Development approvals are required when any investor intends to physically develop his land. ISC facilitates investors in the whole lifecycle of the development stages, from securing the site until completion of the building ready for occupation and operation. ISC works closely with many government agencies to expedite the approval process. There are basically three steps involved in the approval process. ISC assists and facilitates every step of the way.

  • ISC arrange for special engagement sessions with Local or State Authority and technical agencies to ensure technical and statutory compliance before submission
  • application/submission made to Local or State Authority upon recommendation by ISC
  • Local or State Authority gives priority to cases with ISC's recommendation
  • Technical agencies support the application which are in full compliance
  • Local or State authority give priority to issue approval
  • IRDA's Approval and Implementation Committee provide platform for selected investment to be tabled to the State for fast approval


Development Stage Details Authority in charge

Alienating Land

  1. Land Registration
  2. Change of Land Term
  3. Surrender and Re-alienation
  4. Land title
  • Land administration in Malaysia is a state matter
  • The law governing land matter is the National Land Code 1965.
  • Johor state complements the law with the Johor Land Rules.
  • Dealing with land matters for the purpose of development requires services from license from land surveyor.
  • Land transaction and registration require services from registered valuer & solicitors. 
  • State Land and Mines Office
  • District Land Office


Planning Stage:

  1. Planning  Permission (Layout)
  2. Re-zoning application
  3. Environmental Impact Assessment
  4. Traffic Impact Assessment
  5. Social Impact Assessment
  • Any land to be developed must firstly obtain Planning Permission (Layout) approvalfrom the Local Authority. The type of development allowed shall conform to the District Local Plan, of which district the land is located, provided by the Local Authority or the State Town and Planning Department.
  • Investors shall appoint a registered Town Planning consultant to prepare and submit the application to the Local Authority according to Act 172 – Town and Country Planning Act 1976.  The application will be distributed to various technical agencies and utility providers for comments.
  • Non-conformance to the District Local Plan would require approval from the State Planning Committee, chaired by the Chief Minister of Johor.
  • Depending on the type and size of the development, the developer maybe subject to other additional submission.
  • Local Authority
  • State Town and Country Planning Department
  • Department of Environment
  • Public Works Department

Construction Stage:

  1. Planning Permission (Construction of Building)
  2. Building Plan
  3. Fire & Rescue Department Plan (Architectural, Mechanical and Electrical plans)
  4. Earthwork, Road & Drainage Plan
  5. Landscape Plan
  6. Street/Compound Lighting Plan
  7. Estate commercial name, unit number and street name proposal.
  8. Building Structural Plan
  9. Utility provision plan (water supply, electrical, sewerage and telecommunication)
  10. Detailed Environmental Impact Assessment
  11. Construction Hoarding and Temporary Structures plan
  12. Safety and health certificates
  13. Construction permit and levy
  • In order to proceed with the construction of the building, the developer shall apply for the Planning Permission (Construction of Building) and Building Plan approvals from the Local Authority.  Upon approval, the applicant may start the construction by notifying the Local Authority accordingly.
  • Building Plan, Planning Permission (Construction of Building), Landscape, Earthworks, Road and Drainage plan and Street/Compound Lighting plans can be submitted simultaneously to the Local Authority. 
  • Various other submissions, permits and inspection are required during construction stage.  The developer shall engage registered Architect, Professional Engineer, Town Planner, and Landscape Architect to apply for the respective approval. 
  • During construction stage, the consultants engaged by the developer are responsible to ensure the construction is done according to the approved plans and the required construction methodology and safety standards.
  • Appointed contractors must be legitimately registered with the Construction Industry Development Board (CIDB) and subject to the regulations stipulated by CIDB. Contractors are also responsible for the wellbeing and safety of their workers and the public as well as the equipment and machineries being used.
  • Local Authority
  • Fire and Rescue Department
  • Construction Industry Development Board
  • Department of Safety and Health 

Occupation Stage:

  1. Issuance of Certificate of Compliance and Completion
  2. Payment of Quit Rent
  3. Payment of Assessment 
  • A newly constructed building shall be ready for occupation once it was issued with the Certificate of Completion and Compliance (CCC) by the Architect who monitors the construction of that building.  The CCC is a matrix responsibility in a form of joint certification by all professionals, contractors, and licensed tradesmen involved in the project.  The certification is made after clearance from utility service providers (water, electricity, and sewerage) and departments responsible for roads and drains, Fire and Rescue Department and Department of Safety and Health are obtained.
  • Once the premise is occupied, the owner shall be required to pay the yearly Quit Rent fee to the State Land and Mines office and the property Assessment fee to the Local Authority.
  • Board of Architect Malaysia


