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

FIRST TAKE ON LECTURING AND TUTORING AT TAYLOR'S UNIVERSITY

After complaining for years about the architectural graduates of late, I have decided to do something about my complaints. I have embarked on a new career as a Part Time Lecturer at the School of Architecture, Building and Design, Taylor's University.

Just started the venture on 23rd March 2015 as a Project Management Lecturer for the 3rd year students.

I still have my practice - I still love practicing architecture even after 20 odd years as a Professional Architect - and hence I will not lecture full time in this near future.  

I believe Project Management skills are lacking in many graduates.  
So, I hope I will last the distance in this new venture and to share what little I know about the industry.
And,
Most importantly, hopefully, I can make that small difference to the graduates.
Aamiiin.

BHA ARCHITECTURAL MANUAL _ PART 3 _ PRE-DESIGN CHECKLIST

 3.0    SCHEMATIC DESIGN AND DESIGN DEVELOPMENT

 

Upon receiving a commission by the client for a project, the architect should undertake pre-design site studies, checks on the legal requirements of the site and the intended building design and, fully understand the clients brief or programme.   Only thereafter, should the architect commence his design schematic work.

The following is a set of pre-design checks which to be printed and marked on at the commencement of each project:

.3.1    CHECKLISTS FOR PRE-DESIGN STAGE

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

  

.3.1      LEGAL ASPECTS OF THE SITE

3.1.1    LAND TITLE [GERAN] 

Obtain the Land Title and Check on the following:

• LAND TITLE [Geran] Available, if Not then to Request for the Title
• Legal OWNERSHIP of Land / Who Owns the Land where the Project to be Built
• SIZE OF THE LOT where the Project to be Built / sqm / hectares / sqft / acres
• RESTRICTIONS on Land Use / Category of Land Use [Agriculture / Building / Industry]
• Bearings and Dimensions stated on the Boundaries
• TENURE [Freehold / Leasehold and when the lease expires]
• EXPRESSED CONDITIONS on Land Title / Institutional, Malay Settlement, etc
• Easement, Right-of-Way, CAVEATS and/or Covenant on the Land
• 
  
• If there are no Land Title [Geran] yet, then ask for;
• The “Pre-Computation Plan / Pre-Comp Plan” of the development plot from the Land Developer,
• Check with the Land Developer the conditions for Planning Approval of the plot,
• Obtain a copy of the approved Planning Approval plans and letters to check on the explicit approval for the plot and its surroundings
• For developments requiring Sub-Division of Lots [e.g. Housing Developments], obtain from the Land Surveyor the Land Office approved sub-divided lots “Pre-Computation Plan / Pre-Comp Plan” in addition to the Planning Approval details.
• Check with the Local Authorities the minimum documentation required to submit plans for approval and whether Pre-Computation Plans are sufficient or they require a Qualified Title to be issued prior to submission

3.1.2    SITE SURVEY 

• Obtain the SITE SURVEY or Request for a Site Survey and Request the Following:
• DEMARCATION of the BOUNDARIES of site | bearings, distance and boundary markers
• BENCH MARKS | temporary or permanent to tie the levels with (X,Y,Z) coordinates to established boundaries and GOVERNMENT BENCHMARK, e.g. Cassini Projection
• 
  
• DETAILS OF THE SITE and SURROUNDING AREAS up to 60m away [offsets] from the project site boundaries :
• Bearings and Dimensions of the boundaries,
• Roads and Kerbs | profile of road and shoulders, road levels, levels at bottom and top of kerbs
• Drains | profiles, invert levels [IL], outfall, discharge points
• Services and Utilities e.g. electrical telephone, water & sewer lines and manholes,
• Spot Levels and Topography,
• Natural Elements, e.g. vegetation, waterways & swamps,
• Existing Buildings and/or constructions,

.3.2      SITE ANALYSIS

3.2.1    SITE OBSERVATIONS 

• Visit the site. Refer to the Land Title to ensure that site visited is correct.
• Identify the following and mark up a plan of the site with:
• Main and secondary ACCESS to site
• Best VIEWS from the site,
• 
  
• Site ORIENTATION | North, South, East, West [BEST to bring a compass]
• SUN PATH | Determine the bearing where the sun rises [strong UV light] and sets [intense IR heat], 
• Directions of the PREVAILING WINDs,
• 
  
• Surface DRAINAGE including rivers, ponds, perimeter and roadside drains, 
• including the direction of flow of the drainage
• is the site part of a waterway ?
• 
  
