SBEQ 4324: PROJECT

EVALUATION AND
DEVELOPMENT
ASSIGNMENT 1: DEVELOPMENT PROCESS

GROUP MEMBERS:

1) MOHD SYAZUAN BIN YUSUF (SX160061BEQS04)

2) JEFRINAL BIN JAMIRUS (SX160053BEQS04)
3) KAMAL ABDUL QAYYUM BIN AB. WAHAB (SX160054BEQS04)
4) MOHD NURFADHLI BIN NORDIN (SX160060BEQS04)

[ SESSION 1/2019-2020 ]
 ADDRESS:
Lot 41278, Jalan
Penaga, Bukit
Bandaraya, Wilayah
Persekutuan, Bangsar,
59000 Kuala Lumpur,
Wilayah Persekutuan
Kuala Lumpur.

SITE SELECTION
 Land Development Approval Plan for
Peninsular Malaysia

LAND SEARCH
 LOCATION

SITE
ACCESSIBLELITY SELECTION
CRITERIA
RESOURCES
 Changing conditions,

Pejabat Tanah &

State Level Breaking boundaries,
TWO STAGE CONTROL
Galian W.P .K.L
Consolidating land and
so on in their
METHOD

respective states

Layout,

Building Design,
Municipal/district
DBKL
authority levels
Route System and

Provision of public
facilities.
THE DEVELOPMENT CONTROL
METHOD IN MALAYSIA
Land Code Act 1965 (Act 56)

Town and Country Planning Act 1976 (Act 172)

the Road, Drainage and Building Act 1974,

the Environmental Quality Act 1974

Town and Country Planning Act, 1976 (Planning Permission)

Federal Territory Planning (Application for Development Order)

Act

Etc.

Act Related
 1) Application for
Change of Condition
(Development Policy
Approval)

3) Breaking 2) Planning Approval Application

Boundaries /
Consolidation /
Division 4) Developer License
Application
5) Building Plan Appproval
Application
6) Advertising and
Sale Permit
Application

7) Certificate of Occupancy
Application

LAND DEVELOPMENT
PLAN APPROVAL
 P2: Consideration
P1: Data of the
START
Gathering Development
Proposal Plan

P3: Notification P4: Interim P5: Final

to Start Work Inspection Inspection I & II

P6: Deposit of
END
CCC (Form F & G)

One Stop Centre

Process
Consideration of the
Development Proposal Plan
✔ Application to be made by using a form as prescribed in the State Land
Rules Pejabat Tanah dan Galian (PTG) and also OSC DBKL. The
application under OSC Jabatan Perancangan DBKL must include the
following:

❖ To state clearly the purpose of the conversion application to:

i. alter the category of land use,
ii. to impose a category of land use
iii. to rescind any express condition
iv. restriction in interest,
v. to amend any expression, condition
vi. restriction in interest or to impose new express condition.

❖ All persons or body having a registered interest in the land has

consented to the application.

Procedures in getting Development

approval through OSC Jabatan
Perancangan Dewan Bandaraya
Kuala Lumpur (DBKL)
 Borang 2 Kaedah 2 (3)

12 copies of site plan along with location

plans

The plans provided should be based on the

following departments / agencies: Jabatan
• Perancangan Bandaraya (JPRB) -10 copies of site plans
along with location plans
• Bahagian Perancangan Fizikal, Jabatan Perancangan
Bandaraya (JPRB)- 1 copy of the site plan along with the
location plan
• Pejabat Tanah Dan Galian (PTG) - 1 copy of the site plan
along with the location plan

Application for conversion

and subdivision
 ❑ Borang 1J Kaedah 2 (1)
❑ A certified copy of Identification Card
❑ Fees and charges as stated in Kaedah-Kaedah Tanah Negeri
❑ Pre-computation Plan – showing the detailed information of the
units which will be re-alienate (if any)
❑ A copy of layout plan as submitted to Local Authority
❑ Agreement letter from owners who have interest on the land
❑ Company registration document (if applicant is a company)
❑ Letter Power of Attorney
❑ Land Entitlement Document or bearing statement with a
reminder notice

