UNIVERSITI TEKNOLOGI MARA

DEPARTMENT OF ESTATE MANAGEMENT

FACULTY OF ARCHITECTURE,PLANNING AND SURVEYING

GROUP ASSIGNMENT FOLDER

COURSE CODE: REM 256

COURSE NAME: LAND USE PLANNING
NAME OF GROUP MEMBERS MATRICS NO.
1) AHMAD ROZHAIKAL HAKIMI BIN AHMAD FIRDAUSS 2018232714
2) HAFIZZAL BIN HAMDAN 2018295908
3) MUHAMAD NURAZAN BIN MOHD JAYADI 2018408214
4) NUR BATRISYIA ALIAH BINTI YUSMAR 2018408228
5) SITI NORHAMIZAH BINTI HAMID 2018220744
6) WAN SOFIYA BINTI WAN AZHAR 2018656516
GROUP LEADER 2018691284
MUHAMMAD FAIZ BIN KAMARUZZAMAN
ASSIGNMENT TITLE

DUE DATE OF ASSIGNMENT: 26/6/2020 SUBMISSION DATE: 26/6/2020

Declaration : We declare that no part of this assignment has been copied from other person’s
work except due acknowledgment is made in the text and no part of this assignment has been
written for us by any other person except where such collaboration has been authorized by the
lecturer concerned .

Group’s leader signature : Date : 26 JUNE 2020

…………………………….
A lecturer has and may exercise a right to not mark this assignment if the above declaration has
not been signed . If the above declaration is found to be false , no mark will be awarded for this
assignment.

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TABLE OF CONTENT
NO. CONTENT PAGE

1. ACKNOWLEDGEMENT 3

2. INTRODUCTION 4

3. DEVELOPMENT AND JUSTIFICATION 5–6

3.1 Proposal Concept of Linear City
3.2 The Justification
4. LOCATION OF THE SITE 7–8

5. DESCRIPTION OF THE LAND 9 – 14

6. COMPANY AND PROJECT LOGO 15

7. PARTICULAR OF LAND TITLE 16

8. FACTORS TO BE CONSIDERED 17 – 25

9. FLOWCHART OF PROCESS TO APPLY PLANNING 26 – 31

PERMISSION

10. PROPOSED MODEL LAYOUT 32

11. CONCLUSION 33

12. APPENDICES 34

13. REFERENCES 35

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1.0 ACKNOWLEDGEMENT

First of all, we would like to thanks to Allah because give us a chance to complete this case study
just in time. We faced with lot of difficulties on finding the information to complete this task, but
our group still manages to complete it.

Then not forget to express our special thanks of gratitude to our beloved lecturer who had given
give us the golden opportunity to do this wonderful assignment of land use planning which is Sir
Mohammad Fitry bin Md Wadzir. He also being such good guider for us while we doing this task.
He had given us appropriate example and knowledge in order to make us understand more about
this assignment. From this, we came to know about so many new things.

Next, we also want to thank other groups which willing to share their information about this
assignment even they got different task, they still have a kind-hearted to help us finished this
assignment. Despite them we do not think we will be able to complete the task in time. They 're
giving us lots of new ideas on the task. They support us as well, by giving us courage.

Lastly, we also like to thanks to our family especially our parents who have tried their best to give
their support for us either by giving us a lot of encouragement for keep up with this task or by
supporting the financial for use to pay all the cost required to complete this assignment.

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2.0 INTRODUCTION

As we know land is a finite resource. We humans need to use the land to its maximum potential.
But proper planning must be in place for every action that needs to be taken on the ground to avoid
land waste. Land use and town planning therefore play a big role in any development. Every local
authority has set standards for each development that is to be constructed in a given area. Land use
planning is important in order to avoid any undesirable issues during and after development such
as pollution, squatters, social problems, traffic problems and much more. Therefore, each
developer must obtain a planning permit from the local planning authority before undertaking any
construction work.

