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Building Plans Submission and Approval Process

Sep 22, 2014



School of Housing, Building & Planning - 2011

Building Plans Submission and Approval ProcessRBS 201- Building Surveying Studio 1

Dr. Amin Akhavan Tabassi

ContentsConstruction Building Plan Prior Approval & Consent Project Life Cycle Project Development the Malaysian Context What required for submission? Classification of submission Prescribed Plans Legislature in the Planning Process Planning Permissions & Approvals

Construction Building Plan Construction details and planning are more difficult in some ways since the building process is dynamic as the site and the physical facility change over time as construction proceeds. Construction operations tend to be fairly standard from one project to another, whereas structural or foundation details might differ considerably from one facility to another. The Design and Planning teams must define the costs, time, quality and reliability of different options while at the same time insuring technical feasibility to obtain all the required approvals.

Who has to submit building plans? The short answer is everyone. Any new building and any alteration that adds on to or changes the structure of an existing building must go to the City's (Planning) Development Management Department for approval. If you redecorate your kitchen, or re-plaster your house, you don't need permission, because you haven't moved any walls around or altered the drainage system. But if you make a change to the structure, for example, add on a carport, or even just move the front door, you do need permission.

Prior Approval & Consent No one shall commence or carry out any building works without prior approval and consent from Building Authority

Building Works Includes any kind of building construction, site formation works, ground investigation in the scheduled areas, foundation works, repairs, demolition, alteration, addition and every kind of building operation, and includes drainage works

Exempted works Building works (other than drainage works, ground investigation in the scheduled areas or site formation works) not involving the structure of any building Drainage works for any existing building.

Project Life Cycle

Initiation Definition

Evaluation & Closure


Evaluation Implement ation

Project Life CyclePhase Purpose Introduce project to attain approval and create project charter. Focus attention on why the project is needed, what the objectives are, what is to be included & excluded, what financial and time constraints exist, what the business risks are and how the project should be approached. Document project scope, deliverables, and methods for containing scope. Create plan documenting the activities required to complete the project, along with sequence of activities, resources assigned to the activities, and resulting schedule and budgets. Execute and manage the plan, using artifacts created in the planning phase. This stage is concerned with ensuring you learn from the experience and is concluded with a Post Project Review. It is essential to learn from what helped and hindered along the way so that future projects can benefit. Formally review the project, including lessons learned and turnover of project documentation.


Definition Planning Implementation Evaluation & Closure

Construction Is A Process


Design & Planning

Site Acquisition



Design & PlanningArchitectural Design Civil & Structural Design Mechanical & Electrical Design Blue Print & Detailing Landscape Design Establish interface controls Complete fabrication plan Finish integration & test plans Complete operations & data analysis plans Project Planning and Scheduling Authorities Approvals Planning Sub-Divisions Building Design Structural Design M & E Design

Project Manager Civil Engineer M & E Engineer Land Surveyor Quantity Surveyor Architect Planner Researcher

Project Development the Malaysian ContextIn the Malaysian context project development similarly has its own Project Life Cycle which is divided into three (3) stages, namely, the predevelopment stage, the construction stage and the post construction stage. The close of a development project or the post developmental stage is when the completed property is handed over to the owner as required and stipulated by the Housing Development Act.(Malaysian Housing Development Act, 2010)

AppointmentsEvery person for whom building works are to be carried out shall appoint:


Authorized Person

Registered Structural Engineer (if required)

What required for submission? Prescribed Plans, Specified Form & Document Prescribed Fee Development Schedule

Classification of submission

Previously submitted for approval & resubmitted again with extensive revision Previously submitted for approval & resubmitted again Submitted for the first time

Major Revision Re-submission First submission

Major Revision Change in disposition / number of blocks Change in number of storey Major change in configuration of floor plans Change in principal use Substantial change in site area Change that seriously affect access to building Request for substantial modification/exemption/bonus Ground condition assumption incorrect Change results in Outline Zoning Plan (OZP) implication

Fundamentally reassessment A repeat of the centralized processing system necessitated

Prescribed Plans Block plan

Size & position of project building(s) & the nearby buildings & streets Key plan (if required)

Position of site Floor plans

Dimension, thickness, position of window etc Elevation plans

Bldg elevation, level and width of street etc Section plans

Prescribed Plans (cont.) Diagrammatic plan Plans regarding projection over street Showing the nature & dimension of projection Details plan Site formation plans Foundation plans Ground investigation plan (in scheduled areas) Structural plans Drainage plans

(No part of any building or structure or any of its appendages, shall project beyond the building line)

Legislature in the Planning Process

The laws, procedures and guidelines pertaining to the property development process in Malaysia are quite extensive. There are over fifty (50) laws and guidelines that may either be initiated or pose a constrain on decisions when undertaking a property development project.

The Most Pertinent and Crucial Laws to be Complied to Planning Process 1The National Land Code (NLC) 1965 (NLC, 2008)

2The Town and Country Planning Act, 1976 (Act 172)

3The Government Act 1976 (Act 171)

4Uniform Building By Law 1984 (UBBL)

5The Street, Drainage and Building Act 1974 (Act 133)

6The Environmental Quality Act 1984.

The Town and Country Planning Act, 1976

A very important tool used to manage land development is planning control, referred to in Part IV of the Town and Country Planning Act (TCPA), 1976 and planning guidelines. In Section 19, the TCPA states that no person, other than the local authorities, shall, commence, undertake, or carry out any development unless planning permission in respect of the development has been granted to him under Section 22 (treatment of application or extended under Subsection 24 (3) (lapse of planning permission) (LOM, 2006).

The Town and Country Planning Act, 1976

Various development plans (that is, the national physical plan; a structure plan, a local plan and a special area plan) has been formulated under Part III of the TCPA (TCPA, 1976) in order to guide the decision makers when processing planning permissions. These plans shall form the overall policies for future land development as well as used to establish zoning and planning standards concerning public facilities requirements, roads, open spaces, building setbacks, number of car parks etc. Basically, a layout plan that has been submitted must comply with the national and physical plan, the state structure plan, the local plan, a special area plan and all plans approved by the local authorities of the governing state.

The Town and Country Planning Act, 1976

The submitting party is also required to comply with a predetermined zoning requirement, strategic policies and government policies. Example, in the state of Selangor, any development on a piece of land that has been classified as class 3 and class 4 terrain, will not be approved for development by the respective local authority. Similarly, when it involves a composition of low cost, medium to low cost and medium cost housing and a specific race (that is Bumiputera or indigenous group) quota, the planner must prepare a layout plan that takes into consideration government policies, guidelines and other technical requirements.

General implementation of a development planA development plan in Malaysia is implemented within the framework provided under the National Development Planning that comes under the Town and Country Planning Act, 1976 (Act 172). The National Development Planning Framework (NDPF) comprises of three (3) levels of planning. 3 2 1

National Physical Council (NPC) at the Federal level.

The State Planning Committee (SPC) at the state level.

The local council at the local authorities level.

General Implementation of a Development Plan (Cont.)Any development involving land that is more than 100 hectares in size requires initial approval from both the State Planning Committee (SPC) and the National Physical Council (NPC). The NPC is chaired by the Prime Minister while the SPC is chaired b