One Stop Centre (OSC)
Background 
The Ministry of Housing and Local Government (MHLG) is the main agency for any kind of development proposal by virtue that regulations regarding development such as Town and Country Planning Act 1976 (Act 172), Street, Drainage and Building Act 1974 (Act 133), Local Government Act 1976 (Act 171) and Building and Common Property (Maintenance and Management) Act 2007 (Act 663).
 
The real estate sector is a huge contributor to the national economic growth. Previously, the practice to process the development proposal that involves land matters, planning permission, building plan and earthwork plan is done separately and in stagger, which result in time-consuming and inefficient processes. Therefore, government has taken initiatives to ensure the development processes to be fast, efficient, effective and competitive through:-
 
i) Improvement of the approval process of development proposals through the establishment of One Stop Centres at all the Local Authorities
ii) Replacement of the Certificate of Fitness for Occupation (CFO) System to Certificate of Completion and Compliance (CCC) System
iii) Formulation of the Building and Common Property (Maintenance and Management) Act 2007 (Act 663)

A
pplication for the
Development Proposals
A development proposal involves four main stages which require approval:
  1. Application for the land matters
  2. Application for planning permission
  3. Application for building plan; and
  4. Application for earthworks plan and road and drainage plans.
Each application processes are provided for under the various related legislations namely:-
  1. National Land Code 1965 (NLC 56)
  2. Town and Country Planning Act 1976 (Act 172)
  3. Street, Drainage and Building Act 1974 (Act 133)
In implementing the process, different departments are responsible for each application. The flow chart below shows the processes carried out by the related departments according to their own responsibilities.


ONE STOP CENTRE (OSC)

one_stop_centre_osc

Notes
SPC - State Planning Committee
MPFN - National Physical Planning Committee


Step 1

(1 day)
 Applicant Submits Application to Secretariat of One Stop Centre
The One Stop Centre (OSC) Secretariat shall check and examine all documents submitted based on the checklist prepared . The checklist is as follows:-
  1. Simultaneous application for conversion and subdivision under Section 124A National Land Code (NLC) or application for Surrender and Re-alienation under Section 204D National Land Code (NLC);
  2. Application for Planning Permission;
  3. Application for Building Plan approval
  4. Application for Earthworks Plan and application for Road and Drainage  
 If the application is incomplete, the OSC Secretariat will request the applicant to submit the necessary or addition documents/plans.


The OSC Secretariat shall:
  1. Register the application
  2. Receive the receipt of processing fees
  3. Key in data for electronic submission, if applicable: and
  4. Issue letter receipt application to the applicant

Step 2
OSC Secretariat Distributes Application to Relevant Departments
The OSC secretariat shall distribute the application with all accompanying documents to the relevant departments for processing:
  1. Simultaneous application for conversion and subdivision (section 124A NLC) or surrender and re-alienation (section 204D NLC) to the Land Office;
  2. Application for planning permission to the Town Planning Department/Division of the Local Authority;
  3. Application for building plan to the Building Department/ Division of the Local Authority;
  4. Application for earthworks plan and road drainage plan together to the Engineering Department/ Division (example of the accompanying letter for the distribution of applications to processing departments) 
  5. The OSC Secretariat shall also distribute all three applications to the relevant technical departments for view and comment (example of the accompanying letter to other agencies/departments)
For land development applications (section 124A and 204D NLC), technical departments/agencies referred to area:
  1. State Town and Country Planning Department;
  2. Department of Valuation and Property (JPPH);
  3. Planning Department of Local Authority;
  4. Department of Agriculture (if necessary); and
  5. Other related technical departments/agencies
Technical Departments/agencies referred to for application of Planning Permissions are as below:
  1. State Town and Country Planning Department;
  2. state Land and Mines Department/District Land Office;
  3. Public Works Department;
  4. Department of Drainage and Irrigation;
  5. Tenaga Nasional Berhad;
  6. Department of Environment;
  7. Department of Sewerage Services;
  8. Department of Fire and Rescue Services;
  9. Water Supply Corporation;
  10. Internal technical deaprtments (Landscape Department, Department of Engineering, Department of Health and Building Department; and 
  11. Other related technical departments/agencies.
For submission of building plans, the technical departments/agencies that shall be referred to are as below:
  1. Department of Fire and Rescue Services;
  2. Water Supply Corporation;
  3. Department of Sewerage Services;
  4. Tenage Nasional Berhad;
  5. Internal technical departments (Department of Planning, Landscape Department, Department of Engineering, Department of Health); and
  6. Other related technical departments/agencies
For earthwork plan, the technical department/agencies referred to are as below:
  1. Public Works Department;
  2. Land Office;
  3. Department of Drainage and Irrigation;
  4. Planning Department of Local Authority; and 
  5. Other related technical departments/agencies.
For road and drainage plan, the technical department/agencies referred to are as below:
  1. Public Works Department
  2. Department of Drainage and Irrigation; and 
  3. Planning Department of Local Authority; and
  4. Other related technical departments/agencies.

