BHA ARCHITECTURAL MANUAL - PART 8 - UBBL PART VI [UNIFORM BUILDING BY-LAWS 1984-2012] CONSTRUCTIONAL REQUIREMENTS

UNIFORM BUILDING BY-LAWS, 1984 [UBBL]

IN DESIGN 

UBBL : PART VI

Constructional Requirements
e.g. site preparation, constructional materials, method of construction and, architectural and related Structural and M&E requirements [By-Laws Sections 81 - 132],

[UBBL SELANGOR Rev2012] By Law 81 [AMENDED]
Building Site shall be treated based on geotechnical techniques to MS1754 and MS1756.

[UBBL SELANGOR Rev2012] By Law 83 [AMENDED]
All slopes in and around buildings shall be protected against failure, monitored and maintained regularly.

[UBBL SELANGOR Rev2012] By Law 84 [AMENDED]
84(3) Change of definitions | omissions of “brick or masonry” | change “strip footing” to “foundation” and “timber” to “portion”

By Law 86 – PARTY WALLS
PARTY WALL = Wall forming part of a building to separate adjoining buildings belonging to different owners and constructed over or abutting common boundary | By Law 2

Party Walls, generally Thickness min200mm of solid masonry or insitu concrete except,
• Multi-Storey Flats and Terrace houses of reinforced concrete or protected steel framed construction min100mm thick of solid masonry or insitu concrete
• Single Storey may be load-bearing 100mm thick of solid masonry or insitu concrete provided it complies with Part V, VI & VII.
• Party Walls to be extended min230mm measured perpendicular above roof surface

[UBBL SELANGOR Rev2012] By Laws 86 & 87 DELETED

By Law 88 – RECESS in Party Walls or External Walls,
• Wall behind Recess min100mm thick in external walls & min200mm in party walls
• Side of Recess to the INNER FACE of a Return External Wall min300mm

[UBBL SELANGOR Rev2012] By Laws 88 [AMENDED]
MINIMUM thickness of external walls behind a RECESS shall be 100mm

By Law 89 - CHASES for SERVICES to leave wall min100mm thick in external & party walls and min200mm width.

[UBBL SELANGOR Rev2012] By Law 89 DELETED
[UBBL SELANGOR Rev2012] By Law 92 DELETED

By Law 93 – MEASUREMENT OF LENGTH OF WALL
• divided by return walls
• measured centre-to-centre of cross walls or piers

[UBBL SELANGOR Rev2012] By Law 93 [AMENDED]
Terms piers replaced with columns

[UBBL SELANGOR Rev2012] By Law 94 DELETED

By Law 95 – PROPERLY SECURE BRICK or BLOCK WALLS TO RC FRAMEWORK
• bond the wall panel to rc columns with a METAL TIE OF min 14gauge & min 40mm width and built min 230mm into brickwork with vertical spacing of less than 400mm.
• METAL TIES to be securely fixed to rc columns

By Law 97 - TIMBER BUILT INTO PARTY WALLS
• min100mm gap between timbers in party walls and separated with cement or brick
[UBBL SELANGOR Rev2012] By Law 97 DELETED

By Law 98 – FENCES AND BOUNDARY WALLS 
between properties of Detached Units, except abutting roads and back lanes,
• ≤1.8m max solid walls and
• ≤2.75m max impervious to air and light walls

[UBBL SELANGOR Rev2012] By Law 99 [AMENDED]
99(1) Residential building which may be let separately shall be provided with a kitchen
99(2) Common vertical kitchen riser shall continue up to a mechanical floor or roof for discharge to the open and constructed to 2hr Fire Rating

[UBBL SELANGOR Rev2012] By Law 100 DELETED

By Laws 103 – 105 – TIMBER STRUCTURES
• Shall be hardwood or of wood species preservative treated 
• Trimming joist 25mm thicker than adjoining joists
• Joists sit min 100mm on supporting walls or on continuous corbels
• Joists built into party walls with gaps min 100mm fire resisting materials separating from neighbours
• Below Ground Floor must be ventilated

[UBBL SELANGOR Rev2012] By Laws 103 & 104 DELETED

[UBBL SELANGOR Rev2012] By Law 104 SUBTITUTING By Law 140
FIRE APPLIANCES ACCESS

104(1) Provided ACCESS WAY within the site for FIRE APPLIANCES and ACCESS OPENINGS along external walls fronting the access way for FIRE FIGHTING and RESCUE OPERATIONS

104(2) BOMBA ACCESS WAY
• 6m min width for fire apliances
• Metalled or paved or strengthened perforated slabs to withstand 30ton fire appliances on level platform or gradient max 1:15.   Access Road max 1:8.3.  Access road to access openings must be clear of obstructions.
• Near edge of access way ≥ 2m or ≤ 10m from centre of access opening.
• Dead-End access way and access Road ≤ 46m long.   If > 46m long, to be provided with a turning area.   Outer Turning Radius of access to comply with Bomba.
• Overhead Clearance for fire appliances access ≥ 4.5m high
• Public Roads may be access way if in compliance with requirements of distance from access openings

104(3) ACCESS WAY MARKERS
104(4) PROPORTION OF BUILDING PERIMETER TO ACCESS WAY for Buildings in excess of 7,000m3

By Law 106 - Rules on STAIRCASES 
• RISERS ≤180mm max & TREAD 255mm min.
To save on space BHA advocates ±170mm Risers & min 260mm Treads for fire stairs.   However, 275mm Treads and slightly over 150mm Risers or about 29 degree incline would give a nicer to walk stairs.

