DEVELOPMENT CONTROL TOOLS

What is development controls tools ?

•As a roughly definition, tools here is not a machineries or an equipment that is use for the development controls. The tools here brings the meanings of implementation that is been used. The meaning of controls 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 controls 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:

Legislative standardsFederal / Central government administrative standardsEmpirical standards

Legislative Standards Piawaian Undangan

Town and Country Planning Act 1976 (Act 172) Town and Country Planning Act 1976

(amendment) 1995 Street, Drainage and Building Act 1974 (Act

133) Local Government Act 1976 (Act171) Local by-laws that relate to development

Federal/Central Government Administrative Standards

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

Principles 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.

GUIDING PRINCIPLE

Guidelines is an indication of a future course of actionare. It is one of the D.T. used by the local authorities for development control.

Local authorities has played an important role in order to make the development control tools success such as the “Garis Panduan Warisan dan kawasan Pemuliharaan”.

Examples of GuidelinesSAFETY AND SECURITY

Safety and security in the design, to minimize crime and vandalism.

Security aspects should be considered as an integral part of the overall scheme design.

Public and private areas should be clearly distinguishable, (private, semi-public or public).

Encourage public areas being overlooked by habitable rooms and kitchens to permit surveillance.

Designated play areas being within sight of the child’s home.

Cont…

1. Facade should be retained unless needed for preservation and maintenances

2. Redevelopment of certain building in the conservation area may be allowed depending on the situation.

3. Any alterations or additional to the existing building only allowable depending to the design proposal merit system

4. Internal renovation can be allowed with the council (MPPP) approval

5. Adaptive Re-use can be allowable as long as the existing façade is not ruin or touch

6. Restoration of the roof must be from original materials or equivalent.

7. Mechanical equipment should be screen from the road level point of view.

PENANG GUIDELINES FOR CONSERVATION AND DEVELOPMENT CONTROL

Guidelines to Heritage Building Category II

DESIGN GUIDELINES OF CAR PARK PODIUM FOR SAFETY PURPOSES

DESIGN GUIDELINES OF BALCONY RAILINGS FOR SAFETY PURPOSES

GEOGRAPHIC INFORMATION SYSTEM

The process of development control involves a technique for the systematic anthology of expert quantitative examination and qualitative judgment 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.

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.

PLANNING STANDARDS

Planning Standards is a Government manual of criteria for determining the scale, location and site requirements of various land uses and facilities of specific development program.

The uses of planning standards is to ensure that every developments project are unfailing, comfortable and safe.

Planning standards will help to avoid conflicts in land or building use.

ZONING Zoning; term used in urban planning for a system of

land-use regulation objectives to avoid excessive land use.

The word is derived from the practice 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 or commercial activities may take place in a larger areas.

Examples of Planning Standards

DENSITY CONTROL

•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.

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.

In a simpler words; Number of dwelling units in an area.

e.g. Low density 1 - 6 unit per hectare = 5 - 30 population

Medium density12-15 unit per hectare = 50-75 population

High density 60-100 unit per hectare = 300-500 population

The main function of residential density are to :

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.

COMMERCIAL DENSITY CD standards is 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, etc., 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 or office use. E.g. plot ratio

PLOT RATIOIn the Town and Country Planning Act 1976 (Act 172), plot ratio means the ratio of the total floor area of a building to the area of the building plot as measured between the survey boundary lines or, if there are no survey boundary lines, between the provisional boundary lines. It is used to control the density for developments other than for the residential area.

Plot ratio standards express the relationship between the gross area of a site, and the total gross floor area of a building.

In a easier words; the area of total floor including external wall to the area of floor inside internal walls.

PLOT RATIO = GROSS FLOOR AREA OF BUILDING _____________________________

GROSS SITE AREA

PR = 1234

abcde

SETBACK STANDARD

Detached Setback Standard Terrace House Setback Standard

Semi-detached House Setback Standard

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