrial, recreational of commercial
activities may take place in a larger areas.

In the Town and Country Planning Act

1976 (Act 172), density means the
intensity of use of land reckoned or
expressed in terms of the number of
persons, dwelling units or habitable
rooms, or any combination of those
factors, per unit area of land; and for the
purpose of this definition, habitable
room does not include a kitchen,
storeroom, utility room, lavatory,
bathroom or garage.

COMMERCIAL DENSITY

RESIDENTIAL DENSITY
System of measurement expressing in mathematical
terms the number of people (population) or the
amount of housing (accommodation) divided by the
number of hectares including dwellings and gardens
plus half the width of surrounding roads.

Main function:

Ensure effectiveness of the land

Ensure variety of development in an area
To give reasonable minimum requirements for
comfort and a satisfactory environment
Ensure an adequate condition of community
facilities in an area.

Aimed at achieving a variety and division of

commercial activity which allows the town/city to
function at its most efficient level, ensuring a
balanced pattern of growth and commercials
needs also acting as a guide for the future
development.
It also ensures that adequate space is available for
movement, car parking and to safeguard sunlight
and daylight within the proposed layout of
buildings.
There is no common standard for measuring and
controlling the intensity of shop office use. E.g. Plot
Ratio.

Other planning standards including the plinth area, setback standard, sizes of road, streets and
back lanes, car parks and distance of public facilities within a community.

Development process:

Applicant

One Stop Centre

Secretariat

Checking document

Request Additional
Documents/Information

complete

eeeeee

LAND OFFICE

Land Conversion &

Subdivision
Application

LAND OFFICE
OSC Secretariat onward planning permission
to The land Office for the Land
Development applicant

PT Prepares the
Recommendation
Papers to the PTG

LOCAL AUTHORITY
PLANNING
DEPARTMENTS

LOCAL AUTHORITY
BUILDING DEPT.

Planning Permission
Application

TECHNICAL
DEPARTMENTS

Building Plan
Application

OSC Secretariat
(Compilation/sorting Recommendation Paper)

OSC Secretariat will refer decision

Of land development applicant
To the Land Office for Payments purpose

OSC Committee Meeting (Decisions)

OSC Secretariat

State EXCO Meeting

OSC Secretariat compile recommendation

papers to Forward to the Land authority Full
Council Meeting

DECISION

LAND OFFICE

Local Authoritys Full Council Meeting

(Confirmation)
APPLICANT
(Development Approval

FACTORS AFFECTING DEVELOPMENT PLANNING AND CONTROL TOWARDS COST

A planning and development control system should seek to ensure that there is suitable design
control at the local level to exert a positive influence over individual developments, thus improving
the general standards of individual developments which, all being well, will in turn assist the general
improvement of neighborhoods also. It is suggested that good design control should, more specifically:
I.

Ensure the overall attractiveness of individual buildings and ensure that any adverse impact
of new development on adjacent properties or localities is minimized

II.

Attempt to ensure that new development is compatible in design with adjacent properties, or
at the very least that it is not incompatible to an unacceptable extent

III.

Result in the choice of suitable and compatible building materials

IV.

Seek to ensure that any new development is of an appropriate scale to blend in with existing
development

V.

Ensure that there is overall harmony in the appearance of an area

VI.

Ensure that new development takes place in compliance with desirable health and safety
standards

Property cost is dependent upon many characteristics associated with that property such as
physical characteristics of property such as location of the site in relation to employment centres and
other recreational facilities. In addition the social and economic characteristics of neighbourhood,
including the presence of such amenities as view, parks, schools and community services affect cost.
Few factors can affect residential property cost such as infrastructure facilities, locational factors,
physical factors, legislative factors and demographic factors.

Infrastructure

Viable and good infrastructure will be the basic foundation for development of

Facilities

housing projects. Infrastructure facilities include basic public amenities

including transportation which will ensure timely delivery of service and goods.
Main amenities such as electricity, telephone and water will affect the
residential property cost. Comprehensive infrastructure will ensure the cost of
the property. Lacking this public facility could be construed as a sign of planning
deficiency or even planning blight.