Application for surrender and

re-alienation
❑ Cover letter
❑ Copy of Grants or S&P
❑ Copy of Door Tax Receipt
❑ Official Construction / Land Works Claim Form
❑ 1 copy of the Perspective Drawing to give a true picture of the future
development
❑ 2 copies of A3-sized Site Pictures
❑ Softcopy Copy that complies with digital application guidelines
❑ 2 sets of gauge or contour plan up to 3 meters (10 feet) up.
❑ 2 sets of cut-out plans show slopes (for slopes), hoarding and dredging
land.
❑ 2 sets of tree plans showing the existing trees (trees 1 meter in diameter
and greater than 0.5)
❑ meters of ground level) containing the reserve.
❑ The plans are signed by the rightful owner and applicant
Application for Planning
Permission
⮚The processes and procedures for land development in the Federal
Territory of Kuala Lumpur are different from the processes and procedures
for land development in other states of Peninsular Malaysia due to the
application of different laws.

⮚The Federal Territory of Kuala Lumpur adopted the Federal Territory

(Planning) Act, 1982 (hereinafter referred to as Act 267) as one of the
most important development control measures in its area.

⮚The authority responsible for the administration of the Federal Territory

of Kuala Lumpur is the Kuala Lumpur City Hall (DBKL) and any
development applications must be submitted to the Kuala Lumpur City
Hall.

The provisions of the Federal

Territory (Planning) Act on
applications for development
orders.
⮚ According to the Federal Territories (Planning) Act 1982, all developments in
the Federal Territory of Kuala Lumpur must first obtain planning permission
from the Mayor of Kuala Lumpur. The definition of 'development' in
accordance with Section 2 (1) of the Federal Territory (Planning) Act 1982 is:
• To carry out any building, engineering, mining, industrial or similar work.
• Creating boundary breaking or consolidation of land.
• Building work includes the work of demolishing, rebuilding, or extend a
building or part of it including:
i. Work involving increase the building height.
ii. Work involving building floor space.
iii. Additional works or alterations to buildings affecting the strength of
the building, its drainage or sanitary structure.
iv. Additional work and alterations made before or after the completion
of the building are in violation of the original approval.

Federal Territory (Planning)

Act, 1982
 Registration Approval of
Policy Inviting
of Development
Approval Objections
Application Order

Development Order
Application Procedures
* Applicants need to submit a complete application for registration.
* Use of the registration form is as follows:

❑Form 1A - Trade Development.

❑Form 1B - Residential development.
❑Form 1C - Industrial development.
❑Form 1E - Lesson Development.
❑Form 1F - Institution development.
❑Form 1K - Conversion of building use.

a) Registration of Application
* The documents to be included with the application are:

❑ A copy of land grant

❑A copy of latest door tax receipt.
❑A copy of latest land tax receipt (if any).
❑A copy of application fee receipt issued by the Kuala Lumpur City
Hall treasurer.
* The plans that need to be submitted along with the application form
are:

❑ 10 copies of Site Plan to increase density, if applicable.

❑ 10 copies of Site Plan to change the nature of the land, if applicable.
❑ Copy of Key Development Plan (1 copy of tracing paper).
❑ 10 copies of Site Plan Plan.
❑ 5 copies of Building Sketch Plan (containing floor plan, elevation plan
and section).
❑ 1 copy of Height Plan and cross-sectional plan.
❑ 1 copy of the Development Phase Proposal Plan (if more than 1 phase).
❑ 1 copy of Landscape Plan.
❑ 1 copy of Traffic Circulation Plan.
❑ 1 copy of Topographic Plan (for hilly areas).
❑ 1 copy of the building coverage plan.
* The presentation materials that should also be included with the
application form are:

