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
3.1.1 LAND TITLE [GERAN]
.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:
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3.1
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LEGAL ASPECTS OF THE SITE
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3.1.1
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Land Title [Geran]
or Pre-Computation Plan & Conditions of Planning Approval
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3.1.2
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Site Survey
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3.2
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SITE ANALYSIS
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3.2.1
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Site Observations
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3.2.2
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Site Surroundings
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3.3
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PLANNING AND BUILDING REQUIREMENTS
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3.3.1
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Zoning
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3.3.2
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Setbacks for the
Building
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3.3.3
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Plot Ratio for the
Building
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3.3.4
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Parking
Requirements
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3.3.5
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Building Plinth
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3.3.6
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Height
Restrictions
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3.3.7
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Historical
Conservations
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3.3.8
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Authorities Requirements
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3.4
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PROJECT BRIEF OR PROGRAMME
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3.4.1
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Establish Project
Brief or Programme
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.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,
- 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.
- 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.
- 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.
- 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.
- 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.
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