We as a developer has to develop a Mixed Development Residential Area on a land that is

owned by our company located at Batu Gajah with proper manner. Development has to be achieved
to the maximum and best use of the said land in our view. We have been to Pejabat Tanah and
Daerah Perak Tengah and Pejabat Tanah and Daerah Kinta. To submit to local planning authority
for application of planning permission, we prepared a complete planning report with proposed
layout design, development concept and construction details.

Without planning permission, any development works cannot be started. When the planning
permission is already obtained, only then the development works can be started The development
must abide by the rules and regulations set out in the Planning Standards and any construction
must be subject to the permission to build. If the developer has not fulfilled the development
required by the planning permission, the developer will be liable for the development charge that
could be imposed on the developer. The land use planning is very important for every development
to fully utilize the land for achieving the highest potential of the land.

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3.0 DEVELOPMENT CONCEPT AND JUSTIFICATION

3.1 Proposal Concept of linear city

Based on our studies and observations on the types of residential house in surrounding
Batu Gajah, most of the developers have built a single-storey terrace house and double-storey
terrace house for residential near town batu gajah and surrounding it and most of the house
there is a low cost. There is no high-rise property like Condominium, Apartment, Semi-
detached house and others since batu Gajah is a small town near the village. Most of the locals
are small potential buyers who can't afford to buy expensive house because most of the locals
who stay in Batu Gajah are in the group B40. In addition, batu gajah is 20 minutes away from
Bandar Seri Iskandar which is better than the facilities offered, more development and more
job opportunities.

So, the concept which has been selected for our mixed residential development is linear
city. However we chose linear city as our development model because it is very suitable due
to its position close to KTM station. Other than that, our position is also close to Ipoh Lumut
highway. So, essentially these facilities offered various kinds of job opportunities and there
must be potential customers within the community automatically.

Furthermore, the proposed development of housing types in our area are the Single
Storey Low Cost Terrace House and Double Storey low Cost Terrace House. There are 32 unit
of Single storey terrace house which consist of 4 units corner lot and 28 units of inter lot that
covers 87,120 sq. ft. . Meanwhile, there are 46 units from the development area in the double
story house. Then for the left 30% with road, landscape, substation and playground with
courtyard within the area are fully utilized. The group in that area will then use all the facilities
in the construction area while at the same time establishing a positive community atmosphere
and relationship.

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3.2 The Justification

a) For our proposed development, as mentioned earlier, we used 70% for residential buildings
and 30% for buildings, open spaces, roads, landscapes and so on. Our total land area of
development is 7 acres.
1) The 70% of residential house consist of 4.2174 acres including Single Storey Low
Cost Terrace, Single Storey Medium Low Cost Terrace and Double Storey High
Cost Terrace.
2) Remaining 30% of open space is 2.125 acres including of road, landscape,
substation and playground.

Open Space

 Open space are provided for the purpose of outdoor activities like recreation, sports
and TNB substation.
 We have playground for children for sports, while for adults there is a futsal court in
the playground.

Boundary

 Our development area obviously located near to main road and railway station.
 Therefore, the main purpose of our development is to give economy growth to the city.

Street System

 The Local Authority has actually specified the road width according to the planning
standard, since each road has different purposes and functions.

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4.0 LOCATION OF THE SITE

Figure 1: The location of the site from google map

Figure 2: The location of the site from google satellite

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Our subject property is located in Batu Gajah which the journey from Universiti Teknologi
Mara (UiTM) Kampus Seri Iskandar to that site is about 20 minutes. The land is accessible
by heading to east using highway Ipoh – Lumut. The subject property is an interior lot and
around 721.5 km and its takes 30minutes to the main road. Besides that our subject property
is also near to KTM station which it can be one of the frequent use transport for local at
our development once it finish. Our subject property also is near to Bandar Batu gajah. Our
subject property has various facilities such as school, restaurant and transportation.

Neighbourhood area

The subject property is surrounded by various amenities. Right next to each of our subject
property is the nearest facilities where the subject property is fronting to KTM Batu Gajah
and there is a residential that newly develop nearby the subject property.