Refer By Law 168 for Staircase Width requirements | Landing no less than stairs width

By Law 107 - Rules on HANDRAILS TO STAIRCASES
• min 4Risers stairs to have handrails, 
• min 2225mm width stairs to have intermediate handrails spaced equally, 
• min 1100mm width stairs to have handrails on both sides of staircase [non-residential]
• Handrails to be ≤100mm from face of walls, 
• Stairs Handrail : 825mm = < Height < = 900mm, measured from Nosing Steps,
• Handrails Height at Landing min 900mm 
[UBBL SELANGOR Rev2012] By Law 107 [AMENDED]
Dimensions for min 2225mm width stairs changed to min 2200mm

By Law 108 - MAXIMUM FLIGHT 
• Residential - stairs landings of no less than 1.8m depth at max 4.25m height interval;
• Other Buildings – stairs of ≤16Risers between landings 
• Stairs min 2Risers

By Law 109 – WINDING STAIRCASE
• Spiral Stairs permitted as secondary stairs where top floor ≤12.2m or not as required means of egress
[UBBL SELANGOR Rev2012] By Law 109 [AMENDED]
Winding and spiral stairs shall not form part of exit routes

By Law 110 – No OBSTRUCTIONS in staircase.   No projections except handrails and overhead min 2m high.

By Law 111 – Stairs to be lit and ventilated properly

[UBBL SELANGOR Rev2012] By Law 111 [AMENDED]

All stairs shall be lit ≥100lux and ventilated to By Laws 198 – 200.

By Law 112 - Stairs in Shops accessed from street to be enclosed with incombustible material  

By Law 113 – Timber Staircases only for buildings no more than 3-Storeys – Detached, Semi-Detached and Terraced Residential, Shophouse at upper floor only.

• All other staircases to have min 2hr Fire Resistant Rating.

By Laws 114 & 115 – Timber Roofs and Roof Covering & Drainage

[UBBL SELANGOR Rev2012] By Law 114 DELETED

By Law 116 – Accessible FLAT ROOF, BALCONY & ELEVATED AREAS min1.8m above adjacent area to be protected along edges with RAILINGS, PARAPETS or similar of min 1.0m height.

By Law 117 (1) – Provision of Access to Roof Space

[UBBL SELANGOR Rev2012] By Law 117(1) [AMENDED]

Access to roof space shall be via a trap door of minimum 600 x 600mm

By Law 117 (2) – Verandahway / footway to be constructed as per Local Councils specifications and to have a 25mm fall towards drain

By Laws 118 – 122 - REFUSE chutes & alternative means for refuse disposal for Residentials.

By Law 123 – Rules on Pipes and Service Ducts 

[UBBL SELANGOR Rev2012] By Laws 118, 120 - 123 DELETED

By Law 124 - LIFTS 

• Non-residential Buildings >4 storeys above or below ground to be provided with a lift. 

Refer By Law 151 – Ventilation to Lift Shafts and By Law 243 – Fire Lifts

By Laws 125 – 132 - Public SWIMMING POOL requirements

BHA ARCHITECTURAL MANUAL - PART 7 - UBBL PARTS IV & V [UNIFORM BUILDING BY-LAWS 1984-2012] - TEMPORARY WORKS & STRUCTURAL REQUIREMENTS

UNIFORM BUILDING BY-LAWS, 1984 [UBBL]

IN DESIGN 

UBBL : PART IV

The REQUIRED TEMPORARY WORKS during construction [By-Laws Sections 48 - 52],

By Law 48 – PERSON RESPONSIBLE FOR BUILDING ERECTION [i.e. the Contractor] to display the project board and the protective hoarding

By Law 52 – BUILDING =>18.3m HIGH to be installed with RISING MAINS to comply with By Law 232 – Wet or Dry Rising System for Buildings Under Construction

UBBL : PART V

STRUCTURAL REQUIREMENTS and considerations e.g. dead, superimposed and dynamic loads and, structural materials and elements [By-Laws Sections 53 - 80], 

By Law 56 refers to 4TH SCHEDULE – Weight of Materials

[UBBL SELANGOR Rev2012] By Laws 54 – 57, 59 – 65 and, 67 – 69 [AMENDED]
Structural Design to be in accordance with MS EN 1991-1-1 and, Wind Loads to MS1553

By Laws 70 – 71 - PARAPETS AND BALUSTRADES, 
• VEHICLE BARRIERS for car-parks 
1. 8km/hr for access ramp and 
2. up to 32km/hr for downward travel for a representative 1.5 metric ton vehicle

[UBBL SELANGOR Rev2012] By Laws 70 – 71  [AMENDED]
Parapets, balustrades and Lower Panel of Cladding/Curtain Walls and, vehicle barriers, shall be designed in accordance with MS EN 1991-1-1 for minimum loads [parapets and balustrades] and impact force of vehicles [vehicle barrier for car parks]

[UBBL SELANGOR Rev2012] By Law 72(3) [AMENDED]
Design of basement to include any artesian pressure

[UBBL SELANGOR Rev2012] By Laws 73(1), (2) and (3) [AMENDED]
The earthworks, the underground building works and the foundations shall be designed based on field and laboratory tests initiated and supervised by a PE with relevant geotechnical experience.   Design to be satisfy MS EN 1997.

