Kebenaran Merancang (KM) - A simple guide for landowners

Kebenaran Merancang (KM) in Selayang: A simple guide for landowners

Note: Selayang is under Admistration of Majlis Perbandaran Selayang.

If you own land in Selayang and plan to build, redevelop, subdivide, or change the use of a property, you will likely need Kebenaran Merancang (KM) from Majlis Perbandaran Selayang (MPS). This guide explains what KM is, when it’s required, who can help you, and how the process works through MPS’s OSC 3.0 Plus Online system.

What is Kebenaran Merancang (KM)?

- KM is planning permission under the Town and Country Planning Act (Act 172). It confirms your proposal fits the Local Plan zoning and planning standards (density, plot ratio, height, setbacks, parking, road access, utilities, flood and slope controls).

- KM comes before detailed engineering and building plan approvals.

Do you need KM?

You typically need KM for:

- New development or redevelopment of buildings

- Earthworks or engineering works (cut-and-fill, retaining structures)

- Subdivision or amalgamation of land

- Material change of use (e.g., house to office, industrial to commercial)

You may not need KM for:

- Minor house renovations that don’t change use, layout, or site access. Always confirm with MPS first, as rules vary by area and housing type.

Who can submit KM?

- A Registered Town Planner (RTP) must be your Principal Submitting Person (PSP) for KM.

- Other consultants may be required depending on your proposal: Architect, Civil and Structural Engineer, Traffic Consultant, Licensed Land Surveyor (for subdivision/amalgamation), and Landscape Architect.

What to check before you start

- Zoning and planning controls: Refer to MPS/State planning guidelines and the Local Plan for allowed use, density/plot ratio, height, setbacks, parking, and road reserves.

- Land title status: Category of land use, express conditions, restrictions in interest. If you need to change land use (ubah syarat), this is a separate process at the Land Office and should be coordinated with your planner.

- Site risks and studies: Slope, flood, drainage capacity (MSMA), traffic impact (TIA), geotechnical requirements, environmental constraints, and nearby utilities or servitudes.

Documents you will usually need

- Form A (KM application) via OSC 3.0 Plus Online

- Laporan Cadangan Pemajuan (LCP) prepared by the RTP

- Plans: location, site plan, proposed layout; concept elevations/sections if relevant

- Land documents: latest issue document of title (Geran/Strata) and recent Carian Rasmi

- Owner’s consent or SPA/Power of Attorney if applicant differs from owner

- Latest quit rent and assessment tax receipts

- Technical reports as required (TIA, geotechnical/slope, drainage and stormwater under MSMA, flood notes, environmental status)

- Utility inputs: Air Selangor, IWK, TNB, Telekom (letters or preliminary endorsements)

- For subdivision/amalgamation: preliminary survey plan and proposal schedule

- Digital signatures and file formats must follow OSC 3.0 Plus requirements

How the KM process works at MPS (OSC 3.0 Plus Online)

1) Pre-consultation (recommended)

- Your planner arranges a session with MPS Planning/OSC to confirm submission type, document list, and studies. This helps avoid delays.

2) Online submission

- Your RTP registers the case under MPS, fills in forms, uploads all documents, identifies technical agencies, and pays the processing fee.

3) Circulation and review

- MPS OSC circulates your proposal to internal departments and external agencies (e.g., JPS, JKR, IWK, Air Selangor, TNB, BOMBA, DOE as relevant). You may receive queries or requests for additional info via the portal; respond promptly.

4) Decision

- The case moves through technical and OSC committees to Council (as applicable).

- Outcomes: Approved with conditions (KM diluluskan bersyarat) or Rejected with reasons.

- Typical timelines: straightforward cases 4–8 weeks; complex or study-heavy cases 8–16+ weeks, depending on completeness.

After KM approval

- Fulfil all conditions (e.g., road widening, reserves, utility corridors, TIA mitigation).

- Submit Engineering Plans and Building Plans referencing the approved KM.

- For subdivision/amalgamation: proceed with Land Office applications once KM is endorsed.

- KM validity is usually time-limited (often 1 year). Apply for an extension before expiry if needed.