Other than characterised as near to a residential area, the subject property also nearby local
restaurants like Pusat Makanan Batu Gajah, Anakgonda restaurant and Anjang Corner.
Plus, there is also a public school like SMK Toh Indera Wangsa Ahmad. So, we can see
that these restaurants usually always be full of customer and the school will fill the student
going to school and back from school. Also not to forget to mention is that the Muslim
community can pray at the Surau near SMK Toh Indera Wangsa is Surau Seri Mariah.

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5.0 DESCRIPTION OF LAND

Figure 3
1. Topography

 Definition – The definition of topography is the arrangement of natural and artificial

physical features an area. Which is the shape and feature of land surface like the terrain,
hills, river that showed in the maps.

 Subject land – We can say the condition of land, which is mostly flat land area, as we
inspect our subject land.

2. Contour

 Definition – Contour can be refer to the line on the map that representing imaginary
line on the land surface. By all the point of which are at the same elevation above the
datum plane, usually mean sea level.

 Subject land – We can say the condition of land, which is mostly flat land area, as we
inspect our subject land.

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3. Geology

 Definition – It can be defined as the science which deals with the physical structure
and substance from the earth, their history, and the processes which act on them. The
geological features of an area.

 Subject land – Our subject land has a potential to make residential as our propose to
develop a mix residential on that land. The terrain is flat and it possible to have problem
issue like landslide in the future.

Figure 4

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4. Landscape

 Definition – Landscape can be defined as all the visible features of an area of land,
often considered in terms of their aesthetic appeal.

 Subject land – The subject land landscape has a lot of abandoned trees and grass that
growing evenly. For overcome this problem, we need to hire professional workers
with their equipment to clean the unwanted things that disturbing the land to be
construct.

Figure 5 Figure 7

Figure 8

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5. Physical Environment

 Definition – Physical environment means the part of human environment that

includes purely physical factors like soil, climate, water supply and others. It also
applies to the level of sanitation, ambient noise , lighting, quality of indoor air and
their location within the community.

 Subject land – The subject land that we choose is a vacant land that located at Lot
32653, Batu Gajah, Kinta, Perak. The road is the only things that separate our subject
land and KTM Batu Gajah. Also it near with Kompleks KTMB Batu Gajah, Surau
Nuriman and some residential.

6. Water Bodies

 Definition – It means to any significant accumulation of water, generally on planet’s

surface. The terms most often refer ocean, river and lake but it includes smaller pools
of water such as ponds, wetland and rarely puddles.

 Subject land – Based on our observation and research on the surrounding of our
subject land, we did not found any water body like river, lake and others.

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7. Catchment and Natural Features

 Definition – The catchment can be defined where water collected by the natural
landscape, especially the collection of rainfall over a natural drainage area. While
natural features can be defined as part of the land, which also means that were created
by natural processes such as mountain, river and others.

 Subject land – Our subject land is flat and not hilly, as we can see when we do
inspection. There is no catchment built over the natural drainage, but on that land
there is a drainage network, and because the land is flat, no catchment is required so
there is not too much water falling from rainfall. It can be controlled by the natural
features which the soil can absorb.

Figure 9

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8. Survey of Trees and Vegetation

 Definition – The tree can be defined as a woody perennial plant, typically a single
stem or trunk growing to a considerable height and bearing lateral branches at some
distance from the ground. Different form tree, vegetation can be explained as plants
that considered collectively, especially those found in a particular area or habitat.

 Subject land - Based on our observation at our subject land, we can say that some
part of the land is fully covered by the various trees and shrubs. As the land is
abandoned land because it is not be maintain always. Before do the construction on
the land, we must clean all the trees and vegetation that cover up the land.

9. Particular of Building

 Definition – The building means a structure with a roof and walls, such as house
or factory or in other words the action or trade of constructing something

 Subject land – Since our subject land is a vacant property, no building grows in the
area. It shows that the land can be built with something like our plan to build a mix
of residential properties.

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6.0 LOGO FOR OUR MIXED RESIDENTIAL PURPOSED

Figure 10: Company Logo

Figure 11: Project Logo

15
7.0 PARTICULAR OF LAND TITLE

Figure 12: Land Title

Title of our subject land as at above. The number of type and title is GRN 6226, and lot number is
lot number 32653. The location of the site is proposed at Batu Gajah, in Kinta district, Bandar Batu
Gajah. The proposed site has 2,9542 hectares of land, or 7 acres. Tenure of the property of this
land is freehold. It's not a land reservation, either. Then, the number of the certified plan is 29678
and the quit rent is RM561.00. For the land use category, express condition and interest restriction
it is not mentioned in the title.