[UBBL SELANGOR Rev2012] By Law 74 DELETED
[UBBL SELANGOR Rev2012] By Law 75 [AMENDED]
RC Foundations shall be designed to MS EN 1990, MS EN 1991 and MS EN 1992

[UBBL SELANGOR Rev2012] By Laws 76 & 77 DELETED
[UBBL SELANGOR Rev2012] By Law 76A [NEW]
Buildings on Slopes shall comply with any planning requirements determined by Local Authority

[UBBL SELANGOR Rev2012] By Law 78 [AMENDED]
Foundations shall be below invert level of drains

[UBBL SELANGOR Rev2012] By Law 79 [AMENDED]
Foundations under external  and party wall shall be within own boundaries

[UBBL SELANGOR Rev2012] By Law 80 [AMENDED]
Structures above foundations shall be designed to comply with MS EN 1990 – 1996, 1998 and 1999

BHA ARCHITECTURAL MANUAL - PART 5 - UBBL PARTS I & II [UNIFORM BUILDING BY-LAWS 1984-2012] - DEFINITIONS & SUBMISSIONS

UNIFORM BUILDING BY-LAWS, 1984 [UBBL]

IN DESIGN & SUBMISSION 

Architectural Design exercise cannot be isolated from compliance with the laws of the land.   Architects will definitely look at aesthetics and functions as the prime movers of a design.   However, the architect must also be as concerned with the requirements of the relevant building by-laws, i.e. with respect to requirements such as access, lighting, health, safety, ventilation, and fire protection.   

To achieve the balance between good design, great functionality and the law, the architect will need to comprehend the Uniform Building By-Laws, 1984, which was enacted under Section 133 of the Street, Drainage & Building Act, 1974, and the relevant Malaysian Standards governing design parameters such as the quality of building materials and performance, and access for the handicapped.


If the architect is involved with the development from the earliest stages, he must also be familiar with the National Land Code, 1965, the Land Acquisition Act, 1960, the Local Government Act, 1976, the Town and Country Planning Act, 1976 and the Environmental Quality Act, 1974.   If the architect is involved with commercial developments, he should also be very well versed with the Housing Development (Control and Licensing) Act, 1966 and Strata Titles Act, 1985, as he will be a party to the certification processes described in these Acts.


This section will deal with a check list on design compliance to the UBBL up to 2012 [Selangor version] for PART I  | PRELIMINARY and PART II | SUBMISSION OF PLANS FOR APPROVAL.

Apart from the Local Authorities Planning and Building Guidelines as well as Technical Departments requirements, checks with UBBL requirements should be done the soonest possible in the design stage to avoid major error in design considerations.

Review the Design against the Uniform Building By-Laws, 1984 [UBBL].   The UBBL is a set of by-laws derived from the principal Act 133 - Street, Drainage & Building Act, 1974.

Note Well:SOME OF THE FOLLOWING BY LAWS NEED FULL REVIEW AND COMPLIANCE DURING SCHEMATIC DESIGN WHILE SOME OTHERS MUST BE FULLY COMPLIED WITH ONLY DURING DESIGN DEVELOPMENT AND CONSTRUCTION PHASE 

BUT NEED TO BE UNDERSTOOD DURING THIS SCHEMATIC DESIGN IN ORDER TO GET THE BASIC DESIGN CORRECT:

Clauses to check on are:

PART I

DEFINITIONS AND INTERPRETATIONS used in the by-laws [By-Laws Sections 1 - 2],

Be familiar with the terms and conditions used in the UBBL.

• [UBBL SELANGOR Rev2012] By Law 2 [NEW] - MS EN refers to Malaysian Standard identical to European Standard
• [UBBL SELANGOR Rev2012] PART 1A | By Laws 2A – 2G [NEW] - DEMOLITION OF BUILDINGS

PART II 

The procedures for SUBMITTING PLANS to the Local Authorities for their approval for permanent and temporary buildings, advertisement and perimeter hoardings [By-Laws Sections 3 - 29],

• Check with the Local Authorities [Pihak Berkuasa Tempatan / PBT] on Procedures and Requirements for Submitting KEBENARAN MERANCANG PENDIRIAN BANGUNAN or DEVELOPMENT ORDER / PERINTAH PEMBANGUNAN

By Laws 3, 4, 6, 8 – 11 & 14 - 17 – Submissions for BUILDING PLANS APPROVAL by Qualified Person / Principal Submitting Person

•  FORM A – Certification of Building/Structural Plans [By Law 3(1) (c) & 16(2)], 

By Law 5 – NO ERECTION to take place EXCEPT the Qualified Person / PRINCIPAL SUBMITTING PERSON UNDERTAKE SUPERVISION OF ERECTION AND SETTING OUT.

•  [UBBL SELANGOR Rev2012] By Laws 3, 5, 8, 9, 10, 16 and, 34A [AMENDED]

Amendments to Submission Procedures

•  [UBBL SELANGOR Rev2012] By Law 5 [NEW]

Erection of Building shall be carried out under the FULL TIME SUPERVISION of a supervisor accredited and certified by CIDB.

NOTE: This condition should be inserted in the TENDER DOCUMENT

By Law 7 – WITHDRAWAL or Change of Qualified Person / Principal Submitting Person

By Law 12 – Submission of Sketch Plans for Approval in Principle / PLANNING APPROVAL | Refer 1ST SCHEDULE – Fees for Consideration of Plans, Permits etc

By Law 13 – Special Permission to Commence Building Operation / EARLY COMMENCEMENT OF WORK

By Law 18 – PERMITS for minor erections, alteration and additions.