Location Factors

The factor of location is very important in the determination of property costs.

Location is very unique as two adjacent sites may command different costs
depending on underlying factors of accessibility, physical terrain, size and

configuration. Location theory stated that property cost decrease when the
location is situated far away from town center. Whereas, property which are
located within town center are high in demand and the property cost will
increased. Higher property cost exists in good locations. Town center areas
activities such as economy, social and property market. The further the location
form town centers, the cost of property will decrease due to low demand.
Surrounding

The future of residential property depends on the development planning in the

Areas and

area located. Surrounding areas developments are interconnected especially in

neighbourhood

economic activities namely Neighbourhood areas. For example, residential

Development

property which includes commercial industries will have added advantages

especially in the property cost.

Physical Factor

Physical factors refer to the physical characteristics of a property. A physical

characteristic is different in residential property with other property types.
Differences in physical characteristics of the residential property itself may
cause differences in cost.

Building Features

In terms of size and number of rooms were perceived as the most significant
factors influencing the cost of residential property. Next to these is the
aesthetic appeal include design, finishes, etc. It was surprising to note that
these aspects were accorded high priority over running and maintenance costs
and the age of building or obsolescence.

Demographic

Demographic factors are primary derives of the real estate market.

Factors

Demographic factors include population growth and income levels.

Income Levels

Households which have the same tastes and income tend to live within the
same area. Therefore the size of households, income, age, education levels and
the availability and cost of mortage , financing have to be included in affecting
the types of housing and the costs. High-income residents will seek out a part
of city that may offer leisure facilities, parks, amenities and the most
convenient form of transportation and infrastructure. This also expose that the
proximate and relevant influences on the property are related to the same
influences operating on other properties in the neighbourhood.

Population

Increase of population whether locally or migration of others will increase the

Growth

economics of an area. Such situation will increase the residential property cost
when the demands exceed supply especially in goods and services which will
encourage investors to participate actively in an area. Increase of population in

an area will result in the demand for land. When there is an increase of
population in an area, the economic activities will increase in tandem with the
demand. Increased economic activities will result in the demand for residential
property market
Tenure of Land

Tenure of land had been distributed into two categories such as Freehold and
Leasehold. Tenure of land showed that it is importance and owner rights in the
property. There are two types of tenure such as Freehold and Leasehold.
Freehold means the owner can have their property for whole lifetime. Besides
that, leasehold is given limited years to the owner to own the property.
Freehold tenure has a higher of cost in property.

ADVANTAGES AND DISADVANTAGES OF DEVELOPMENT PLANNING AND CONTROL TOWARDS

DEVELOPMENT COST
ADVANTAGES:

Promoting overall benefit of the society and creating a distinct image of the city.
Guiding the development and use of land, curbing misuse of land.
Ensures that real estate developers or owners of landed property use their lands and
buildings in conformity with approved town planning schemes or master plans for the town
to prevent the chaotic and disorderly growth of the town concerned.
Regulates the character and appearance of buildings, their relationship to one another and
to open spaces, hence create healthy environment for living and working.
Sustain the ability of the urban environment through efficient city management, continued
surveillance of the urban system in maintained in order to check period depreciation and to
produce more urban facilities.
Attract additional dean industry into the central city.
It enhances urban economy by strengthen the economic base on urban poor through job
creation.

DISADVANTAGES:

Lack of planning tools which includes up-to-date base maps for settlements and regions. This
has hindered the preparation of development plans for settlements, particularly regions and
urban areas.
There is also no proper monitoring of planning schemes, which leads to abandoning of plots
in some cases by allotters.
It can be employed mainly as device for increasing tax revenue and making profit on land
operation.
It is intensive payment of condensation of resettlement of people and business.