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8.0 FACTORS TO BE CONSIDER IN DEVELOPMENT

LOCATION

 Refer to the strategic location which will attract many people to purchase the property. It
is important because buyers will usually look up the location whether it is close to all the
facilities or not. Our location is closer to the town which is Pekan Batu Gajah and Ipoh.
Ipoh is the capital of the state and the Perak administrative centre.

FACILITIES

 • Property surrounded by facilities in development will be considered. Our development

area provided lots of facilities including surau, kindergarten, playground, business district
and railway station (KTM) as well. Surau Nuriman Kampung Pisang and the KTM Batu
Gajah are some of the facilities provided.

JOB OPPORTUNITIES

 • Since our property is surrounded by the city, the residences can be offered a lot of job
opportunities. The community staff and the commercial office will purchase our property
because it is closer to the work place. In addition, the KTM workers can also buy our
property because our residential area is only a stone's throw away from the KTM. As a
result , many people would like to buy the nearby property with their own workplace and
raise the demand for the nearby land.

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LAND USE ANALYSIS
Land use analysis calculate how many house that can be built on propose land using planning
standard and a calculation providing facilities and open space. In this report the proposed land area
is 7acre equal to 304,920 sq. ft. with plinth area 70% of proposed land and 30% facilities and open
space.

Plinth area

 70% of 7 acre
 4.9 acre/ 213,444 sq. ft.

Type of Lot Built up Density Total land area Percentage (%)

house area unit

Low cost -  Corner lot 20’ X 75’ 6 87,120 sqft

Single storey  Inter lot 16’ X 75’ 24 2 acre 213,444 sqft
X 70%
terrace house (32 Unit) (87120 sq. ft. )
 28.57%
(16 unit/acre)

Low cost -  Corner lot 25’ X 45’ 8  Proposed land

Double  Inter lot 15’ X 45’ 38 2.9 acre X 43,560 125,235 sqft
storey terrace (46 Unit) X 70%
= 126,324sqf t 213,444 sqft
house
(16 unit/acre)  Building  41.07%

43560 sqft
16unit
 2,722.5 / sqft
2,722 .5sqftX 46unit
 125,235 sqft
 Occupied land of
2.9 acre
126,324 sqft  125,235 sqft
 1089 sqft
(These an extra
amount that
supposedly to be used
in residential but now
it is used for facilities
and open space)
TOTAL 78 Unit 212,355 sq. ft. 69.64%

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Facilities and open space

 30% of 7 acre
 2.1 acre/ 91,476 sq. ft.

Add with balance area

 91,476sqft + 1089 sq. ft. (balance area)
 = 92,565 sq. ft.

Total Area
 2.125 acre
 92,565 sq. ft.
 30.36%

No Description Acre Square Feet Unit Calculation Percentage

. %
39,204 sqft
1. Road 0.9 39,204 1 X 30.36%
92,565 sqft
12.86%
 12.86%

2. Substation 0.05 2,178 2,178 sqft

X 30.36%
1 92,565 sqft 0.71%
 0.71%

. 1.1 47,916 1 47,916 sqft

X 30.36%
Landscape 92,565 sqft 15.72%
3  15.72%

4. Playground 0.075 3,267 1 3,267 sqft

X 30.36% 1.07%
92,565 sqft
 1.07%

TOTAL 2.125 92,565 4 30.36%

ANALYSIS
At first we planned to do 70% for plinth area and 30% for facilities and open space, but after we
estimated it turned out to be just 69.64% for plinth area and the balance we applied to facilities
and open space is 30.36%. Ultimately, this proposed development is now completely utilized at
100%.