By Law 19 – TEMPORARY PERMITS for erection of shed for show, worships or for builder’s work

By Law 20 – ADVERTISING HOARDINGS subject to ANNUAL TEMPORARY PERMITS

By Laws 22 – 27 – 2ND SCHEDULE

• Form A – Certification of Building/Structural Plans [By Law 3(1) (c) & 16(2)], 

• Form B – Notice of Commencement / Resumption of Building Operations [By Law 22 (1) & (2)]

• Form C – Notice of Completion of Setting Out [By Law 23], 

• Form D – Notice of Completion of Foundation [By Law 24] and 

• Form E – Application for the Issue of Certificate of Fitness for Occupation [By Law 25(1)]

The above except Form A and B are superseded by Borang F and G1 –G21

NOTE: Conditions for Borang G1 – G21 should be inserted in the TENDER DOCUMENT

By Law 28 – a prosecutable OFFENCE to OCCUPY OR ALLOW TO OCCUPY BUILDING without CF / TCF / CCC

BHA ARCHITECTURAL MANUAL - PART 6 - UBBL PART III [UNIFORM BUILDING BY-LAWS 1984-2012] - SPACE, LIGHT & VENTILATION

UNIFORM BUILDING BY-LAWS, 1984 [UBBL]

IN DESIGN 

UBBL : PART III 

The required SPACE [dimensions], LIGHT AND VENTILATION to be provided in buildings [By-Laws Sections 30 – 47]

By Laws 32 – 34 - OPEN SPACE AND PLINTH RATIO for buildings abutting a street and a backlane in relation to a lot size and Setbacks

By Law 36 - Requirement for a SPLAYED OR ROUNDED CORNERS Off 3m from wall junctions up to 5m high for a building erected at junctions.   

By Laws 37 & 47 - BUILDINGS ABUTTING A STREET ALLOWED A PROJECTION OVER STREET over the building line

37 Extent of projections [open veranda, sunshades and the like] over Roads and setback lines

47 Type of projections allowed over footpaths

• Local Authorities may have different applications and interpretations of these By Laws.   Best to consult them before proceeding with designs over setback lines and over Roads

By Law 38 - Width of FOOTWAY AND REQUIREMENTS FOR STEPS AND PEDESTRIAN RAMPS.  

• Width of Verandah-way or Uncovered footway to be 2.25m with allowance of 600mm piers/columns from street boundary to encroach into it.   Important: Check this requirement against the Local Authorities / PBT specifications.

• Steps on footways with Risers ≤150mm and Tread 275mm 

• Pedestrian Ramps >1:10.   Important: Check this requirement against the Local Authorities / PBT specifications.

• Refer MS1331 & MS1184 CODES OF PRACTICE ON ACCESS FOR DISABLED PERSONS TO PUBLIC BUILDINGS in conjunction with this clause.   Footpaths and ramps to comply with the codes for Public Buildings and Public Access.

• [UBBL SELANGOR Rev2012] By Law 38 [AMENDED]

Width of footway shall be >=2.1.0m.

• [UBBL SELANGOR Rev2012] By Laws 38A and 38B [NEW]

38A(1) New or Renovated building with AirCond area >4,000sqm shall achieve MS1525 specifications for OTTV [≤50W/m2] and RTTV and provided with Energy Management System

38A(2) Roof for ALL BUILDINGS [residential and non-residential] shall achieve thermal transmittance value with U-Value ≤0.4W/m2K for lightweight roof [<50kg and="" deck="" for="" heavy="" m2="" m2k="" metal="" normally="" roof="" roofing="" u-value="">50kg/m2], normally concrete roof.

EXCEPT if they are provided with cooling elements or sunshading

• Refer MS1525 CODE OF PRACTICE ON ENERGY EFFICIENCY AND USE OF RENEWABLE ENERGY FOR NON-RESIDENTIAL BUILDING 

Clauses 5.2.1 and 5.5.1

38B(1) & (2) Protection of buildings against LIGHTNING to comply with MS equivalent to the latest IEC 62305 International Electrotechnical Commission 

By Law 39 - Requirements for NATURAL LIGHTING AND VENTILATION according to building use.   

• Residential, Business & All Buildings except Hospitals & Schools– Natural Lighting & Ventilation >=10% of Clear Floor Area of Space/Room & Openings for Air >=5% of such Floor Area. 

• Patients Accommodations in Hospitals - Natural Lighting & Ventilation >=15% of Clear Floor Area of Space/Room & Openings for Air >=10% of such Floor Area. 

• Classrooms in Schools - Natural Lighting & Ventilation >=20% of Clear Floor Area of Space/Room & Openings for Air >=10% of such Floor Area. 

• Toilets & Bathrooms – Natural Lighting & Ventilation >=0.2sqm per unit wc/latrine/bathroom. 

• Important: Method of Measurements for Natural Lighting & Ventilation – Check this requirement against the Local Authorities / PBT specifications as they may read this bylaw differently.

• [UBBL SELANGOR Rev2012] By Law 39 [AMENDED]

39(1) Residential, Business & All Buildings except Hospitals & Schools– Natural Lighting & Ventilation >=10% of Clear Floor Area of the Space OF WHICH Openings for Air ≥ 1/2 of the 10% of the said Floor Area. 

39(2) Patients Accommodations in Hospitals - Natural Lighting & Ventilation >=15% of Clear Floor Area of Space/Room OF WHICH Openings for Air ≥ 1/2 of the 15% of the said Floor Area. 

39(3) Classrooms in Schools - Natural Lighting & Ventilation >=20% of Clear Floor Area OF WHICH Openings for Air ≥ 1/2 of the 20% of the said Floor Area. 

By Law 40 – AIR WELL sizes differ according to height of buildings.   

• Min Width of Air Wells >=2.5m x 2.8m = 7sqm for all buildings except 

• Lavatories, wc & bathrooms Min Width >=2.0m x 2m [* Read 40(2)(a)(i)]

By Law 41 – With MECHANICAL VENTILATION AND AIR-CONDITIONING Local Authorities may waive By Law 39 with conditions.   

Refer By Law 41(3) and 3RD SCHEDULE.

