SBQ 4424 Project Evaluation and Development

ASSIGNMENT 1 : DEVELOPMENT PROCESS

ASSOC. PROF. DR. RAZALI BIN ADUL HAMID

16 MARCH 2013

Group Members:

AHMAD HAFIZ BIN HAZLAN SX100493BQJ04

NORSHAHIDATUL AISHAH MOHD AKASAH SX100531BQJ04

SUHAILI BINTI SUPARLAN SX100551BQJ04

NUR AIN BINTI HARUN SX100533BQJ04

HEMALA DEVI D/O THIYAGARAJAN SX100502BQJ04

 TABLE OF CONTENT

1.0 COMPANY DATA

1.1 Company Information

2.0 SITE SELECTION

2.1 Introduction
2.2 Project Background
2.3 Selection of Site

3.0 DEVELOPMENT PLANS

3.1 Land Use Zone
3.2 Planning Permission Plan

4.0 PROPOSED SITE FOR REGIONAL DEVELOPMENT IN CONTEXT

5.0 LAND OWNERSHIP

5.1 Details of The Land
5.2 Procedures of Land Ownership
5.2.1 Land Title Without Condition and Blockade
5.2.2 Land Title With Condition and Blockade

6.0 APPOINTMENT OF CONSULTANTS

6.1 Introduction

7.0 CONVERSATION OF Land Use

7.1 Introduction
7.2 Procedures for Application Conversion of Land Use
7.3 Flow Chart of Land Conversion

2
8.0 SUBDIVISION, PARTITION AND AMALGAMATION OF LAND
8.1 Introduction
8.2 Application for Subdivision/ Partition/ Amalgamation From PTG
8.2.1 Procedures
8.2.2 Flow Chart
8.3 Application for Subdivision/ Partition/ Amalgamation of Land Approval
From PTD
8.3.1 Procedures
8.3.2 Flow Chart

9.0 APPLICATION FOR PLANNING APPROVAL BUILDING PLAN APPROVAL

INFRASTRUCTURE PLAN APPROVAL
9.1 Introduction
9.2 Required Document

10.0 Appendix

3
1.0 Company Data

Company Name One City Properties Sdn Bhd

Company Address 25-1, Jalan USJ 21/10,

UEP Subang Jaya,
47630 Subang Jaya,
Selangor Darul Ehsan.

Website http://www.onecity.com.my

E-mail [email protected]

Telephone No. +603-8023 9988

Fax No. +603-8024 9185

Principal Activities Properties Developer

4
2.0 SITE SELECTION

2.1 Introduction

To develop a project, developer needs to put into consideration on a few important

factors on selecting the location/site for the related project. For a success and potential
project, these are the key of implementation. Basically, there are many factors influencing the
decision making in selecting a site for a project:

Location
Legal considerations
Market
Environmental matter
The planning policies of the local authority
Public utilities
Government assistances
Types of development that will be carry out
Ownership and acquisition procedures
Physical characteristics and properties of the site
Strategy of development by the developer

Therefore, the main factor for a development is the location of the site as mentioned
above and it also determines the achievement of the project development. For that purposes,
developer should decide the type of development according to the site condition and it
surrounding and facilities equipped on the site chosen.

5
 2.2 Project Background

UEP Subang Jaya area (known as USJ) booming with residential land use activities
and businesses where the population is more than 150,000 people. In 1993, property
developer Sime UEP Properties Sdn. Bhd. has made plans of development on the UEP
Subang Jaya with the proposed mixed-use development. Has formulated a development plan
approved on 19 September 2003. Based on the approval, there are many major commercial
areas exist such as the Taipan in USJ 10, Business Centre USJ, USJ 9 and 21.

Given the development plan drawn up covering a large area, so there are some areas
that have not yet developed by Sime UEP especially in USJ 25 and 26 are surrounded by
Road and Highway. This phenomenon has attracted developers One City Properties Sdn.
Bhd. to develop the land lots in USJ 25 with a proposed commercial development was
approved by the Council drafted and part of it is under construction. Subsequent to the
approval, then the developer intends to grow this two parcels of land that have been approved
by the Council as open space (Garden City) and health center.