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PLANNING STANDARD

The developer must follow the requirements from the planning policy for any new
construction to ensure that the developer does not have to pay for construction fees. Planning
standard is characterized as a written document consisting of guidelines to be used for the planning
of an area of development. The planning standard was used by local authorities to monitor the
development and to ensure uniformity, comfort and safety for that area.
As our development area is in Batu Gajah district, we went to Majlis Daerah Batu Gajah
to get the planning standard. Our purpose mixed residential development are according to this
planning standard.

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PLANNING STANDARD OF RESIDENTIAL DEVELOPMENT

Density Type of house

 Bungalow
Low  Detached house
(1 unit- 21 unit/ acre)  Semi-detached house
 Low cost terrace house
 Medium cost terrace house
 High cost terrace house
 Town house

Medium  Flat house

(21 unit- 70 unit/ acre)  Apartment
 Condominium
High
(71 unit- 100 unit/ acre)
 Low cost Apartment

 Standard built up area for our proposed development

Type of house Standard

i. 18’ x 65’
Single storey terrace house ii. 20’ x 75’
iii. 22’ x 75’
i. 15’ x 45’
Double storey terrace house ii. 25’ x 45’
iii. 25’ x 54’

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NUMBER OF PROPERTY AND INFRASTRUCTURE PROVIDED

Only 69.64% of our land which used to build all residential units for our development,
according to our land use analysis. Another 30.36% of the land is used for open space, as well
as all facilities reserved for this development. In addition, we have 2 styles of house used in
our residential that is low cost single story terrace house and low cost double story terrace
house.

Next is we used another 30.36% for our facilities and open space area that we provide for the
residents in our development area. The facilities and open space that we provide in our
residential is road, landscape, playground and the public amenities is substation. All the
building and the infrastructure that had been chosen to be constructed are stated below:

PROPOSE RESIDENTIAL AND INFRASTRUCTURE

i. Low cost single storey terrace house – 36 units

Figure 13: Low cost single storey terrace house (36 units)

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i. Low cost double storey terrace house – 46 units

Figure 14: Low cost double storey terrace house (46 units)

ii. Playground – 1 unit

Figure 15: Playground

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iii. Substation – 1 unit

Figure 16: Substation

iv. Landscape

Figure 17: Landscape

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v. Road

Figure 18: Road

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9.0 A FLOWCHART OF PROCESS TO APPLY PLANNING PERMISION

Submit the application

The application shall consist:

Form A, application fees, layout plans, copy of document of title, certified plans,
proposed development report

Review the application

Register the application

Refer application from propose development report, development plan, planning guidelines

Refer to the state’s town planning committee

Applicant receive written detained

Applicant fulfilled the conditions in 7 days

Applicant has to amend the plan

Written notice to the neighbourhood

Planning control committee meeting

Meeting decision is notified to the applicant

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PROCESS OF REACQUISITION AND RE-ALIENATION

In order to develop a piece of land into development area, it must be through the process of
reacquisition and re-alienation. The purpose of this process is to develop some of the land as
development area and to keep another balance of land as it on condition. The process is
according to section 204 (A) National Land Code, in a form of 12 D. There are few things that
need to fulfill before the approval of the application.

 APPLICATION FEE
Before submit the application, the applicant needs to pay in sum of money as much as RM 50
per plot. After the application is approved, then it will go through to next step.

 FEE AFTER APPROVAL

The fee is according to notice 5A, refer to the state of land regulation.

1. Premium
2. First year tax
3. Payment of new holding in sum of RM 100 per lot
4. Payment of draft issued in sum of RM 10 per draft
5. Payment of notice in sum of RM 50

The application will be process and going through to consent of State Authorities under the
Chief Minister of the State.

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APPLICATION OF SUB BOUNDARIES / ‘PERMOHONAN PECAH SEMPADAN’

No. Content
1. Application form- form 9A – 4 copies
2. Layout Plan that has been approved by JPBD/PBT – 8 copies
3. Application fees – RM 50.00 / lot
4. Copy of Titles
5. Copy of Official Search for Title
6. Copy of Quit Rent receipt for the first year
7. Approval letter from every person and bodies that is interested in register for title
8. Document letter for Power of Attorney that is applicable if application is made by
any person under letter Power of Attorney
9. Letter appointment of licensed surveyor
10. Copies of applicant’s ID and ownership registered land (if any)
11. If land is owned by company / bodies, applicant have to attach the following:
i. Memorandum article and association (M&A)
ii. Form 24
iii. Form 49
iv. Lampiran A / Lampiran AI (Information on member Board of Directors of the
Company

Other than process requisite dan re-alienation, we are required to apply for sub boundaries the
proposed land into the lot that will be developed. Sub boundaries process is according to section
142 of national land code, under form of 9A.