Application for Street Lighting will be processed internally by the Engineering Department of Local Authority.


Step 3A
(50 days) (25 days*) 
* If a local plan is available
Processing Land Development Applications (Section 124A NLC) by the Land Office
For simultaneous application for conversion and subdivision under Section 124A NLC, the process and procedure shall be as follows:
  1. Receive application from OSC Secretariat;
  2. Receive payment or prove of payment;
  3. Examine Form 7D, pre-computation plan*, letter of consent from other land owner/s, and power of attorney (if required);
  4. Examine status of land (caveat, land restrictions, expressed conditions, and others); 
  5. Register application in the ownership document;
  6. Prepare land report; 
  7. Make preliminary charting; and 
  8. Land Administrator prepares comments to the Director of Town Planning of the Local Authority, and make copies to OSC Secretariat by fax, post, email or by hand.  
  
For Malay Reserve Land, prescribed form in the State Land Rules has to be used.
* can be attached during submission of application or after amended layout plan.

For the application for surrender and re-alienation under Section 204D NLC, the process and procedure shall be as follows:
  1. Receive application from OSC Secretariat:
  2. Receive payment of prove of payment; 
  3. Examine form 12D, pre-computation plan* that shows the details of units to be re-alienated, letter of consent from other land owner/s, and power of attorney (if required);
  4. Examine land status (caveat, conditions of the land, expressed conditions, courts decision and others);
  5. Register receipt of application in the ownership document;
  6. Prepare land report; 
  7. Make preliminary charting; and 
  8. Prepare comments to Director of Town Planning of the Local Authority and make copies to OSC Secretariat by fax, post email or by hand.
For Malay Reserve Land, prescribed form in the State Land Rules has to be used. 

 

Step 3B
(50 days) (25 days*) 
* If a local plan is available
Processing of Planning Permission Application by the Department of Town Planning Local Authority
For application of Planning Permission, the process and procedure shall be as follows:
  1. Receive application letter from the One Stop Centre Secretariat and open file;
  2. Check application fee;
  3. Check documents as in the detail checklist
  4. Refer to Development Plans and Planning Guidelines;
  5. Check content of Development Proposal Report prepared according to the Development Proposal Report prepared according to the Development Proposal Report Manual JPBD, Peninsular Malaysia
  6. Send notice to neigbouring lot owners / hearing of objections (for areas without a local plan) as in Schedule VIII Development Control (General) Rules 1986;
  7. Refer to the State Planning Committee and the National Physical Planning Council (if required) and the period taken will depend on the meeting date of the SPC/MPFN; 
  8. Receive comments from technical departments/agencies and coordinate the conditions and comments; 
  9. Prepare written directions to the applicant and ensures all requirements are complied with, within 7 days (or extended period granted); and
  10. Prepare recommendation paper to the One Stop Centre Secretariat
If the applicant do not re-submit amended plan within the specified period, the application shall be deemed to have been withdrawn, Director of Town Planning Department will have to issue letter of cancellation to the applicant (with empowerment of the Yang Dipertua).
The Director of Town Planning Department shall table the recommendation paper in the OSC Committee Meeting.


Step 3C
(50 days) (25 days*) 
* If a local plan is available
Processing of Building Plan Application by the Department of Town Planning Local Authority
For the building plan approval, the officer in the Building Department shall undertake the following process and procedure:-
  1. Receive application letter with complete documents from the One Stop Centre Secretariat and open file;
  2. Check fee payment;
  3. Check Form A (Schedule II Uniform Building By Laws 1984);
  4. Check the building plan based on detailed checklist
  5. Receive comments from technical departments/agencies and coordinate comments with the agreed layout plan;
  6. Prepare written directions to the applicant and ensures applicant comply with conditions;
  7. Prepare recommendation paper to the One Stop Centre Secretariat
The Director of Building Department shall table the recommendation paper in the OSC Committee Meeting.


Step 3D
(50 days) (25 days*) 
 * If a local plan is available
Processing the Earthworks Plan and the Road Drainage Plan Application by the Department of Engineering Local Authority
For earthworks plan and road and drainage plan approval, the Engineering Department shall undertake the following procedures:- 
  1. Receive application letter with complete documents from the One Stop Centre Secretariat and open file;
  2. Check fee payment;
  3. Check document as in the detail checklist
    1. Earthwork Plan
    2. Road & Drainage Plan 
  4. Receive and coordinate comments from technical departments/agencies and coordinates comments with the agreed layout plans;
  5. Prepare written directions to applicant and ensure applicant had amended the plans within the stipulated timeframe; and 
  6. Prepare recommendation paper to the One Stop Centre Secretariat
The Director of Engineering Department shall table the recommendation paper in the OSC Committee Meeting.