Based on the studies, the developers have been there a health center site in Putra
Heights area of 2.70 acres, capable of catering for the needs of residents in Putra Heights and
surrounding areas. In addition, Gujrat City itself has had some health centers such as Subang
Jaya Medical Centre, Sunway Medical Centre and private health centers other. Thus, the
developer intends to make re-planning of the site open space (Garden City) and health centers
ensures it more viable. Based on the potential development of the site, it is suitable developed
as a commercial lot from health centers. Therefore, the developers felt that the area is planned
to ensure continuity of development with the surrounding area as practicable.

To enable this project were approved by MPSJ Planning permission, the developer
has appointed PIR Planners as a qualified planner to prepare a Plan of Arrangement and the
Proposed Development Report (LCP) for a consideration of the Subang Jaya Municipal
Council

6
2.3 Selection of Site

Location of Proposed Site

The site is affected by the proposed development is Lot PT 2964.

Location of the proposed site located in USJ 25 and near Highway Damansara
- Puchong.

In terms of its geographical position, its just located approximately

6km south of Bandar Puchong, 10km to the southwest of Sri Kembangan city
center, 11 km to the southeast city of Gujrat, 13km south of Kuala Lumpur
City and 20 km to the southwest of Kuala Lumpur. Between nearby residential
gardens is predicated as Taman Bukit Puchong Perdana Park City, Park
Saujana Puchong, Taman Putra Coast, Cyberjaya and so on (see Key Plan and
accompanying Location Plan).

In more detail, the most important landmark to identify the proposed

site is there in the midst of building construction shop, Toll Plaza Mall in USJ
23 High School and Shell petrol station (see attached location plan). The
entrance to the site is via Harmony Road which can be connected directly to
the Damansara - Puchong.

7
8
Index Plan

9
Key Plan

10
Location Plan

11
3.0 DEVELOPMENT PLANS

The proposed site is in the Petaling District and under the control of the Subang Jaya
Municipal Council (MPSJ). Therefore, the policies and the policies outlined in Subang Jaya
Local Plan have been properly considered before development plans can be implemented on
the project site.

3.1 Land Use Zone

According to Subang Jaya Local Plan, the proposed site is located within Planning
Block 3.7 (Bandar Putra Heights) and are zoned as open space (garden city) and health
centers (Refer to the Proposed Land Use Map attached). Position and location on the
residential and business areas are well maintained so that it can be available to support the
development around it.

Land Use Zone

12
 3.2 Planning Permission Plan

The proposed site is part of the development plan for the UEP Subang Jaya, which
was approved by the Council. Based on the approval of the proposed site has been devoted to
open space (Garden City) and health centers. However, the site for the clinic is privately
owned land that is designated for business purposes. It therefore landowners intend to
redesign the commercial development of the area that developed around the proposed site
more viable.

Looking to set policies and development zones have been set, it can be concluded that
efforts to enhance the image of open space (park city) in USJ 25 can be implemented as
effectively as possible so that it can give full benefits to the local community.

13
4.0 PROPOSED SITE FOR REGIONAL DEVELOPMENT IN
CONTEXT

The proposed development involves two parcels of land that have been approved by
MPSJ for the purpose of open space (Garden City) and health centers. However, the
developer intends to swaping site dedicated to the health center with open space (City Park),
which involved an area of 'swaping' This is nearly the same. Re planning on this site is
intended to create continuity between the business development are adjacent to the proposed
site.

In addition, the developer wants to develop the site as a residential, commercial and
health centers as there has been a site for a health center in Putra Heights are able to cater to
the needs of the population in UEP Subang Jaya. It is also being supported by health facilities
provided by the private sector in the surrounding Subang Jaya, Subang Jaya Medical Centre,
Sunway Medical Centre and others.

In view of the proposed site is also surrounded by the only road access to the member
USJ 23, 25 and 26 only, the proposed site has great potential to be developed with residential,
commercial versus health center. Developers who wish to develop the proposed site is the
same developer for commercial plots at the site. So in order to create 'swaping' on site open
space planning is done so that the proposed commercial lot more viable.

Planned development of the site planned for this proposal is also influenced by a good
system of roads around the site. Among the intended route is the Damansara-Puchong
Highway, Highway Kuala Lumpur-Seremban, Shah Alam Expressway (Kesas), South Klang
Valley Expressway, Highway Puchong-Sungai Besi, the North-South Expressway and
promenade streets connecting the surrounding development.

