When constructing a building in Malaysia, ensuring that the property provides adequate space, light, and ventilation is critical—not only for the comfort of occupants but also for compliance with local building laws. Part III of the Uniform Building By-Laws 1984 (UBBL) specifically addresses these requirements, ensuring that every building is designed with proper airflow, sufficient lighting, and spacious layouts.
In this article, we’ll delve into the key provisions of Part III – Space, Light, and Ventilation. By understanding these regulations, architects, engineers, property developers, and homeowners can ensure that their projects comply with Malaysian standards, ensuring a healthy and comfortable living or working environment for occupants.
What is Part III of the Uniform Building By-Laws 1984?
Part III – Space, Light, and Ventilation provides detailed guidelines for the minimum space, light, and ventilation requirements that must be met in all buildings. These rules are designed to ensure that:
- Buildings receive adequate natural lighting.
- Rooms and open spaces have proper ventilation to maintain air quality.
- There is enough open space for occupants to live and work comfortably.
This part of the UBBL is crucial for maintaining health, safety, and comfort within buildings. Non-compliance with these by-laws could lead to rejection of building plans, fines, or even the demolition of non-compliant structures.
Key Provisions of Part III: Space, Light, and Ventilation
1. Open Spaces to be Provided (By-Law 30)
All buildings must have open spaces directly attached to them. These open spaces allow for:
- Ventilation: Ensuring fresh air circulates through the building.
- Natural light: Providing sufficient daylight into the rooms.
The size of the open space required depends on the type of building and its function. In cases where the local authority determines that adequate air space is provided by other means, the open space requirement may be waived.
Key points:
- Open spaces must be exclusively attached to the building.
- The dimensions of these open spaces will vary based on the local authority’s regulations and the building’s design.
2. Open Spaces Not to Be Altered or Roofed (By-Law 31)
Once open spaces have been designated in compliance with By-Law 30, they must not be altered or roofed without approval from the local authority.
If any changes are made to these spaces without approval, the local authority may issue a notice requiring the building owner to remove the alterations and restore the open space to its original state.
Key points:
- No roofs or other obstructions should cover designated open spaces.
- If covered or altered, the owner may be asked to undo the changes at their own expense.
3. Space About Buildings Abutting a Street and a Backlane (By-Law 32)
When a building is located on a lot that abuts a street and a backlane, certain minimum open space requirements must be met:
- Residential buildings must have open space that is one-third of the built-on area of the lot.
- Non-residential buildings must provide open space that is at least one-tenth of the built-on area of the lot.
In some cases, projections such as balconies or sun-shades are allowed, but they must comply with the required dimensions.
Key points:
- Open space for residential and non-residential buildings must be proportional to the built-on area.
- Certain projections over the open space are allowed but are regulated by size limitations.
4. Space About Buildings on Lots Abutting a Street and Having No Backlane (By-Law 33)
For buildings on lots that abut a street but do not have a backlane, the open space requirements differ slightly. In these cases, the open space must be located at the rear of the building and extend across the full width of the lot.
This ensures that even buildings without a backlane still provide sufficient space for light and ventilation.
Key points:
- Open spaces must be situated at the rear of buildings without backlanes.
- The space must extend across the full width of the property.
5. Space About Detached Buildings (By-Law 34)
For detached buildings, there must be a minimum of 2 meters of clear space between the outermost projection of the building and the boundaries of its lot. Additionally, there must be at least 4 meters of clear space between the detached building and any other structure, unless they are part of the same building lot.
This provision ensures that detached buildings have ample airflow and natural light from all sides.
Key points:
- Detached buildings must maintain at least 2 meters of clear space from the lot boundaries.
- There must be at least 4 meters of space between detached buildings unless they share the same building lot.
6. Building Requirements for Disabled Persons (By-Law 34A)
In Malaysia, certain buildings must be designed to provide access and facilities for disabled persons. This includes:
- Access ramps or elevators.
- Wider doorways and hallways for wheelchair accessibility.
- Dedicated facilities such as restrooms designed for people with disabilities.