• EXISTING VEGETATION; 
• decide whether any of the trees and shrubs on site needs to be retained.   Mark the ones to be retained if designing around the trees and shrubs may be necessary or good practice.
• take note on existing vegetation’s stumps, shrubs and organic matters which need to be cleared before the earthwork or ground works starts.
• Signs of ACTIVITIES OF EXISTING WILDLIFE / fauna | e.g. monkeys, birds and snakes, as well as rodents and pests, e.g. rats and termites.
• 
  
• TOPOGRAPHY
• existing CONTOURS of the land.   Topography or the land profile affects the design and construction of the site. 
• while flat sites are easy to handle, sites on slopes may or may not necessarily require cut and fill of the land or importing or exporting earth to make up earth platforms for buildings.   Study the land carefully to derive to an economical and practical building platforms.
• BUILDINGS ON HILL SIDES OR SLOPES now special attention and consideration.
• advice from the civil & structural engineers is critical, hence it is best to visit the site with the C&S Engineers 
• 
  
• SOIL TYPES
• ascertaining types of soil are mainly of the engineer’s concern but it is useful to know how the different soil types will affect the building design, e.g. water table, soil stability and bearing capacity of the soil.
• soil investigation [SI] by doing test bores and penetration tests may be required for engineering analysis of the site condition.
• water table needs to be checked to determine if any sub-soil drainage or waterproofing will be require for the structures.
• advice from the civil & structural engineers is critical, hence it is best to visit the site with the C&S Engineers
• 
  
• FENG SHUI AND VASTU SHASTRA ELEMENTS
• When working with Chinese or Indian clients who are inclined towards the traditional sciences of building, it is best to do some homework on Feng Shui elements for the former and Vastu Shastra elements for the latter before going to the site.
• That will assist in reviewing the site from these sciences point of view.
• 
  
• Short background information on Feng Shui and Vastu Shastra elements are discussed in the design section below.   
• If the client is serious about these elements, further discussions with the client on the appointment of a Feng Shui or Vastu Shastra practitioner may be necessary before Schematic Design commences.

3.2.2    SITE SURROUNDINGS

• NATURAL ELEMENTS nearby such as Rivers (and waterways which may affect the site), Ponds, Swamps, Hills
• 
  
• NEIGHBOURING LOTS’ / NEIGHBOURHOOD 
• building orientations, 
• usage of spaces immediately facing the site,
• check the neighbouring sites for development types, level of occupancy of the developments [e.g. fully occupied township, houses and office or there are deserted developments around]
• check buntings and banners on sales of future developments in the vicinity and the indicative sale prince
• 
  
• HIGHWAYS & EXPRESSWAYS nearby, any of the highways affect traffic and noise to site
• 
  
• UTILITIES | Locate the utilities connection points;
• electrical, direct connection or via a sub–station, nearest sub-station and size, single or double chamber 415V or 11kV substations, 33kV PPU or 132kV PMU
• TNB Rentice / Overhead Lines & Pylons
• telephone / telco, the nearest connection point, pole, pillar or JC9C manhole
• identify telecommunications towers
• water, the nearest pipe line, location and size of pipe
• sewer line, nearest manhole if any, direction of flow of sewer,

.3.3      PLANNING AND BUILDING REQUIREMENTS

• 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

3.3.1    ZONING 

• To know what actually can be proposed on the site, check out the RT Rancangan Tempatan / Local Plan or RS Rancangan Struktur Negeri / Structure Plan of the State. 
• 
  
• It is VERY IMPORTANT to make enquiries with local planning authorities on the following:
• ZONING OR DESIGNATED LAND USE
• Check the present zoning | the site is located in which zone / agricultural / residential / commercial / industrial / institutional or others,
• 
  
• CONVERSION Confirm whether of land use is required e.g. from agricultural to residential or commercial or industrial.
• 
  
• ZONE RESIDENTIAL | Confirm the area is for single dwellings [bungalows], terraces / linked houses or high-density apartments [flats and condominium],  if residential check the population density in person / acre (hectare) or units of apartments /acre (hectare) 
• 
  
• ZONE INDUSTRIAL | Confirm the area is for light, medium or heavy industry.   If industrial check the buffer distance required between the industrial areas to other usage such to residential and commercial areas, what can be considered as buffer, 
• 
  
• ZONE COMMERCIAL | Confirm the area is designated for which types of commercial / shop lots / shopping centres / offices / mixed-commercials / mixed-developments i.e. residential and commercial
• 
  
• RESERVES FOR AMENITIES, SERVICES & FACILITIES | Confirm the specific requirements or reserves to be allocated on the site for the development : landscaping area, playground, surau, utilities e.g. sewage treatment plants, TNB substations, drains, rivers
• 
  