In summary, the site is located in an area that has achieved high power. As such, the
proposed site has more potential than developed as residential, commercial and health
centers.

14
5.0 LAND OWNERSHIP

5.1 Details of the Land

NAME OF OWNER One City Properties Sdn.Bhd

PREVIOUS OWNER SIME UEP Properties Berhad

TITLE TYPE AND NUMBER HSD 104597

LOT NUMBER PT 2964

LAND AREA 1.44 acres

MUKIM Damansara

DISTRICT Petaling

STATE Selangor

TENURE Permanent

LAND USE CATEGORY Building

LAND TAX RM11,586.00

Details of the Land

5.2 Procedures of Land Ownership

Land ownership transfer

Process of changing the owner of a particular land form the current owner to the
new owner either by:

i) Consent
ii) Purchase
iii) Court order

The land title contains basic information, such as:

i) The owner information

ii) Location of the land
iii) Yearly quit rent
iv) Terms and blockade
v) Special conditions

The land will be measures and division will be marks before permanent land
title was registered. Land plan will be prepared and approved by the Department of
Survey and Mapping (JUPEM). Once get the approval, it will transfer to permanent
land title.

There are two ways to own a land:

a) Land title without conditions and blockade

b) Land title with conditions and blockade

16
 5.2.1 Land Title without Conditions and Blockade

To transfer the ownership of a land without conditions and blockade:

Form 14A need to be filled in front of a PTDs officer.

Both the land owner and the purchaser are required to attend Pejabat Tanah
Daerah.
Identity Card (IC) and the original land title should submit along the form.
The PTDs officer will approve the application immediately if there are no any
arguments.
A lawyer is required if the particular land is under a pawn.

Current land owner and

applicant Fill Form
14A
Sign by both
parties

Approve /Reject

17
 5.2.2 Land Title with Conditions and Blockade

To transfer the ownership of a land with conditions and blockade:

Current land owner need to fill up an additional form before it can proceed.
Once the application is approved, then the land transaction can continue as the
land title without conditions and blockades procedures.

Fill additional
form Current land owner
and applicant Fill Form
Sign by both
14A
parties

Approve /Reject

18
6.0 APPOINTMENT OF CONSULTANTS

6.1 Introduction

Appointment of professional consultants at the early stage will probably lead to the
success of a project development. These professionals are appointed to provide good service
until the project is officially completed. The consultants involve in a project are Quantity
Surveyor, Land Surveyor, Urban and Regional Planner, Architect, Civil & Structural
Engineer, Mechanical & Electrical Engineer and Landscape Architect. Below are the
professional consultant appointed by One City Properties Sdn Bhd.

QUANTITY SURVEYOR : Jurukur Bahan Antara

25C,Jalan SS 15/8A,
47500, Subang Jaya,
Selangor.
03-5633 6748

LAND SURVEYOR : PERUNDING UKUR DC

33-2A, Jalan USJ Sentral 3,

USJ Sentral,
Persiaran Subang 1
Subang Jaya
03-8024 2611

URBAN & REGIONAL PLANNER : Mag Tech & devt consultants sdn bhd

140 Jln Kampung Pandan Kampung Pandan

55100 Kuala Lumpur

Wilayah Persekutuan
ARCHITECT : Akitek Akiprima Sdn Bhd
E-01-04, 4th Floor,
Subang Square Business Park,
Jalan SS 15/4G,
47500, Subang Jaya,
Selangor
03-5633 5877

C & S ENGINEER : Shimba Sdn Bhd

7, Jln. TP6,
Sime UEP Ind Park,
47600 UEP Subang Jaya,
Selangor
03-8024 7611

M & E ENGINEER : PFM Engineering Sdn Bhd

18, First Floor, Jalan Dinar A U3/A,

Seksyen U3, Shah Alam,
40150, Shah Alam, Selangor
03-7846 9368

LANDSCAPE ARCHITECT : Konsep Inovartis Sdn Bhd

No 21-1, Jalan Juruaudit U1/37,

Hicom Glenmarie Industrial Park,
40150 Shah Alam,
Selangor Darul Ehsan, Malaysia,
Tel: +603-55694135
Fax: +603-55694140
03-5569 4140

20
7.0 CONVERSION OF LAND USE

7.1 Introduction

According to National Land Code 1965 (NLC), there are three (3) main categories of
land use:

Agriculture

Building

Industry
 For the land acquired by our company, the category of land use is Agriculture. We
intend to develop the land as residential and commercial area. Therefore, the category of the
land use is compulsory to convert from Agriculture to Building for development reason.