These requirements are outlined in MS 1183 and MS 1184, Malaysian Standards that ensure buildings are accessible and functional for disabled persons.
Key points:
- Buildings must provide access and facilities for disabled persons, in accordance with MS 1183 and MS 1184.
- Existing buildings that do not comply must be modified within three years of the introduction of this by-law.
7. Access from a Street (By-Law 35)
Every building must have access from a street. This means that no building can be erected in a location that is inaccessible by road, ensuring that essential services like emergency response and waste collection can be provided.
The means of access must be approved by the local authority during the building plan submission process.
Key points:
- All buildings must have street access for safety and convenience.
- The access must be approved by the local authority.
8. Splayed Corner (By-Law 36)
For buildings located at the junction of two streets, the corner of the building must be splayed or rounded off to a height of at least 5 meters above the street level.
This ensures that there are no obstructions at street corners, improving visibility and safety for pedestrians and vehicles.
Key points:
- Buildings at street junctions must have splayed corners for better visibility.
- The splay must be at least 5 meters above street level.
9. Projections Over the Street and Building Line (By-Law 37)
In cases where a building abuts a street, certain projections—such as open verandahs, balconies, or sun-shades—may be permitted to extend over the street. However, the projection must follow this formula:
Projection = (Width of Street in Meters – 10 meters) / 2
This calculation ensures that projections do not encroach too far into public spaces.
Additionally, all projections must be at least 5 meters above the street level, and some projections (like canopies) may require special permission from the local authority.
Key points:
- Projections over streets are allowed but must adhere to strict size limits.
- Projections must be at least 5 meters above the street level.
10. Width of Footway (By-Law 38)
The verandah-way or footway in front of a building must be at least 2.1 meters wide. However, piers or columns supporting the verandah can extend into this space by a maximum of 600 millimeters.
This ensures that there is sufficient pedestrian space on footways while allowing architectural features like columns to be included.
Key points:
- Verandah-ways or footways must be at least 2.1 meters wide.
- Piers or columns can extend into this space by up to 600 millimeters.
Best Practices for Complying with Part III of the UBBL
To ensure compliance with Part III of the Uniform Building By-Laws, follow these best practices:
1. Work with Experienced Architects and Engineers
When designing a building, ensure that your architect or engineer is well-versed in local building regulations. They will help you meet the space, light, and ventilation requirements without compromising on design or functionality.
2. Plan for Open Spaces Early
Incorporate open spaces into your building design from the beginning. This will make it easier to comply with regulations and avoid costly alterations down the line.
3. Use Natural Light and Ventilation Effectively
Where possible, maximize the use of natural light and ventilation. This not only helps meet regulatory requirements but also improves the energy efficiency of the building and enhances occupant comfort.
4. Prioritize Accessibility
If your building is open to the public, ensure that you provide adequate access and facilities for disabled persons. This not only helps comply with the by-laws but also makes your building more inclusive.
Conclusion
Part III of the Uniform Building By-Laws 1984 is essential for ensuring that buildings in Malaysia are designed with adequate space, light, and ventilation. By complying with these regulations, architects, developers, and property owners can create structures that are not only comfortable and efficient but also meet local legal standards.
Whether you’re building a new property or renovating an existing one, make sure you consult with experienced professionals and plan carefully to meet all space, light, and ventilation requirements. This will ensure that your project is compliant, safe, and comfortable for future occupants.
FAQ: Space, Light, and Ventilation Requirements
1. How much open space is required for residential buildings?
For residential buildings, open space must be at least one-third of the built-on area of the lot.
2. Can I alter the open space after my building is approved?
No. Any alterations to open spaces require approval from the local authority.
3. How much space should there be between a detached building and the boundary of its lot?
Detached buildings must have at least 2 meters of clear space between the outermost projection and the boundary.
4. Do all buildings need street access?
Yes. All buildings must have access from a street, approved by the local authority.
5. What are the accessibility requirements for disabled persons?
Buildings must provide access ramps, wider doorways, and other facilities for disabled persons as per MS 1183 and MS 1184. Existing buildings must be modified to comply within three years.
