DEVELOPMENT CONTROLS

Development controls are essential regulatory frameworks established by local governments

and planning authorities to manage land use and guide the growth of urban and rural environments.
These controls encompass a wide array of guidelines and regulations, including zoning laws, building
codes, density limits, and environmental protections. The primary aim of development controls is to
ensure orderly and sustainable development that balances economic growth, community needs, and
environmental conservation.

By establishing specific parameters for land use, development controls help shape the
physical and social fabric of communities. They dictate how land can be utilized whether for
residential, commercial, or industrial purposes and set standards for building design, height, bulk,
and placement. Additionally, these controls address critical issues such as traffic management, public
safety, infrastructure provision, and the preservation of natural resources. In essence, development
controls play a vital role in guiding urban planning efforts, facilitating responsible development, and
enhancing the quality of life for residents. They provide a framework for engaging stakeholders such
as property owners, developers, and community members in the planning process, fostering
collaboration and informed decision-making. By adhering to these regulations, communities can
promote sustainable growth, protect public interests, and create vibrant, livable spaces for future
generations.

TLA - TOTAL LOT AREA

TLA refers to the complete area of a parcel of land designated for development or
construction, including all usable and non-usable land within the property boundaries. TLA is
essential for site planning, zoning compliance, project feasibility, and environmental assessments, as
it determines the available space for buildings, landscaping, and other uses within a given lot.

PSO - PERCENTAGE OF SITE OCCUPANCY- The part of the lot occupied by the building- (A.K.A.
building footprint expressed in percentage)

PSO is the ratio of the total built-up area of a structure to the Total Lot Area (TLA), expressed
as a percentage. It measures the extent to which a property is occupied by buildings and is crucial for
ensuring compliance with zoning regulations, guiding site design, assessing urban density, and
evaluating environmental impacts. A lower PSO typically indicates more open space, while a higher
PSO suggests a more built-up area.
TOSL - TOTAL OPEN SPACE WITHIN THE LOT- The part of the lot NOT occupied by the building
Formula TLA = PSO + TOSL

TOSL refers to the total area of open, undeveloped land within a property boundary that is
not covered by buildings or structures. This includes landscaped areas, gardens, courtyards, and any
other spaces that provide natural, unbuilt environments. TOSL is significant for promoting aesthetic
value, enhancing environmental quality, and ensuring compliance with zoning regulations that
require a certain percentage of open space. It also contributes to stormwater management,
recreational opportunities, and overall site functionality.

USA - UNPAVED SURFACE AREA- The portion of the open space that is unpaved

Unpaved Surface Area (USA) refers to any land or ground surface that is not covered by
permanent paving materials like concrete, asphalt, or bricks. These areas consist of natural or semi-
natural materials such as soil, gravel, grass, or dirt. Unpaved surface areas are commonly found in
rural, agricultural, or undeveloped urban areas and serve functions like stormwater absorption,
natural drainage, and environmental preservation. They also reduce runoff and help maintain local
ecosystems.

ISA - IMPERVIOUS SURFACE AREA- The portion of the open space that is paved

Impervious Surface Area (ISA) refers to any surface that does not allow water to penetrate
into the ground, preventing natural infiltration. These surfaces are typically man-made and include
materials such as concrete, asphalt, rooftops, and other types of paving that block water from
soaking into the soil. Impervious surface areas are commonly found in urban environments,
contributing to increased runoff, reduced groundwater recharge, and potential flooding. Managing
ISA is crucial for urban planning, drainage systems, and environmental conservation, as it impacts
water flow, pollution control, and ecosystem health.

MACA MAXIMUM ALLOWABLE CONSTRUCTION AREA- The combined area of the building foot print
and the paved open space Formula Since open space = TOSL, TOSL = USA + ISA MACA = PSO + ISA
Hence, TLA = MACA + USA

Maximum Allowable Construction Area (MACA) refers to the maximum portion of a property
or lot that can be occupied by structures, as regulated by zoning laws or building codes. This limit is
usually expressed as a percentage of the total lot area, ensuring that a certain amount of space is left
for unbuilt areas such as open spaces, setbacks, and landscaping. The purpose of MACA is to control
urban density, promote sustainable land use, and ensure proper ventilation, natural lighting, and
environmental balance in a given area.

