Development control tools refer to standards and guidelines that regulate land use and development to ensure orderly and sustainable growth, including legislative rules, administrative policies, empirical principles, and zoning laws that specify permitted land uses. Planning standards provide criteria for factors like residential and commercial density, plot ratios, and setbacks to determine appropriate site and design requirements. Tools like geographic information systems and guidelines help implement development controls in a transparent, consistent, and data-driven manner.

1. DEVELOPMENT CONTROL TOOLS

2. 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.

3. •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:

4. Legislative standards
Federal / Central government administrative
standards
Empirical standards

5.  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

6.  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.

7.  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.

8. GUIDING PRINCIPLE

9.  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”.

10.  Examples of Guidelines
SAFETY 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.

11. Cont…
PENANG GUIDELINES FOR CONSERVATION AND
DEVELOPMENT CONTROL
Guidelines to Heritage Building Category II
3. Facade should be retained 5. Internal renovation can be
unless needed for preservation allowed with the council
and maintenances (MPPP) approval
5. Redevelopment of certain 7. Adaptive Re-use can be
building in the conservation allowable as long as the
area may be allowed existing façade is not ruin or
depending on the situation. touch
7. Any alterations or additional to 9. Restoration of the roof must be
the existing building only from original materials or
allowable depending to the equivalent.
design proposal merit system
11. Mechanical equipment should
be screen from the road level
point of view.

12. DESIGN GUIDELINES OF CAR PARK
PODIUM FOR SAFETY PURPOSES
DESIGN GUIDELINES OF BALCONY
RAILINGS FOR SAFETY PURPOSES

13. GEOGRAPHIC INFORMATION
SYSTEM

14.  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.

15.  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.

16. PLANNING
STANDARDS

17.  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.

18.  Examples of Planning Standards
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.

19. 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.

20. 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 density
12-15 unit per hectare = 50-75 population
High density
60-100 unit per hectare = 300-500 population

21. 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.

22. 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

23. PLOT RATIO
In 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.

24.  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

25. SETBACK STANDARD
Detached Setback Standard Terrace House Semi-detached House
Setback Standard Setback Standard

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