Fees and common cost items

- KM processing fees per MPS schedule (vary by development type/scale).

- Later stages may include plan approval fees, deposits/bonds, development charges (if applicable), contributions (e.g., public open space), and utility connection costs.

- Budget separately for professional fees and required studies (TIA, geotechnical, drainage).

Common mistakes to avoid

- Applying without an RTP as PSP

- Proposals that conflict with zoning, density/plot ratio, or parking standards

- Missing owner consent or outdated land searches

- Under-scoping traffic, drainage, or slope studies

- Ignoring utility servitudes, road reserves, or flood/slope constraints in the layout

Practical tips to speed things up

- Do a quick feasibility review against the Local Plan and MPS guidelines before design

- Get recent Carian Rasmi and clear ownership/consent early

- Pre-consult with key utilities and MPS on capacity and connection points

- Submit complete, well-labeled documents with digital signatures that meet OSC specs

- Respond to agency queries quickly and with consolidated, clear revisions

A simple example

- A landowner wants to convert a corner shoplot into a clinic. The RTP checks that medical clinic use is allowed in the Local Plan, confirms parking and access requirements, and identifies if a mini-TIA is needed. After pre-consultation with MPS and basic utility inputs, the KM is submitted via OSC. MPS issues an approval with conditions for signage, parking bays, and minor access upgrades. The owner then proceeds to Building Plan approval and operational licensing.

Helpful reminder

- Requirements can vary by location, site conditions, and development type. Early engagement with a Registered Town Planner and MPS can save time and cost.

Here’s the step‑by‑step KM (Kebenaran Merancang) application process for Selayang via MPS OSC 3.0 Plus Online

1) Confirm you need KM

- KM is required for new development/redevelopment, subdivision/amalgamation, engineering/earthworks, or change of use. Minor interior works may not need KM—check with MPS.

2) Appoint your Principal Submitting Person

- Engage a Registered Town Planner (RTP) as PSP. Assemble other consultants as needed: Architect, C&S Engineer, Traffic Consultant, Licensed Land Surveyor, Landscape Architect.

3) Do early checks

- Land title: latest Issue Document of Title and Carian Rasmi (recent).

- Local Plan/zoning and controls: use, density/plot ratio, height, setbacks, parking, road reserves.

- Site constraints: slope, flood, servitudes, utilities, access.

- If land use/conditions must change (ubah syarat), plan a parallel Land Office process.

4) Pre-consult with MPS/OSC (recommended)

- Confirm submission category, required reports (e.g., TIA, MSMA drainage, geotechnical), agencies to consult, fees, and digital file/signature standards.

5) Prepare documents

- Form A (via OSC 3.0 Plus Online).

- Laporan Cadangan Pemajuan (LCP) by the RTP.

- Plans: location, site, layout; concept elevations/sections if relevant.

- Land docs: title + Carian Rasmi; owner’s consent/SPA/POA; latest quit rent and assessment tax.

- Technical reports: TIA, drainage/stormwater (MSMA), geotechnical/slope, flood notes, environmental where applicable.

- Utility inputs: Air Selangor, IWK, TNB, Telekom (preliminary).

- For subdivision/amalgamation: preliminary survey plan and proposal schedule.

- Ensure correct file naming, layers, scales, and valid digital signatures per OSC 3.0 Plus.

6) Lodge the application (RTP)

- Register the case under MPS in OSC 3.0 Plus, fill in details, upload documents, identify technical agencies, declare the team, and submit.

7) Pay processing fees

- Settle fees generated by the system (online or as directed). Keep receipts.

8) Technical circulation and review

- OSC circulates to internal departments and external agencies (e.g., JPS, JKR, IWK, Air Selangor, TNB, BOMBA, DOE as relevant). Track status in the portal.

9) Respond to queries

- Address comments (ulasan) promptly. Upload consolidated revisions and a response matrix so reviewers can see what changed.

10) Meetings or site visit (if requested)

- Attend OSC/technical committee sessions. Be ready to justify design choices and mitigation (traffic, drainage, slope, access).

11) Decision

- Outcomes: Approved with conditions, Deferred pending info, or Not Approved (with reasons).