❑ Site Images: The pictures in question are site images that are
intended to be developed to show the site's situation in support of the
application made. The way these images are presented is on A3 sized
paper.
❑ Perspective - The application should include a sketch of the elements
proposed in the application A3 or A2 size as an overview of the
proposal proposals.
❑ Model - If the model is presented, perspective painting is not
required. Models are only needed for comprehensive developments
that include several building blocks.
❑ Applicants and registered owners of land proposed for development
must sign each application form and application plans submitted to
the Kuala Lumpur City Hall.
 * Any application that involves increasing the
population density or changing the land use
zone should be brought to the consideration of
the City Planning Committee 1 (JKPB1) chaired
by the Mayor of Kuala Lumpur for policy
approval.

b) Policy Approval
 * The Kuala Lumpur City Hall will make
advertisements or notices in the
municipal/district newspapers against the
application. In the event of objection, the
Planning and Control Department will arrange a
hearing session. Reports of objections along
with preliminary evaluation of the plan will be
brought to the consideration of the City
Planning Committee 1 for policy approval.

c) Inviting Objection
 * Once the appropriate amendments to the plan
have been made and complies with the
requirements of the City Planning Committee
1, it shall be brought back to the attention of
the Committee for final approval for the
issuance of the Development Order.

d) Approval of Development
Order
 In considering the planning application, the Mayor in his current
practice delegates authority to several committees to process and
consider development applications. The Committees are:

Town Planning Committee 1

• The Committee is responsible for considering
applications for development orders involving
comprehensive development and government
projects. It also plays a role in the development of
policies that will be enforced and implemented by
departments within the City Hall of Kuala Lumpur.
Town Planning Committee 2
• To consider applications that are technically straight
forward and do not involve issues of policy and
development that are temporary.

Planning Application
Considerations
MIX DEVELOPMENT
“Lot 41278, Jalan Penaga, Bukit
Bandaraya, Wilayah Persekutuan,
Bangsar 59000 Kuala Lumpur,
Wilayah Persekutuan Kuala Lumpur”

CAPOLAVORO Kuala Lumpur

(Italian ;
 Project Information
The 56-storey tower bespoke of modern architecture features
is celebrated with 5 levels high active façade F&Bs podium
fronting Jalan Maarof, Bangsar. An open piazza located on the
ground level is introduced to accommodate the need of the
current and modem lifestyle for neighbourly interaction
within the area. On the top floor, rooftop dining is also
introduced to take full advantage of the KLCC view. The
features in the development create a pleasant ambiance to
live and play, befitting Bangsar’s prominent standing as a new
hive for activity and connectivity to the existing BSC.

CAPOLAVORO Kuala Lumpur

(Italian ;
 Project Information
* The proposed mix development is a complex comprising of 3 major components;
consist of F&B / retail, a serviced apartment and retail link bridge connecting
population from the Pusat Bandar Damansara MRT Station, proposed F&B / retail and
the existing Bangsar Shopping Centre (“BSC”). It is strategically located between the
residential suburbs and commercial area of Bangsar, which is situated at the outskirts
of Kuala Lumpur, lying about 4 kilometres south-west of the city centre.
* The site, a combination of 3 lots amounting to 1.3 acres which currently consist of
the Bandar Raya Developments Berhad ( “BRDB”) sales office and Villas Apartments.
Neighbouring the site are a number of existing low-rise sales galleries, high rise
condominiums and diagonally across Jalan Maarof is BSC.
* The 56-storey tower bespoke of modern architecture features is celebrated with 5
levels high active façade F&Bs podium fronting Jalan Maarof. An open piazza located
on the ground level is introduced to accommodate the need of the current and
modem lifestyle for neighbourly interaction within the area. On the top floor, rooftop
dining is also introduced to take full advantage of the KLCC view. The features in the
development create a pleasant ambiance to live and play, befitting Bangsar’s
prominent standing as a new hive for activity and connectivity to the existing BSC.