• SURRENDER OF LAND | Check any portion of the Site needs to be surrendered to the authorities for widening of roads drains etc,

3.3.2    SETBACKS FOR THE BUILDING

• SETBACK DIMENSIONS 
• Confirm setbacks for the BUILDING at the front, sides and rear.   Even for corners.   
• Any other setbacks for different usages; in the case of a mixed development [UBBL ByLaw 32-36]
• BASEMENT SETBACK | Check whether setback below ground i.e. basement, is the same or different from Ground and above ground.
• LANDSCAPING STRIP SETBACKS | Confirm whether there is such a requirement
• 
  
• PUBLIC FOOTPATH SETBACKS | Confirm whether there is such a requirement [UBBL ByLaw 38]
• “FIVE FOOT WAY” | if relevant, confirm the actual dimensions width required for the ground floor covered pedestrian walkway and if there is also any setback required or height control for upper floors before the building can be built to the building setback line
• 
  
• BUILDING ELEMENT INTO SETBACK LINES | Check which portion of the proposed building, e.g. awning, porch, eaves and upper floors may be built into the setback area [UBBL ByLaw 37]

3.3.3    PLOT RATIO FOR THE BUILDING

• PLOT RATIO | Confirm Plot Ratio of the Site 
• plot ratio = total gross built up floor area in sqm / site area in sqm

or

• plot ratio = total gross floor area excluding car parking area / total site area

or any other calculation methods

• BONUS PLOT RATIO | Check whether there are FACILITIES OR AMENITIES, e.g. public gymnasium, surau and cafeteria, can be provided to obtain bonus plot ratio
• EXTRA PLOT RATIO | Check whether the local council allow the building to EXCEED Plot Ratio by paying additional contribution fees for the Extra Plot Ratio

3.3.4    BUILDING PLINTH

• PLINTH SIZE | Confirm if there is a BUILDING PLINTH SIZE CONTROL on the Site 
• plinth size = total gross floor area of building at ground floor /                                                   total site area

or any other calculation methods

3.3.5   PARKING REQUIREMENTS

• CAR AND MOTORCYCLE PARKING | Confirm the requirements or allocated area / bay e.g. number of car + motorcycle bays per sqm (sqft) of usable space
• CAR AND MOTORCYCLE PARKING | Confirm method of calculations 

whether   

parking = total gross floor area of development / 

                                allocated area / bay

or

parking = total gross floor area excl M&E and circulation spaces / 

                                allocated area / bay

or any other calculation methods

• PARKING ALLOWANCES | Check whether any special allowances/ provisions for Green Vehicles, Public Transportation Stations e.g. Taxis, Buses, Mass Transit System,
• SPECIAL PARKING PROVISIONS | Check whether any special space REQUIREMENTS for HANDICAPPED DRIVERS, ENERGY EFFICIENT VEHICLES and other special bays
• 
  
• PARKING FINES DUE TO NON-COMPLIANCE | Confirm the amount charged for parking shortage | Car Parking & Motorcycle Parking or No Non-Compliance allowed at all 

3.3.6   HEIGHT RESTRICTIONS

• BUILDING HEIGHT | Confirm whether there is any planning height restriction for the proposed building or the number of storey [apart from Plot Ratio] and/or basements.
• Normally, if the development is within the flight path of an airport then there will be a restriction of height due to the vicinity of site to the airport.   
• Check with the local airport and Jabatan Penerbangan Awam (DCA) for the height control, if any.

3.3.7   HISTORICAL CONSERVATION

• If on the site exists historically significant old structures and/or old buildings:
• Check whether the proposed site has buildings or structures which have been classified or may be classified as having architectural and/ historical merits. 
• Check whether “heritage” buildings, structures and/or areas to be totally preserved or modified or to comply with other preservation orders.
• Heritage buildings will require different sets of design and constructional controls.   Refer to the relevant heritage departments / Jabatan Warisan Negara to check whether the buildings are gazetted and obtain their rules and regulations with regard to the conservation of old structures/buildings.

3.3.8   AUTHORITIES REQUIREMENTS

• SPECIAL REQUIREMENTS | The Local Authorities and Technical Departments may have their own procedures and requirements for development proposals within their area of jurisdiction.
• PLAN SUBMISSIONS | Local Authorities and Technical Departments have their own procedures and requirements for submissions.   All Local Authorities now implement OSC submission procedures and include e-submissions.
• Seek confirmation on all requirements and procedures.   
• Do not assume requirements for all Local Authorities are the same.
• 
  
• PLANNING & BUILDING DEPARTMENTS | Always check the latest guidelines provided by the Local Authorities' Planning & Building Departments as well as Jabatan Perancang Bandar dan Desa [JPBD] in order to appreciate their rules.