Step 3E
(40 days) (14 days*) 
* If a local plan is available
Comments By Technical Department/Agencies
  1. The relevant departments/agencies receive complete documents from the One Stop Centre Secretariat;
  2. Check the application;
  3. Prepare and submit comments to the relevant processing departments according to application:
  • comments on land development (124A and 204D) submit to the Land Office;
  • comments on planning permission submit to the Town Planning Department of the Local Authority; 
  • comments on building plan submit to Building Department of the Local Authority;
  • comments on earthworks plans and road and drainage plan submit to Engineering Department of the Local Authority; and
      iv. Submit c.c of comments to the One Stop Centre Secretariat



Step 4 

(5 days)
Complied and Coordinates Recommendation Papers
The One Stop Centre Secretariat shall:
  1. compile and coordinate all recommendation papers;
  2. issue letter of calling for meeting attached with meeting agenda to all members of the OSC Committee; and 
  3. distribute recommendation papers.
Should a technical department/agency not able to provide comments within the stipulated time without a valid reason, the One Stop Centre Committee shall proceed to consider the application and make decision. 
For applications that had submitted the pre-computation plan at the early stage, any differences noted between the pre-computation plan and the layout plan, the OSC Secretariat will have to inform the applicant to make the necessary amendments.


Step 5
(1 day)
One Stop Centre Committee Meeting
The OSC Committee Meeting shall undertake to consider and make decisions on the applications for:
  1. planning permission; 
  2. building plans;
  3. earthworks plans and road and drainage plans.
The committee shall make recommendations for:
  1. pre-computation plan;
  2. application for simultaneous subdivision and conversion under section 124A NLC in accordance with subparagraph 136 (1)(c)(i) NLC or application for surrender and re-alienation section 204D NLC in accordance with paragraph 204D(1)(d) NLC.
The decision of the planning permission in the OSC Committee Meeting shall be issued through;
  1. Form C1, Schedule I Development Control (General) Rules, 1986 - Award Planning Permission to Applicant; and
  2. Form B, Schedule IV Development Control (General) Rules, 1986 - Notice to Person who Object the Planning Permission; or
  3. Form C2, Schedule I Development Control (General) Rules, 1986 - Reject to grant planning permission
These documents shall be signed by YDP or empowerment to the Director of Planning Department Local Authority.

 
Step 6
(3 days)
Preparation of Notification of Planning Approval to Land Administrator
The OSC Secretariat shall prepare the necessary documents to be submitted to the Land Administrator:
  1. Approved documents (layout and pre-computation plans that had been signed);
  2. Form C1, Schedule I Development Control (General Rules), 1986 - planning permission approval; 
  3. letter of confirmation of approval 


Step 7
(24 days)
Prepare Recommendation Paper to the State Executive Council (EXCO)
The Land Administrator shall prepare a recommendation paper to the State Director of Lands and Mines to be tabled at the meeting of the State Exectuive Council for decision. 
The State Director for Lands and Mines shall inform the State's decision to the Land Administrator and make copy of the decision to the One Stop Centre Secretariat.
 
Step 8
(5 days)
The Land Administrator informs the Applicant of the Decisin on the Land Development Application 
Under section 124A, the Land Administrator shall inform the applicant of the following:-
  1. the subdivision that has been approved;
  2. for every subdivision, the category, conditions and expressed conditions (if applicable) as directed by the State Authority;
  3. additional premium rate and quit rent for every subdivision as well as other payments that need to be made;
  4. the period for the payment of additional premium, quit rent and others; and
  5. other conditions of approval as imposed by the State Authority. 
As the same time, the Land Administrator need to present the notice in Form 7G requesting the applicant to make the necessary payments within the stipulated time as follows:-
  1. Surveying fees if the survey is to be done by the Department of Land Survey; and 
  2. Payment for the preparation and registration of the Qualified Title for every lot in the subdivision.
For section 204D, the Land Administrator shall inform the applicant of the following:-
  1. The terms of the approval for each unit that shall be re-alienated;
  2. The additional premium and tax rates for each unit that shall be re-alienated;
  3. Period of payment of the additional premium, tax and other payments that is charged; and
  4. The amount of premium in Form 5A in relation with each unit. The survey charges shall not be included in Form 5A if the survey is to be undertaken by a licensed surveyor and the Land Administrator has been given the assurance by the Board of Surveyors.
Step 9
(5 days)
Prepare Decision Paper for Acknowledgement to the Full Council
The OSC secretariat shall prepare decision paper of the One Stop Centre Committee to be acknowledged at the Full Council Meeting of the Local Authority.


Step 10 
Inform the Approval to the Applicant
The One Stop Centre secretariat shall:
  1. collect the approved documents signed by the YDP or through empowerment to the Director of Planning, Director of Building and Director of Engineering.
  2. inform the applicant the on the decision of the application enclosing the approved layout plan, building plan and other related plans.
The total time frame for the processing of simultaneous application is suggested as 92 days (3 months and 2 days).
If the application falls within an area with the gazetted local plan, the normal time to process shall be 67 days (2 months and 7 days).

For more information on OSC Online, please visit here.


Templates for uniform checklist of documents and a detailed checklist of technical agencies at local authority (PBTs) 
For more information, please visit Ministry of Housing and Local Government of Malaysia.
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