CAPOLAVORO Kuala Lumpur

(Italian ;
 Site Location

CAPOLAVORO Kuala Lumpur

(Italian ;
 Site Location

CAPOLAVORO Kuala Lumpur

(Italian ;
 DESIGN PRINCIPLE AND CONCEPT

CAPOLAVORO Kuala Lumpur

(Italian ;
 DESIGN PRINCIPLE AND CONCEPT

The proposed buildings designed are luxury and modern architecture style. This concept shall explore
new building materials and unique layout, and yet maintaining the traditional living environment. With a
fantastic scenery and peaceful atmosphere, residents can now indulge in lush greenery in front of home.
The building designs are square in shape to maximize the floor area within building setback.
5-Levels of BSC
* Continuity of what is well known of BSC, the ground floor F&B’s spaces. Multiplication of the F&B
spaces from 1 level to 5 levels
Better Frontage
* Capitalize on Jalan Maarof traffic & Jalan Penaga Best exposure for F&B. First impression of Bangsar
Active Facade
* Vertical & horizontal human interactions and circulation around F&B spaces visible from Jalan Maarof.
* 3 Ground Levels
* F&B spaces are accessible by incoming pedestrians from different access levels.
Tallest Residential Tower in Bangsar (56-Storeys)
* Highest tower in Bangsar consists of duplex units with premium KLCC view.
Residential Lobby Experience
* Cross ventilated, single loaded corridor with views, natural lighting and landscape

CAPOLAVORO Kuala Lumpur

(Italian ;
 DESIGN CONCEPT

CAPOLAVORO Kuala Lumpur

(Italian ;
 DESIGN CONCEPT

CAPOLAVORO Kuala Lumpur

(Italian ;
 DESIGN CONCEPT

CAPOLAVORO Kuala Lumpur

(Italian ;
 PHYSICAL PLANNING
1.30 Acres

1:6 Plot Ratio

Retail and F&B

Actor Studio Entertaiment

Space

Family Indoor Sports Activity

Roof Top
Dining

Duplex Service Apartment 1494Sf

Covered Walkway and Grand Wide Air Conditioning Glass Pedestrian

Link Bridge to BSC 1

CAPOLAVORO Kuala Lumpur

(Italian ;
 DEVELOPMENT BUDGET
CONSTRUCTION/BUILDING COST DEVELOPMENT COST
⮚ Piling works ∙ Land cost
⮚ Building works:- ∙ Preliminaries cost
∙ Substructure ∙ Professional fees
∙ Superstructure ∙ Survey works
∙ Finishes ∙ Authority contribution
∙ Fitting & furnishing ∙ Development charges
∙ Services ∙ CIDB levy cost
∙ External work ∙ Marketing cost
∙ Contingency cost
∙ Interest / Financial charges

CAPOLAVORO Kuala Lumpur

(Italian ;
 CONSTRUCTION COST
i. 105 units apartment @ 105
The total construction cost units x 1494 sqft x RM184.81 28,991,144.70
consists of building cost and
infrastructure cost amounting of
RM 413,119,909.00
ii. Mall & Parking 364,651,468.30

iii. Infrastructure 7,636,245.00

iv. Landscaping 11,841,051.00

Total Construction Cost 413,119,909.00

CAPOLAVORO Kuala Lumpur

(Italian ;
 CONSTRUCTION COST
Ref. Description Retail Residential Total RM/SF %

A Structural and 118,856,912.10 101,624,607.10 220,481,519.20 97.96 53.37%

Architectural

B Mechanical and 69,022,536.00 51,022,716.00 120,045,252.00 53.34 29.06%

Electrical

Total Building 187,879,448.10 152,647,323.10 340,526,771.20 151.29 82.43%

Works

C I.D. Fit Out 12,360,000.00 12,313,056.00 24,673,056.00 10.96 5.97%

D Infrastructure 6,109,663.00 1,526,582.00 7,636,245.00 3.39 1.85%

E Landscaping 5,879,816.50 5,961,234.50 11,841,051.00 5.26 2.87%

F PPU 2,327,182.20 - 2,327,182.20 1.03 0.56%

G Total Excl. 214,556,109.80 172,448,195.60 387,004,305.40 171.94 93.68%

Prelim.

