BID1013 LAND USE

PLANNING

LAND USE CONTROL: ZONING,

CLASS AND CODES

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LAND AND ITS USES

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 LAND USE CONTROL

• Definition of land use control: “ any restriction or control, which

serves to protect human health and the environment, that limits use
of and exposure to, any portion of a property, including water
resources”

• It is about government controls over the development

Land use Land use

Land use Land use
classificatio Determinan
zoning class order
ns ts

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 LAND USE ZONING

• Zoning decision are not permanent and are generally

believed to be a poor institutional control when long term
enforcement of the control is needed. For short-term
enforcement, a zoning restriction may be an acceptable
control.

• Zoning as an institutional control relies upon the local

government to enforce the zoning restriction.

• Zoning is planning with a spatial, or geographical component

in which the general objective is to provide for a spatial
structure of activities

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LAND USE ZONING

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 LAND USE ZONING

• Zoning: a means of controlling nuisance and protection of

property values through the regulation of land uses

• It is a creation of large zones governed by pre-stated

regulations segregating conflicting uses from one another

• Property owners look into zoning protection from nuisance

and preservation of the value their properties through
control over the physical character of the local area

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 LAND USE ZONING

• Purpose: an exercise of the regulatory power of

government
• The regulatory power is used to establish laws for
protecting the health, safety, and general public welfare
• It was not originated as a tool for planning, but planners
have tried to use it with mixed results
• The attempt to use zoning for implementing comprehensive
planning has several problems:
• a. zoning is generally a weak tool for changing the existing
uses to those envisioned in the plan
• b. The time gap between the present reality and the future
orientation of the land use plan
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 LAND USE ZONING

• Form and content:

1. A map: showing the boundaries of the various zone/district within the locality

2. Written regulations: explaining the ways in which property within each zone
may be developed and used

• Preparation in a co-ordinated way, involving a careful understanding of the

intentions of the comprehensive plan with the existing development

• Must take into account: the number of zones, the space to be allocated to
each type of zone, the geographical relationships of the zones to one
another, and the exact boundary of each zone
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 LAND USE ZONING

• Considerations:
• The use, height, coverage,
density and other factors are
usually combined for each zone
• Standardization- no zoning
generally fits most localities
because the pattern of land use
and development differ widely
from one locality to another
• Information gathering-
concerning the community and
good zoning practice
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 LAND USE ZONING

• Common land uses • Malaysia land uses

categories: categories according
to National Land Code
1965 (Act 56):
• Residential
• Commercial
• Agriculture
• Industrial
• Building
• Public and institutional
• Industry
• Open space and
recreational
• Conservation area

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 13 Types of land uses in Malaysia:

1. Residential – housing and 7. Vacant Land – undeveloped

settlement government land, abandon
built up land, future
2. Commercial – Commercial development plot.
and services activities
8. Transportation –
3. Industrial – big scale infrastructure provided for
manufacturing and product mobility of people and goods.
development
9. Infrastructure and Utilities –
4. Mixed Development – Lot or basic facilities and service,
premises that contain more water, gas, electricity.
than 2 types of land use class 10. Agriculture – crops
5. Public Facilities and planting, farming,
Institutional – government aquaculture.
institutions and facilities for 11. Forest – primary and
public purposes. secondary forest, protected
forest area.
6. Open Space and
Recreational Area – gazette 12. Water Bodies – river, lake,
as public parks, recreational wetland, dam
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parks, field and buffer zone. 13. Seashore – land along
LAND USE IN MALAYSIA

Existing Land Land Use Zoning Committed Land

Use Types of land use that Use
Current land use as has been decided for Land use that already
existed on ground lots or areas for a period acquire planning permission
of time in Local Plan by Local Authority.