The submission of plans for the purpose of obtaining development approval must be done by relevant professionals who are registered which their respective Boards.  In the submission process they are known as the Principal Submitting Person (PSP). The following table summarize the roles and responsibilities of the parties involved in the development approval process in Iskandar Malaysia:

Agency / Professional

Primary Roles & Responsibility

Subject Matter

Approving Authority

Town Planner

Consultancy for Planning and its related approval

Planning Permission 

Environmental Impact Assessment (EIA)

Mayor or Principal of the Local Authority

Department of Environment (DoE)


Consultancy for Architectural and its related approval

Building Plan

Hoarding Permit


Mayor or Principal of the Local Authority

Landscape Architect Consultancy for Landscape Planning and Design

Landscape Plan

Environmental Impact Assessment (EIA)

Mayor or Principal of the Local Authority

Department of Environment (DoE)

Engineer Consultancy for Traffic Circulation, Infrastructure and Mechanical & Electrical (M&E)

Earthwork, Road & Drainage

Mechanical & Electrical (M&E) for Street/Compound Lighting

Structural Plan

Traffic Impact Assessment (TIA)

Mechanical & Electrical (M&E) drawings for fire fighting system

Social Impact Assessment (SIA)

Mayor or Principal of the Local Authority

Public Works Department

Land Surveyor Consultancy on land matters

Pre-comp Plan

Strata Parcel

(Landed & High-rise)

Air rights Permit

Right of way permit 

State Authority Approval Meeting
District Land Administration Office (Pentadbir Tanah Daerah)

Accept application for Surrender and Re-Alienation

Issue title (district)

Collect Quit rent (land tax)

Land acquisition for public & private usage

Recommendation for land development approval

Land acquisition process for approval

Land Office
Johor Land and Mines Office (Pejabat Tanah Dan Galian Johor)

Accept application for Issuance of strata title

Register transaction

State land development approval


Strata title (Landed & High-rise)

State Authority Approval Meeting
Johor Town & Country Planning Department Secretariat to State Planning Committee Town Planning  State Planning Committee

Local Authority

Johor Bahru City Council

Johor Bahru Tengah Municipal Council

Pasir Gudang Municipal Council

Kulai Municipal Council

Pontian District Council

Accept application:

  1. Planning Permission
  2. Infrastructure Plan
  3. Building Plan
  4. Street/Compound Lighting
  5. Landscape
  6. Development Name
  7. Street Name
  8. Temporary Permit for hoarding and non-permanent structure

Collect Assessment (Building tax)

Waste management

Development approval Mayor or Principal of the Local Authority
Tenaga Nasional Berhad (TNB)

Process and advise on Electricity

Collect contribution fees

Electricity approval and supplier Manager
Malaysian Communications & Multimedia Commission (Suruhanjaya Komunikasi & Multimedia Malaysia) Coordinator for telecommunication service provider Telecommunication approval Manager
Syarikat Air Johor (SAJ)

Water supply

Collect contribution fees

Water supply approval Manager
Indah Water Konsortium (IWK)

Sewerage system

Collect contribution fees

Sewerage approval Manager
Fire and Rescue Department of Malaysia Fire fighting and safety  Fire fighting and safety plans approval Director
Department of Irrigation and Drainage (JPS) Drainage, River, Detention Pond Development Approval Mayor or Principal of the Local Authority
Department of Environment (DoE)
  1. Environmental Impact Assessment
  2. Implement the enforcement program EQA 1974 and the regulations promulgated thereunder.
  3. To conserve and enhance the quality of the environment.
  4. Monitoring and control of air pollution from factories, vehicles and open burning.
  5. To provide advice to developers development.
  6. To provide input and advice to the State Government and local authorities in the planning of development projects.
  7. To carry out an investigation into alleged environmental contamination.
  8. Processing of Environmental Impact Assessment (EIA)
EIA Approval Director
Public Works Department (JKR) Traffic Impact Assessment TIA Approval Director
Minerals & Geoscience Department Malaysia Topography / Slope Level Control Development Approval Mayor or Principal of the Local Authority