7.2 Procedures for Application Conversion of Land Use

The conversion will refer to Pejabat Tanah Petaling dan Daerah Damansara
(PTD) which acts as secretariat at this stage.

PTD will check the application form to make sure all document is complete and
application fee had been paid.

Application file will be opened/ registered and will be attach to PTD. PTD will
re-check the form and minute order. Pembantu Tadbir Pembangunan in PTD will
take note and send to Penolong Pentadbir Tanah Pendaftaran (PPTD).

The land will be investigated to make sure it is suitable for the development will
be executed. Land report will be prepared for re-check.

The application will refer to the technical department:

i) Majlis Perbandaran Subang Jaya (MPSJ)

ii) Jabatan Perancangan Bandar & Desa (JPBD)
iii) Telekom Malaysia (TM)
iv) Syarikat Bekalan Air Selangor Sdn Bhd. (SYABAS)
v) Tenaga Nasional Berhad (TNB)
vi) Jabatan Kerja Raya (JKR)
vii) Jabatan Perkhidmatan Pembetungan
viii) Jabatan Bomba & Penyelamat

22
 ix) Pejabat Daerah
x) Jabatan Alam Sekitar
xi) Jabatan Pengairan & Saliran
xii) Jabatan Kesihatan

All technical departments will discuss the application together in Jawatankuasa

Penyelarasan Jabatan-Jabatan Teknikal (JKPJT), which Pengarah PTD Negeri
Selangor becomes the chairman and Laporan Atas Tanah will be prepared.

A report will be prepared and Unit Pembangunan Ekonomi Negara (UPEN) will
further discuss with Setiausaha Kerajaan Negeri (SUK).

The PTD Negeri Selangor will inform the applicant the result of the discussion.
The applicant should confirm the agreement of conversion to PTD Negeri
Selangor as the final result of conversion of land.

Once the application approve, Pembantu Tadbir Pembangunan will prepare the
notice 7G and notice 7C will be give to applicant to end the memorandum.

23
7.3Flow Chart of Land Conversion

Counter Finish (File Close)

Register application and Send to Pen. Pentadbir

open file Pendaftar/Pengarah Tanah &
Galian for preparation of
ownership

Check application
REJECTED Prepare PU

Notes and send to

PPTD/registration Prepare Form 12B/valuation of
land price/ Notice 7C and 7G

APPROVED
Investigate land and land
report Meeting at UPEN and receive
application result

Check and order

Prepare notification and
powerpoint to Pengarah UPEN

Technical commentary

Notification order

24
8.0 SUBDIVISION, PARTITION AND AMALGAMATION OF
LAND

8.1 Introduction

Approval from the Pejabat Tanah dan Galian (PTG) or Pejabat Tanah Daerah Subang
(PTD) is required for:

Subdivision
Partition
Amalgamation

The application can make through PTG or PTD, depending on the type of land title of
the land. The procedures of the application in PTG and PTD are similar to each other.

Form 9A; 9B and 9C are the form used to succeed the application of subdivision,
partition and amalgamation. Form 9A is used for Subdivision; Form 9B is for Partition while
Form 9C is for Amalgamation. Besides this, there are some documents are required to attach
with the forms during the application based on the checklist.