The process of sub boundaries is elaborated as below:

 The application will be process and going through to consent of State Authorities under
the Chief Minister of the State.

 After the application has been approved, there are fee after application which is:
i. Sum of new holding – RM 100 / lot
ii. Sum for draft of new holding – RM 10 / lot

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ZONING REQUIREMENT

Zoning requirement is a one of the techniques used in development control where it helps to
protect the land from being misuse in development. The purpose of having zoning requirement
is to controlling and ensures that the land is being developed in line with standard and fulfill
the social, economic and physical needs with maximize its highest and best use.

There are types of zoning requirement in town and country planning. It can be divided into land
use zoning, height zoning and density zoning. In this proposed development, we only elaborate
about land use and density zoning as height zoning is not in content of developing low cost
single terrace house but is more often for strata.

LAND USE ZONING

 Land use zoning can be defined as zoned for different use for different use of land in
areas. The main use of land are residential, industrial, commercial and agricultural.
 The category of land use in this proposed development land is already for residential
purpose.

DENSITY ZONING

Density zoning can be defined that how many people can be fit in the land before developing
it into development area whether in residential, commercial or industrial. In residential
development there are three categories of density which is low density, medium density and
high density. All of three has the specific density which is:

 Low density : 4 persons per acre to 40 persons per acre

 Medium density : 48 persons per acre to 120 persons per acre
 High density : 160 persons per acre to 400 persons per acre.

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 ELEMENTS DESCRIPTION

Number of house / units 32-unit single storey terrace house low cost
46-unit double storey terrace house low cost

Size of land 7 acres

Person per unit 5 persons

Calculation:

78-unit (32-unit single storey terrace house low cost + 46-unit double storey terrace house low
cost) x 5 person / unit

390 ÷ 7 acre

= 55.714

56 person / acre

 The density zoning for our proposed land can be category as medium-density residential
zoning because number of persons per acre is more than 48 person and not more than
120 person per acre.

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ROAD RESERVE

In order to develop a land into residential development area, we are required to reserve a space
for road as accessibility for the public to use it to come and go in the area. In this proposed
development, we reserve as much as 39, 204 square feet for road reserve which is including
main road, pedestrian walk. Reserving the road is according to the planning standard of Dewan
Bandaraya Ipoh.

ROAD RESERVE ACCORDING TO PLANNING STANDARD

Type of Road Standard

Main road a) 132’
b) 100’
c) 80’
d) 66’
Services road
Residential 40’
Slip road 40’/50’
End road
a) Width 40’
1500’
b) Maximum Length

Back lane 20’

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10.0 PROPOSED MODEL LAYOUT

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11.0 CONCLUSION

Through of our assignments, we had gain a lot of knowledge and skills on how to develop
a vacant land from nothing till it have a high potential in terms of development. All
development of the said land must refer to the planning standard that has been provided by the
local authority as a guidelines to ensure that the development does not obey the law.

In addition, based on our studies through the planning standard, we had learned that every
development either on residential, commercial or industrial has its own standardization
according to the planning standard provided by the local authority.

Referring to our concept of development which is linear city concept, we had already
planned that the land that need to be developed is fully utilized. The concept is focusing on
neighbourhood which every community can feel the mutual benefits together. Our concept is
to make sure the community there can live and have easy access to many places since it is near
to KTM and highway. Also we are encouraging people in Batu Gajah can purchase the house
since it is a low cost house.

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12.0 APPENDICES

34
13.0 References

1) Pejabat Tanah dan galian Kinta

2) Pejabat tanah daerah Perak Tengah

3) Jabatan pemetaan

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