• Important: Check this requirement against the Local Authorities / PBT specifications

• [UBBL SELANGOR Rev2012] By Law 41 [AMENDED]

41(1) Permanently Mechanically Ventilated or Airconditioned Rooms are exempted from complying rules on Natural Lighting, Ventilation and Height of Rooms if,

41(2) Rooms have alternative means if mechanical system fails

By Laws 42 – 44 - MINIMUM AREAS, DIMENSIONS AND HEIGHT CONTROLS FOR ROOMS IN BUILDINGS

i. Habitable Room = Any room >=6.5sqm area excludes Bath, WC, Open Verandah, Terrace or Garage | By Law 2

ii. Headroom = Finished Floor Level to Soffit of the Lowest Projection above the floor | By Law 2

iii. Height of Room = Finished Floor Level to Underside of Ceiling above it excluding plaster thickness | By Law 2

iv. Storey Height = Finished Floor Level to Finished Floor Level above it | By Law 2

v. Wall Height = Base of Wall to the highest part of Wall or ½ height of a Gable Wall | By Law 2

By Law 42 | RESIDENTIALS

• Areas of Habitable Rooms – 1st >=11sqm, 2nd >=9.3sqm & others >=6.5sqm 

• Residential Habitable Rooms Width Min >=2m & Height 2.5m

• Kitchen Width Min >=1.5m / Area >=4.5m / Height >=2.25m 

• All Buildings - Bathrooms, Porches, Balconies etc Height >=2.0m

By Law 43 | ALL BUILDINGS – Dimensions of latrines, wc and bathrooms 

• Refer MS1331 & MS1184 CODES OF PRACTICE ON ACCESS FOR DISABLED PERSONS TO PUBLIC BUILDINGS in conjunction with this clause.   

By Law 44 - MINIMUM HEIGHT CONTROLS for ROOMS IN ALL BUILDINGS

• Shophouses - Ground Floor Room Height Min >=3.0m & Other Floors Room Height >=2.5m but if depth of Floor >10.5m then Other Floors Room Height >=2.55m  

• Schools – Min >=3.0m High Headroom 

• Hospitals - Patients Accommodation Room Height Min >=3.0m 

• Factory - Min >=3.0m High Headroom

By Law 45 - HEIGHT OF ROOMS in PUBLIC RESORTS 

• Min >=3.5m Room Height.   Balconies Height >=3.0m 

• Other Rooms Height as per By Law 46 Min >=3.0m at Ground Floor and 

• Min >=2.75m at Other Floors

By Law 46 - HEIGHT OF ROOMS in OTHER BUILDINGS than in By Laws 44 & 45,

• Ground Floor Min >=3.0m.  

• Other Floors Height >=2.75m

• Basement Height >=2.5m

• Habitable Room Headroom Height  >=2.0m

• Verandahway Height >=3.0m

BHA ARCHITECTURAL MANUAL _ PART 4 _ DESIGN CHECKLIST

 4.0     SCHEMATIC DESIGN STAGE

The schematic design or outline proposals for the design concept should be clear sketches and images formulated to reflect client’s brief, budget and basic planning requirements.   The drawings are expected nowadays to be in digital architectural sketches, diagrams and/or basic line drawings and 3D images showing the design intent or concept.

4.1    CHECKLISTS FOR SCHEMATIC DESIGN STAGE 

After the site analysis, to ensure that the intended design will be on the right track, designers should take time to check themselves on the statutory and local requirements.   It would be very unfortunate to have to redesign a work just because designers had not taken time to check on these design controls set by the town councils and technical departments controlling developments on the site.

LOCAL GOVERNMENT TOWN PLANNING GUIDELINES, RULES AND REGULATIONS

• Local government guidelines usually differ from town to town and state to state.   Refer to  the specific local council / government’s guidelines before proceeding further. 
• MEET UP WITH THE TOWN PLANNING AND BUILDING DEPARTMENTS’ PERSONNEL to find out the latest ruling / guidelines for the area of the proposed development project

Study the details of the following pre-design aspects and start marking up the site plans with the data gathered and re-confirm on the following:

3.1         LEGAL ASPECTS OF THE SITE
3.1.1 Land Title [Geran] or Pre-Computation Plan & Conditions of Planning Approval
3.1.2 Site Survey 

3.2         SITE ANALYSIS
3.2.1 Site Observations
3.2.2 Site Surroundings

3.3         PLANNING AND BUILDING REQUIREMENTS
3.3.1 Zoning
3.3.2 Setbacks for the Building
3.3.3 Plot Ratio for the Building
3.3.4 Parking Requirements
3.3.5 Building Plinth
3.3.6 Height Restrictions
3.3.7 Historical Conservations
3.3.8 Authorities Requirements

3.4         PROJECT BRIEF OR PROGRAMME
3.4.1 Establish Project Brief or Programme

4.1     BUILDING LAWS AND TECHNICAL REQs

Once the CONCEPTUAL DESIGN is produced and satisfies the PROJECT BRIEF, checks should be done on the following TECHNICAL REQUIREMENTS:

4.1.1  UNIFORM BUILDING BY-LAWS, 1984 [UBBL] 

also Refer to 2012 Amendments.   