25
8.2 Application for Subdivision / Partition / Amalgamation of Land
Approval from PTG

8.2.1 Procedures

PROCESS OFFICER INCHARGE

Obtain the application at the counter of PTG. Pembantu Tadbir

Make sure the forms 9A/9B/9C and the other Pembangunan (Kanan)
documentation is completed.
Register and open file.
Check the minute appointment Pentadbir Tanah

Write a note and submit it to Penolong Pentadbir Pembantu Tadbir

Tanah Pendaftaran. Pembangunan (Kanan)

Site Investigation. Penolong Pegawai Tanah

Provide the land report and including the plan. (Kanan)

Check the minutes appointment. Pentadbir Tanah

Obtain the summary from technical department Pembantu Tadbir

Make a decision based on comment from the Pentadbir Tanah

department
Pembantu Tadbir
Instruction for declare
Pembangunan (Kanan)
Provide the draft of declare.
Check and Signed Pentadbir Tanah

Sent the declare to Pengarah Tanah Dan Galian for Pembantu Tadbir
the approval of the development Pembangunan (Kanan)

Received the result of the application. Pentadbir Tanah

Instruction minutes
Issue the letter of Approval/Rejection to the Pembantu Tadbir
applicant, if approved, prepare Notice 5A. Pembangunan (Kanan)
Update application record.

26
Provide the measurement Pelukis Pelan

Send the complete document for the preparation of Pembantu Tadbir

ownership for the person who registered Pembangunan (Kanan)

27
8.2.2 Flow Chart

Counter Register Application/Open Check/Minutes

File

Take Note/Submit to
Check/Instruction Investigation/Land
PPTD/Registration
report

Comment from Technical Declare result Prepare declare draft

Department

Approve/ Reject
Check
In this stage

Close file Sent the

declare to PTG
to get
REJECTED approval

Sent documents to
applicant for Ownership Receive
Result/Minutes

APPROVED

Prepare agreement
Prepare PU letter/Notice

28
8.3 Application for Subdivision / Partition / Amalgamation of Land
Approval from PTD

8.3.1 Procedures

PROCESS OFFICER INCHARGE

o Obtain the application at the counter of PTG Pembantu Tadbir

o Make sure the forms 9A/9B/9C and the other Pembangunan (Kanan)
documentation is completed
o Register and open file
o Check the minute appointment Pentadbir Tanah

o Write a note and submit it to Penolong Pentadbir Pembantu Tadbir

Tanah Pendaftaran Pembangunan (Kanan)

o Site Investigation Penolong Pegawai Tanah

o Provide the land report and including the plan (Kanan)

o Check the minutes appointment Pentadbir Tanah

o Obtain the summary from technical department Pembantu Tadbir

o Make a decision based on comment from the Pentadbir Tanah

department
o Instruction for declare
o Provide the approval draft Pembantu Tadbir
Pembangunan (Kanan)

o Check and Signed Pentadbir Tanah

o Decision approve/decline Pentadbir tanah

o Issue the result of the application to applicant, if Pembantu tadbir

approved, Notice 5A need to prepare pembangunan
o Update application registration record (kanun)

o Issue the letter of Approval/Rejection to the applicant, Pembantu Tadbir

29
 if approved, prepare Notice 5A Pembangunan (Kanan)
o Update application record
o Provide the measurement. Pelukis Pelan

o Send the complete document for the preparation of Pembantu Tadbir

ownership for the person who registered Pembangunan (Kanan)

30
8.3.2 Flow Chart

Counter Register Application/Open Check/Minutes

File

Check/Instruction Investigation/Land Take Note/Submit to

report PPTD/Registration

Comment from Technical Declare result Prepare declare draft

Department

Approve/ Reject Result

In this stage

APPROVED
REJECTED

Close file Prepare Notice 5A

Sent documents to
applicant for Ownership
Prepare PU

31
9.0 APPLICATION FOR PLANNING APPROVAL, BUILDING
PLAN APPROVAL, INFRASTRUCTURE PLAN APPROVAL

9.1 Introduction

Every developer must submit development plan (all related drawing and
information) to Majlis Perbandaran Subang Jaya (MPSJ) which proposed land is located
in the area of Taman Bandar. Hence, developer must get planning approval, building plan
approval and infrastructure plan approval before start the construction works.

9.2 Required Documents

The documents required in the application of Planning Approval, Building Plan

Approval and Infrastructure Plan Approval are as shown in checklist (Appendix H5, H7,
H8, H9).

i. Application letter signed by the architect or registered plan designer

ii. Form A which had been filled in the application of Planning Approval
iii. Other required documents shown in checklist (Appendix H5, H7, H8, H9)