AMBF - ALLOWABLE MAXIMUM BUILDING FOOTPRINT- Footprint expressed in square meters

Allowable Maximum Building Footprint (AMBF) refers to the maximum area of a lot that can
be covered by the building's footprint, which includes the outer perimeter of the structure at ground
level. It is usually expressed as a percentage of the total lot area and is regulated by local building
codes and zoning ordinances. The purpose of the AMBF is to ensure that adequate open space,
setbacks, and environmental considerations, such as drainage and natural light, are maintained
within a property. By limiting the building footprint, authorities help control urban density, prevent
overcrowding, and promote sustainable land development.

GFA - GROSS FLOOR AREA- TOTAL ENCLOSED FLOOR AREA (including balconies)- Excludes the
following enclosed areas: - Parking, services, utilities - Vertical penetrations in parking floors if not
used for residential or commercial purposes - Balconies exceeding 10sqm, uncovered areas, fire
escape structures, etc.

Gross Floor Area (GFA) refers to the total enclosed floor area within a building, measured
from the exterior walls of the structure. It includes all spaces on all floors, such as rooms, hallways,
stairwells, and any other enclosed areas, regardless of their function. GFA typically excludes outdoor
spaces like balconies, open terraces, and parking areas. The GFA is an important metric used in
building codes, zoning regulations, and property assessments to determine the allowable size of a
building, its use, and its impact on the surrounding environment.

TGFA - TOTAL GROSS FLOOR AREA- INCLUDES ALL ENCLOSED FLOOR AREAS

Total Gross Floor Area (TGFA) refers to the sum of all enclosed floor areas within a building,
including all levels and floors, measured from the exterior faces of the walls. TGFA includes every
enclosed space such as basements, mezzanines, stairwells, utility rooms, and storage areas, as well
as spaces used for building services. Unlike Gross Floor Area (GFA), which may exclude certain areas
like mechanical rooms or parking spaces, TGFA accounts for all enclosed areas without exception.
This measurement is used for comprehensive building assessments, property valuation, and
compliance with zoning regulations or building codes

AMVB - ALLOWABLE MAXIMUM VOLUME OF THE BUILDING

 Allowable Maximum Volume of the Building (AMVB) refers to the maximum three-
dimensional space that a building can occupy as regulated by zoning laws or building codes. This
measurement takes into account the overall height, width, and depth of the structure, defining the
total volume permissible for construction on a given lot. The AMVB is important for controlling
building density, ensuring adequate light and air circulation, and maintaining the aesthetic character
of an area. By setting limits on building volume, authorities can promote sustainable development
and prevent overcrowding in urban environments.

OFB - OUTER FACES OF THE BUILDING

Outer Faces of the Building (OFB) refer to the external surfaces or boundaries of a building
that are exposed to the outside environment. This includes the walls, roof, and any architectural
features that define the outer perimeter of the structure. The OFB plays a crucial role in determining
the building's overall aesthetics, energy efficiency, and compliance with zoning regulations, such as
setbacks and height restrictions. The design and materials used for the outer faces also impact the
building's interaction with natural elements, such as wind, rain, and sunlight, influencing factors like
insulation, drainage, and thermal performance.

FLAR - FLOOR TO LOT AREA RATIO

Floor to Lot Area Ratio (FLAR), also known as Floor Area Ratio (FAR), is a measure used in
urban planning and zoning that compares the total floor area of a building to the total area of the lot
on which it is situated. It is expressed as a ratio or a decimal, representing the amount of building
floor space allowed relative to the size of the lot.

For example, a FLAR of 1.0 means that the total floor area of the building can equal the total lot area,
while a FLAR of 2.0 would allow for twice the floor area of the lot size. FLAR is used to regulate
building density, ensure proper land use, and maintain appropriate spatial relationships between
structures and open spaces in a given area. It helps to control the scale and bulk of buildings,
promoting a balanced urban environment.
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