- Indicative timelines: simple cases 4–8 weeks; complex/study-heavy cases 8–16+ weeks, depending on completeness and agency inputs.

12) After approval

- Download the approval letter and endorsed plans.

- Fulfil conditions (e.g., road widening, reserves, contributions, mitigation works).

- Note validity (often 1 year). Apply for an extension before expiry if needed.

13) Subsequent approvals

- Submit Earthwork/Engineering Plans and Building Plans referencing the approved KM.

- For subdivision/amalgamation: proceed with Land Office applications enclosing the approved layout/KM.

- For change of use: proceed to Building Plan approval and later business licensing.

14) Before starting work

- Ensure all downstream approvals, bonds/deposits, wayleave clearances, traffic management plan, and site permits are in place.

What most often causes delays

- Missing/expired land searches or owner consent.

- Proposals that don’t match zoning, density/plot ratio, or parking standards.

- Under-scoped TIA, drainage, or geotechnical studies.

- Incomplete utility inputs.

- Incorrect digital signatures or file formatting.

Next steps: Engage an RTP, pull your latest Carian Rasmi and title, and book a quick pre-consult with MPS OSC to confirm the scope and reports.

Role of the Registered Town Planner (RTP) in a KM application (MPS/Selayang)

Overall responsibility

- Acts as the Principal Submitting Person (PSP) for Kebenaran Merancang (KM) under Act 172 and is legally accountable for the planning submission to MPS via OSC 3.0 Plus Online.

- Ensures the proposal complies with the Local Plan, state guidelines, and planning standards (use, density/plot ratio, height, setbacks, parking, access, flood/slope controls).

Before submission

- Feasibility and due diligence: reviews land title (use, express conditions, restrictions), zoning, road reserves, servitudes, flood/slope risks, nearby utilities.

- Strategy and concept: shapes a compliant development concept, advises on options and yield, and flags if “ubah syarat” (land use change) or other land matters are needed.

- Pre-consultation: arranges and leads discussions with MPS/OSC and key agencies to confirm submission category, required studies (TIA, MSMA drainage, geotechnical, flood), and file/signature standards.

- Team assembly: coordinates Architect, C&S Engineer, Traffic Consultant, Licensed Land Surveyor, Landscape Architect, and others as needed.

Preparing the application

- Laporan Cadangan Pemajuan (LCP): prepares the planning report/justification, policy compliance, and design rationale.

- Plans and documents: compiles site/location plans, layout, concept elevations/sections (if relevant); gathers land documents (title, Carian Rasmi, owner’s consent), tax receipts, utility inputs.

- Digital compliance: completes Form A, sets up the case in OSC 3.0 Plus, ensures correct formats, layers, and valid digital signatures; identifies technical agencies and declares the professional team.

During processing

- Liaison and tracking: monitors circulation to internal/external agencies (e.g., JPS, JKR, IWK, Air Selangor, TNB, BOMBA, DOE) and keeps the client updated.

- Technical responses: consolidates comments, coordinates revisions with the team, prepares a response matrix, and resubmits clean, consistent sets.

- Representation: attends OSC/technical committee meetings and site visits, presenting the planning case and mitigation for traffic, drainage, and slope matters.

After decision

- Conditions management: interprets approval conditions, plans compliance (e.g., road widening, reserves, contributions/development charge, mitigation works), and sequences next approvals.

- Subsequent stages: coordinates Engineering/Earthwork Plans and Building Plans to align with KM; for subdivision/amalgamation, prepares the endorsed layout for Land Office processes.

- Administration: tracks KM validity and applies for extensions or amendments where necessary.

Governance and ethics

- Ensures compliance with the Town and Country Planning Act 1976 (Act 172), state/local guidelines, and professional standards under the Board of Town Planners Malaysia (Act 538).

- Protects public interest and planning quality; advises on community/stakeholder engagement if required.

What the RTP does not do

- Does not replace the Architect/Engineers for detailed building/engineering design or sign-offs; instead, coordinates their inputs so the planning submission is complete and consistent.

In short, the RTP is your lead strategist, compliance gatekeeper, and case manager for KM—turning your development idea into an approvable, policy-aligned submission and guiding it through to post-approval actions.