Review the Building Design against the Uniform Building By-Laws, 1984 [UBBL] to ensure basic compliance to the Building Laws on:[1] Submission Procedures for Authorities Approval, 
[2] Space, Light and Ventilation Requirements for the Building,
[3] Temporary Works during Building Construction,
[4] Structural Requirements of the Building,
[5] Constructional Requirements,
[6] Fire Protection of the Building (BOMBA REQUIREMENTS)
4.1.2  GOVERNMENTAL GUIDELINES AND RULES

GARISPANDUAN DAN PERATURAN BAGI PERANCANGAN BANGUNAN

• All government projects must be designed based on the LATEST set of GUIDELINES AND RULES ON PLANNING OF BUILDING prepared by the ECONOMIC PLANNING UNIT of the PRIME MINISTER’S DEPARTMENT [Jawatankuasa Kecil Piawaian dan Kos bagi JPPN, Jabatan Perdana Menteri]. 
• Among others, the RULES govern dimensions of spaces and building components, specifications of finishes and services allowable for the types of buildings to be designed.
• Refer to Manual for IBS Content Scoring System (IBS Score) prepared by CIDB as well as MS1064 on Guide to Modular Coordination in Buildings

4.1.3  JABATAN KERJA RAYA (JKR)If JKR is involved in the Government Project, it is best to refer to JKR for their STANDARDS on design should there be relevant procedures and standards that must be adopted in the building design.
4.1.4  JABATAN ALAM SEKITAR (JAS/DOE)

• EIA is to assess the overall impact on the environment of development projects proposed by the public and private sectors. It is a planning tool to prevent environmental problems.
• Environmental Impact Assessment [EIA] is required for activities LISTED under the Environmental Quality (Prescribed Activities) (Environmental Impact Assessment) Order 1987. 
• 19 categories of activities are prescribed under the Environmental Quality Act [EQA], 1974 (Amendment 1985). 

The activities are related to agriculture, airport, drainage and irrigation, land reclamation, fisheries, forestry, housing, industry, infrastructure, ports, mining, petroleum, power generation, quarries, railways, transportation, resort and recreational development, wastewater treatment and disposal and water supply.

Of direct concern to architects are:
1. Building developments schemes of 50 hectares or more
2. Environmentally-Sensitive Industries and Developments of any size3. Resort And Recreational Development

• Construction of coastal resort facilities or hotels with more than 80 rooms.
• Hill station resort or hotel development covering an area of 50 hectares or more.
• Development of tourist or recreational facilities in national parks.
• Development of tourist or recreational facilities on islands in surrounding waters which are gazetted as national marine parks.

4.1.5  ROADS AND DRAINS

Apart from the standards imposed by the relevant planning department, the Local Authority’s ENGINEERING DEPARTMENT or JKR, may have jurisdiction on TYPE OF ROADS AND DRAINS to be designed in a development and in around a building.   

JABATAN PERPARITAN DAN SALIRAN (JPS) should also be consulted for feedbacks on development requirements.

🔺 Request the CIVIL ENGINEERS to confirm on the Roads and Drains with the authorities / technical departments.

4.1.6  JABATAN PERKHIDMATAN PEMBETUNGAN (JPP) & INDAH WATER KONSORTIUM (IWK)

For large scale projects especially, early consultation with JPP will reduce design errors in providing space for SEWAGE TREATMENT PLANTS or the proposed sewerage system.

🔺Request the CIVIL ENGINEERS to confirm on the matter.

4.1.7  TENAGA NASIONAL BERHAD (TNB)

Early consultation with TNB will reduce design errors in providing spaces for Sub-Stations, TNB Switch Rooms and/or other electrical room requirements

🔺Request the ELECTRICAL ENGINEERS to confirm on the matter.

4.1.8  TELCO PROVIDERS (TELEKOM, TIME, MAXIS etc)

Even though not as critical as the above departments early consultation with the Telco Providers will save design time.

🔺Request the ELECTRICAL ENGINEERS to confirm on the matter.

4.1.9  JABATAN PENERBANGAN AWAM (JPA)

JPA (Department of Civil Aviation/DCA) has jurisdiction over the height of buildings within the flight paths of aircrafts, especially near airports.   They should be consulted  when designing tall buildings.

4.1.10 UNIVERSAL DESIGN GUIDELINES 

MALAYSIAN STANDARDS ON ACCESS FOR UNIVERSAL DESIGN 

The following codes specify basic requirements for elements of buildings and other facilities to enable people [regardless off ability] to gain access into public buildings.

• MS1184 : CODE OF PRACTICE ON ACCESS FOR UNIVERSAL DESIGN FOR PUBLIC BUILDINGS
• MS1331 : CODE OF PRACTICE FOR ACCESS OF DISABLED PERSONS OUTSIDE BUILDINGS

4.1.11 ENERGY EFFICIENCY

MALAYSIAN STANDARDS ON ENERGY EFFICIENCY

Refer MS1525 : CODE OF PRACTICE ON ENERGY EFFICIENCY AND USE OF RENEWABLE ENERGY FOR NON-RESIDENTIAL BUILDINGS

The code among other things provides guidance, criteria and minimum standards for energy efficiency in building designs.   This MS1525 is referred to in the UBBL 2012 and hence is a complying code.

4.1.12 MODULAR DESIGN

MALAYSIAN STANDARDS ON MODULAR DESIGN

The IBS SCORE awards point from IBS Components in STRUCTURAL SYSTEMS (50 Points), WALL SYSTEMS (30 Points) and OTHER SIMPLIFIED SYSTEMS (20 Points for standard components based on MS1064, standardised grids, and prefabricated components) 

• MS1064 : GUIDE TO MODULAR COORDINATION IN BUILDINGS : PARTS 1 – 10
• The code aims to facilitate cooperation among designers, manufacturers, builders and authorities.   The code recommends standard dimensions for components to ensure dimensional coordination for equipment at all stages of the work.
• Part 1 : General Principles, Part 2 : Storey and Room Heights, Part 3 : Stairs and Stair Openings, Part 4 : Doors, Part 5 : Windows, Part 6 : Flat Sheets, Part 7 : Tiles, Part 8 : Masonry Bricks and Blocks, Part 9 : Cabinets and Part 10 : Concrete
• MANUAL FOR IBS CONTENT SCORING SYSTEM (IBS SCORE) 
• CIDB | Construction Industry Development Board, Malaysia has produced an assessment system to be used to measure Industrialised Building System [IBS] content in a building.   