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 PLANNING ISSUE WITHOUT
LAND USE ZONING

• Conurbation Problems: e.g. Peripheral expansion; Central

area congestion; Decay and Slum areas; Vacant and Derelict
Land; Substandard dwelling.
• Regional Problems: e.g. Congestion and Concentration
areas; widespread of conurbation problems in many areas;
‘urban sprawl’ (ribbons along transport routes – waste of land,
high volume of working group commuters, increasing social
costs, irregular land values).
• National: Disparity of general prosperity; Uses of national
interests; Function and Focus of local authorities (urban areas
and rural areas); Co-ordination of policies;
• Effectiveness of New concepts: (employment objectives)
e.g. Decentralization; Diversification; Planned provision
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• Agriculture Policies: Food supply (self-sufficient or export);
 LAND USE CONTROL

Land use Land use

Land use Land use
classificatio Determinan
zoning class order
ns ts

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 LAND USE
CLASSIFICATION
• A land classification plan is a spatially explicit statement of
development policy. It states general policies for each district rather
than specific restrictions on land use and structures

• Land classification concentrates on future development into a few

well-defined areas and delineates other areas where development
should not take place

• Areas specified for urban growth are called by various names: urban
areas; urban transition areas; development areas; or planned
development areas

• Areas, where development should not occur for environmental

reasons, are called conservation areas, open spaces, or areas of 15
critical environmental concern (e.g. green belts)
 LAND USE
CLASSIFICATION
• Other areas which are less environmentally critical but not suitable
for immediate development are often called rural areas
• Rural areas are intended for agricultural or forestry activities, some
parts may be intended as permanently hands-off for urban
development and other parts may be intended only as off-limits for
urban development for a time until more land for urbanisation is
required
• Ian McHarg (1969) divides land use classification into 3: natural use;
production use; & urban use
• Hawaii has 4 categories of use: conservation; agriculture; rural; &
urban
• Malaysian land classification (Section 51, Act 56 of 1965): land
above the shoreline (townland, country land, and village land); &
foreshore and seabed
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• Malaysian land use classification: 13 types of land use.
 LAND USE
CLASSIFICATION PLAN
The functional planning in urban service area is divided into:
1.Downtown core area: offices & commercial core, mixed use
area
2.Employment centre
3.Urban activities centres: intended for high-intensity, non-
residential activities requiring high levels of accessibility
4.Existing neighbourhood (declining, stabilised, recently
developed & transition)
5.Urban growth area (partially developed, undeveloped)

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 LAND USE CONTROL

Land use Land use

Land use Land use
classificatio Determinan
zoning class order
ns ts

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 LAND USE
DETERMINANTS

Econo
Political
my

Public Interest Social

Physica
l

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 LAND USE
DETERMINANTS
Economy:
• Regional and localised economic forces interact to shape the urban
land use pattern

• Urban land use market – land as a commodity trader – subject to

supply and demand

• Prices – the cost of making land productive & net income from the
development of the land
• Land in the market is competing for the consumer’s money: depends
on the opportunity for maximizing the return from a transaction in the
market

• Land development and its uses are determined in the operations of 20

market forces: highest return
 LAND USE
DETERMINANTS
• Social:
• Social processes: how man adapts to his
environment.
• Based on the status and needs of the different
types of societal class

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 LAND USE
DETERMINANTS
• Physical:
• Any physiographic factors associated with the site

• The settlement characteristics that have been superimposed on the

site

• The characteristics of the existing land use

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 LAND USE
DETERMINANTS
• Public Interest:
• Town planner must view land use in the context of ‘the
health, safety and general welfare’-public interest
Main concern of
• Public interest in land development, more particularly public interest:
with public action that seeks to assure livability and
sound development in the city as land is put to urban - Health
use
- Safety
- Convenience
• Livability: the quality in the physical environment of - Economy
the urban area which tend to induce in citizens a - Amenity
feeling of mental, physical and social well-being
according to the extent to which their fundamental
day-to-day needs are satisfied

• In the land use planning, the purposes usually 23

identified with the public interest are: health; safety;
LAND USE DETERMINANTS
• Public Interest: Geo-hazard mapping & planning for land use
- Padang, Sumatra -

Vulnerability Map of Tsunami Risk Map

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tsunami hazard
 LAND USE
DETERMINANTS
• Political:
• Refers to what is acceptable to those elements in the
community who have the influence and make decisions

• What is acceptable to influential individuals and organised

groups in the community

• In conventional sense, what is acceptable to the formal

governmental structure is applied

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 LAND USE CONTROL

Land use Land use

Land use Land use
classificatio Determinan
zoning class order
ns ts

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 LAND USE CLASS
ORDER
• Class order divides land use into more detailed order which follows
level of categories

Level 1 Level 2 Level 3

Urban 1. 1. Bungalow
Residential 2. Semi-
detached
3. Terraced
house
2. 1. General
Commercial retail
and services 2. Mixed use
Agriculture 1. Orchards 1. Mango 27