H Preliminaries 14,563,138.15 11,552,465.45 26,115,603.60 11.60 6.32%

413,119,909.00
J Construction 229,119,247.95 184,000,661.05 183.55 100.00%
Cost

RM/SF (GFA) 182.55 184.81 183.55

RM/SF (NFA) 599.23 444.77 518.96

CAPOLAVORO Kuala Lumpur

(Italian ;
 TOTAL DEVELOPMENT COST

Item Total (RM)

Building Cost 393,642,613.00
Infrastructure Cost 19,477,296.00
Preliminaries Cost 26,115,603.60
Land Cost 21,518,640.00
Professional Fees 33,049,592.70
Agency Fees 8,262,398.18
Contribution To Authority 10,327,997.70
Finance Cost 36,808,983.90
Total Development Cost 549,203,125.08

CAPOLAVORO Kuala Lumpur

(Italian ;
 DEVELOPMENT BUDGET

Development Cost RM 549,204,000.00

Land Cost RM 21,518,640.00 (56,628 ft2 x RM380 ft2)

Developer’s Profit RM 194,065,820.25 (39%)

Retail & Mall Projection Income Per Annum RM 5,520,000.00

(RM RM5.00/ft2 x 92,000 ft2)

CAPOLAVORO Kuala Lumpur

(Italian ;
 TARGET SELLING PRICE

Selling Price – RM 4,000 ft2

Similar Project Selling Price

The Troika KLCC RM1,500/ft2
Four Seasons Place KL RM3,300/ft2
Pavilion Residences RM2,000/ft2
Binjai on The Park RM 1,800/ft2
Residential Maintenance Charges – 105 units of 1494 ft2 @
RM 0.75/ft2

CAPOLAVORO Kuala Lumpur

(Italian ;
 DEVELOPMENT BUDGET
PROFESSIONAL FEES
Calculation of Professional Fees:
= 10% of Total Construction Cost
= 8% x RM 413,119,909.00
= RM 33,049,592.70

FINANCE COST
Calculation of Finance Cost:
= (Total Construction Cost + Professional Fees) x 2/2 x 8.25%
interest per annum
= (RM 413,119,909.00+ RM 33,049,592.70) x 1 year x 8.25%
= RM 36,808,983.90

CAPOLAVORO Kuala Lumpur

(Italian ;
 DEVELOPMENT BUDGET
DEVELOPER PROFIT
Profit Calculation

Development Cost = (Construction cost + Land Cost + Professional fees +

Management & admin + Cost of finance + Risk Factor )

= RM 413,119,909.00 + RM 22,022,014.00 + RM 33,049,592.72 + RM 1,000,000.00

+ RM 8,262,398.18 + RM 20,655,995.45

= RM 498,109,909.35

Profit Calculation = (Developer’s profit (10% of GDV) + (Sales – Development

cost)

= RM 64,695,729.60 + (RM 627,480,000.00 - RM 498,109,909.35) =

RM 194,065,820.25

Percentage of profit margin = 39 %

CAPOLAVORO Kuala Lumpur

(Italian ;
 DEVELOPMENT BUDGET
LAND COST
Area for Purpose Development = 5 Hectare
= 50,000 m2
Calculation of Land Cost:
= Land area x rate/m2
= 56,628 sqft x RM380 / sqft
(According to Property Market Report 2018)
= RM 21,518,640.00
CONTRIBUTION TO LOCAL AUTHORITIES
Calculation of Contribution to Local Authorities:
= 2.5% of Total Construction Cost (According to Mr. Kamal)
= 2.5% x RM 413,119,909.00
= RM 10,327,997.70

AGENCY FEES (SELLING, ADVERTISING AND LEGAL FEES)

Calculation of Agency Fees:
= 2% of Total Construction Cost (According to Mr. Kamal)
= 2% x RM 413,119,909.00
= RM 8,262,398.18

CAPOLAVORO Kuala Lumpur

(Italian ;
 The End
Thank You for All
……