4.1.13 GREEN ARCHITECTURE

GREEN ARCHITECTURAL CONSIDERATIONS

In addition to MALAYSIAN STANDARDS ON ENERGY EFFICIENCY and MALAYSIAN STANDARDS ON MODULAR DESIGN, consider the following

• Consider Green Architecture early in the design stage.   Green Architecture or GREEN BUILDINGS or Sustainable Buildings are ENVIRONMENTALLY RESPONSIBLE and RESOURCE-EFFICIENT DESIGNED BUILDINGS.
• Considerations starts with the expected LIFE CYCLE of the BUILDING from the SITING & ORIENTATION of the building, OPENINGS on the FACADES, selection of MATERIALS and EQUIPMENT to be used for the building, method of CONSTRUCTION, its OPERATION and MAINTENANCE and if possible the RENOVATION and DEMOLITION plans.
• Refer to GREEN BUILDING INDEX [GBI] website for details on the basic GBI Rating System considerations.   http://www.greenbuildingindex.org

Even if the building in hand is not pursuing GBI Rating, it is best to design responsibly and consider their rating tools in the design

EXCERPTS FROM GBI RATING SYSTEM ARE AS FOLLOWS:

1. Energy Efficiency (EE)

Improve energy consumption by optimising building orientation, minimizing solar heat gain through the building envelope, harvesting natural lighting, adopting the best practices in building services including use of renewable energy, and ensuring proper testing, commissioning and regular maintenance.

2. Indoor Environment Quality (EQ)

Achieve good quality performance in indoor air quality, acoustics, visual and thermal comfort.   These will involve the use of low volatile organic compound materials, application of quality air filtration, proper control of air temperature, movement and humidity.

3. Sustainable Site Planning & Management (SM)

Selecting appropriate sites with planned access to public transportation, community services, open spaces and landscaping.   Avoiding and conserving environmentally sensitive areas through the redevelopment of existing sites and brownfields.   Implementing proper construction management, storm water management and reducing the strain on existing infrastructure capacity.

4. Materials & Resources (MR)

Promote the use of environment-friendly materials sourced from sustainable sources and recycling.   Implement proper construction waste management with storage, collection and re-use of recyclables and construction formwork and waste.

5. Water Efficiency (WE)

Rainwater harvesting, water recycling and water-saving fittings.

6. Innovation (IN)

Innovative design and initiatives that meet the objectives of the GBI.

4.2     LOCAL ARCHITECTURAL CONSIDERATIONS

4.2.1  LOCAL TROPICAL ARCHITECTURE

Review and understand how the local traditional architecture may possibly assist in the design process and decisions.   Local and traditional trends and practices may also help in saving energy and produce sustainable design.

4.2.2  FENG SHUI

Some understanding of basic Feng Shui matters relating to architecture will assist in designing for some clients, especially for houses, business and commercial buildings of Chinese clients.   The following are some notes for designers’ reference.   Designers need to seek a practitioner to understand the subject further.

Feng Shui, which translate literally as "wind-water" is a Chinese Geomancy practice of harmonising people with the surrounding environment.   Geomancy is the art of placing or arranging buildings or other sites “auspiciously”, i.e. encouraging towards success.   Feng Shui practitioners view architecture and element of space of having “forces” [chi/qi] of that of the universe, earth and built environment affecting man and his well-being.   

The practitioners believe that Feng Shui is the applied art of placing things such as buildings, interior furnishing and landscaping in a man-made environment to influence the “cosmic breath / forces” of a site.   Feng Shui is widely used to orient buildings and spaces to derive to an “auspicious” outcome.   An “auspicious” site and siting of buildings is normally with reference to features such as bodies of water, stars, or a compass.  Thus, practitioners believe strongly that by balancing the forces of yin (feminine / inferior or negative aspects) and Yang (masculine / superior or positive aspects) into a harmony, Feng Shui will help man to use the natural forces of the earth for mankind’s benefits, i.e. to attain health and wealth.

It is best to design buildings in a manner whereby it is acceptable to all races and while compatible with ones’ belief.   Thus, it is with this spirit that we recommend designers to have an understanding of Feng Shui.

The following are examples of some basic Feng Shui on architecture:

TIPS ON FENG SHUI PRACTICES

1. Main entrance to a building shall be raised and generous in size.
2. Entrance leading to the main doors shall go up to a building OR, if it is not the case, it shall be on a flat ground.   Stepping down into the main doors of the building is not auspicious.
3. If there is a need to have another set of steps / stair inside the entry, the staircase must not confront the main door.  The stair may be at the side or at an oblique angle to the main door.
4. There shall be no main doors opposing another, e.g. the main entrance of a building should not confront the entrance to an office within the building OR, to the main door to a house / residential unit, in the case of residential building.
5. Similarly, a main door to a house should not confront / face the main door of another house across the street.   In the case of corridors, e.g. within a condominium, no main doors i.e. main entrances should confront / one another in a corridor.   And, corridors leading to main doors main doors should be generous in size.
6. Main doors referred above include main entrance to building, main entrances to an office, a house and doors to bedrooms.
7. No cross symbols or any symbols representing ‘X’ should be able to be read from plans, elevation or others planes of a building.  Therefore, no ‘X’ symbols should be seen on a building.
8. A good site for a building is where the site backs as hill or higher ground with water features, e.g. river or lake in front of the building.
9. Backing the building, land on the left side should be higher than the right or road should be on the left with a stream on the right.

FENG SHUI AUSPICIOUS AND GOOD DIMENSIONS FOR BUILDING ELEMENTS

PREFERRED OR AUSPICIOUS DIMENSIONS for height, width, depth etc. stated in mm.