• TECHNICAL DEPARTMENTS | Technical Departments including the Local Authorities Engineering and Health Departments, for example, may also have differing requirements from the Planning dan Building Departments.   Confirm on their requirements.

• EXTERNAL TECHNICAL DEPARTMENTS 
• TNB, JPP/IWK, Water Supply Authorities, Telco Companies, Jabatan Alam Sekitar [especially so when the development and/or the development area are environmentally sensitive] and JPS may also affect design.   Early confirmation with them is also useful.   
• Generally, get the C&S Engineers and M&E Engineers to follow up with these technical departments and advise architects accordingly.

• UNIVERSAL DESIGN GUIDELINES
• Universal design aims to provide environments that are accessible to the very old and very young people, people without disabilities, and people with disabilities; either permanent or temporary disabilities.
• Laws and guidelines that govern design include SIRIM Publications, such as MS1184:2014 Universal Design and Accessibility in the Built Environment and MS1331 which stipulate rules on facilities for a Universal Design.  
• 
  
• MODULAR BUILDING COMPONENTS
• Designs of Buildings for the Government will normally require the incorporation of Industrialise Building Systems [IBS].   Thus, it is best to refer to SIRIM Publication MS1064 on Guide to Modular Coordination in Buildings : Parts 1 – 10 before starting design work so that the design suits the preferred dimensions for IBS systems.
• 
  
• MEASUREMENT STANDARDS
• Confirm with all parties the standards to measure dimensions and areas.   

1. Uniformed Building By Laws [UBBL] define “headroom”, ”height” and, “depth” in its definition.   ByLaw 135 further defines “height of building”, “area” and “cubic capacity” for Part VII [Fire Protection] of the UBBL.
• FOR AUTHORITIES SUBMISSIONS with reference to UBBL; and unless noted otherwise, area calculations are normally referring to the dimensions from centrelines of walls.   However, UBBL 2012 Selangor may refer to clear area on some instances and hence a different calculation method.
2. Institution of Surveyors, Malaysia [ISM] define the Uniform Method of Measurement of Buildings for among others Gross Floor Area and Nett Floor Area for sale and let for spaces in buildings.   
• Royal Institution of Chartered Surveyors (RICS), UK in its Code of Measuring Practice | Guidance Note for Property Professionals detailed out the ISM definitions further.   This is the method used for Sale and Purchase Purposes.
3. Standard Method of Measurement of Building Works (SMM) used by the Quantity Surveyors is altogether a different method of measurements and primarily used for Costing Purposes of Buildings.   It is not suitable for Sale and Purchase Purposes.
4. Clients may have their own methods of measurements.   
• Architects should advise Clients to use ISM and UBBL methods of calculations to avoid legal arguments on the methods of measurements.

.3.4      PROJECT BRIEF OR PROGRAMME

3.4.1   ESTABLISH PROJECT BRIEF OR PROGRAMME

• CONFIRM with the Clients their 
• DETAILED REQUIREMENTS i.e. what are the objectives to be achieved as well as the priorities in terms of time, cost and scope  
• SCOPE OF DEVELOPMENT & QUALITY LEVEL expected for the proposed building and development.   
• What would be considered as Success Factors for the development? Commercial Return on their Investment, Meeting the Delivery Deadline or the Set Budget or a Quality Level or Satisfying the Scope of Development?
• 
  
• Confirm the PROJECT TIME FRAME expected by the Clients, when to start and when they expected the development to complete for their use.   Agree on deadlines for completion or milestones to be achieved.
• 
  
• Confirm the TOTAL PROJECT COST expected by the Clients; advise Clients on development cost which comprises building cost, consultants’ fees, submission and contribution fees to authorities etc.
• 
  
• FINALISE THE PROJECT BRIEF in writing / sketches and OBTAIN THE CLIENTS CONFIRMATION, preferable by Client signing-off the sketches and project brief, cost and time frame.
• 
  
• GOVERNMENT PROJECTS
• Confirm the Clients requirements with a Schedule of Accommodation [SoA which is basically a Schedule of Required Spaces, Unit Requirements and Size of the Spaces] and the Preliminary Detailed Abstract [PDA which is Government’s Standard Format Cost Estimates] “signed-off” before proceeding further with work.
• Check the format of submissions required by the Client's representatives and other guidelines
• 
  
• SPECIFICATIONS of government buildings are standardised based on the latest Guidelines And Rules On Planning Of Building Prepared By The Economic Planning Unit Of The Prime Minister’s Department.