                380

                415

                610, 680

                810, 860, 890,

                1065, 1085

                1265 

                1335

                1470

                1520 to 1550

                1720 to 1770

                1920 to 1980

                2110 to 2170

                2315 to 2365

                2530 to 2560

                2610 to2620

                2810 to 2835

Dimensions which do not fall within the range or do not correspond to the above are inauspicious.   This is a limited sample of dimensions.  The above sample does not cover range bigger than 3000mm.

4.2.3  VASTU SHASTRA

On the other side of the continent from China, the Indians have formulated their own form of Feng Shui called Vasthu Shastra.   The following are some notes for designers’ reference.   Designers need to seek a practitioner to understand the subject further.

Vastu Shastra / Vastu Sastra means the science of architecture and construction.   Vastu Shastra is an Indian Geomancy on buildings which planned to channel “positive energies” into man.   It comes from the ancient teachings of the Indian civilisation, incorporating Hindu and Buddhist believes, in the form of manuals on design, layout, measurements, ground preparation, space arrangement and spatial geometry aspects of architecture.   The manuals include the principles, design and layout of houses, towns, cities, gardens, roads, water works, shops and other public necessities.   The designs are based on integrating architecture with nature and ancient Indian beliefs utilizing perfect geometric patterns, symmetry and directional alignments. 

The practitioners believe that proper implementation of Vastu techniques will bring peace and prosperity to households.   The science of Vastu is mostly based on directions and elements i.e. the building materials used.

Vastu Shastra deals with 5 elements.   

They are 

1. Earth | Magnetic field of the earth, 

2. Water | Gravitational attraction of the Earth, 

3. Fire | Solar Radiation, 

4. Air | Wind Energy and 

5. Space | Cosmic Radiation.   

These five elements of the nature have to be coordinated with the human body and the materials making up the buildings.   

The practitioners of Vasthu Sastra believe that the ORIENTATION of a building with respect to the NORTH and its relation with the planets, and built with suitable LOCAL BUILDING MATERIALS, can not only save energy, but also promote a healthy house design - a comfortable living, good health, prosperity and wealth to the house owners/occupiers.  

TIPS ON DESIGN FOR VASTU SHASTRA

Vasthu Sastra is also about connecting to the Earth Energy to enjoy health, prosperity, peace and health.   

1. Landed property - it is recommended to avoid locations in valleys or hilltops, which practitioners believe will create distorted flow of energy (not unlike the Chi/Qi in Feng Shui). 
2. Regular shaped plots, such as squares and rectangles, are preferred over irregular shaped ones.   Similar to Feng Shui, properties having a road or junction in the middle of the plots are not favoured due to its “spearing” effects.   

Practitioners believe that the elements can determine the way particular directions interact with particular objects or certain kinds of people.   Apparently, the favourable directions are based on the moon-based Indian Astrology with its own Lunar Zodiac Signs.   Hence, the favourable or auspicious direction is very specific to the owner.

Indications of some ideas of Vasthu Shastra are as below:

EAST 

East stands for sunrise, or new beginnings. 

Practitioners believe that it is very advantageous for people who are trying to end something bad and getting started with something new.   It is the direction of prosperity.   

Here are the things in the house that can be in the eastern part of the house or face the eastern direction:

• The entrances to the house, living room, study and the place of worship should face the east.
• Treasure boxes, lockers etc. should open towards the east to promote prosperity.
• No kitchen or toilet should be in the east.
• East direction should not be in a more elevated range than the west, south west and the North West directions.
• Toilets / Bathrooms should not be in the North-East quadrant of the house    

WEST

West, for some practitioners, is probably the most negative direction.   The west is the direction where the sun sets, which means that this direction is not really good for beginnings.

Out of all the Vastu directions, this is the one the Indians have more instructions for 'don'ts' than 'dos'.   The Indians believe that people who live in the western part of the house or have entrances opening to the west direction do not lead a happy life or a prosperous one.   The western direction is the direction for women [?].   

These are the things that one needs to be aware of about the western direction:

• It is better to have a staircase or a tank in the west than anything else.
• One could consider having an office here, as a second choice of offices, especially within the house.
• Store the garbage bins or build the garage in the western direction of the house.
• Toilets / Bathrooms should not be in the South-West quadrant of the house    
• There is also a belief that SOUTH-WEST facing Main Door will invite misery and challenges to the occupants.
• Avoid huge openings on the west to prevent the escape of good energy.   

NORTH

Practitioners believe North is auspicious and the direction that is best for the business people.   The planet that rules over this direction is Mercury.   They found that the UV rays cast by the sun have the least negative effect in the northern parts, so having any open space in the northern area would be a good move.   

The following steps have to be taken care of when one is trying to take advantage of Vastu in this direction.

• Have the office in the north part of the house or the building for maximum success.
• It is better if there is a slope or elevation on the north side.
• Keep construction in the north to the minimum, so as to maintain the efficiency at highest.   If there are persisting constructions in the north, prosperity will certainly vanish.
• Do not have any toilets or garbage bins in the north.
• Do not put any staircases in the north, for it can promote financial loss in one's life.
• Do not keep the kitchen in the northern part of the house either.   In a North Facing house, kitchen should be in the South-East

SOUTH

For Indians, the south is a contradictory direction.   There is some fear among those who follow Vastu Shastra about this direction.   

There are mixed feelings about whether this direction works for people or not.   

• For instance, if one builds a house with a south facing entrance, they might be successful for the first few years, but after that the money will begin to stagnate and eventually start decreasing.   
• Thus, the Indians believe it is better to use the south direction in cycles, so as to keep all the bad luck far away.
• In a South-Facing house, the kitchen should be in the North-West
• Avoid huge openings on the south to prevent the escape of good energy