- 2 days ago
Lengthy approval processes can delay development and create uncertainty for investors. Selangor Land & Mines Department Deputy Director Mohd Norshahnaz Md Zahir and MPSepang President YBrs Dr Ani Ahmad discuss efforts to simplify approval processes and accelerate development.
Catch Investment Insider on Monday, 19 October 2026 at 9.00 PM on Astro AWANI 501.
Catch Investment Insider on Monday, 19 October 2026 at 9.00 PM on Astro AWANI 501.
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00:15Behind every new development is a series of approvals that can shape how quickly a project moves forward.
00:22For investors, clearer processes and greater certainty can make all the difference.
00:27From the 100-day land approval policy to speed Selangor, the state is working to streamline approvals and improve coordination.
00:35Today, we look at how these reforms are helping projects move forward to help strengthen Selangor's investment competitiveness.
00:45Hello, I'm Fahna Shea and you're watching Investment Insider brought to you by InvestSelangor where we look at investing in
00:52Selangor's next decade.
00:54Now, today I'm joined by Tuan Mahmoud Nur Shahnaz Madzahir, Deputy Director of the Selangor Land and Mines Department.
01:01Thank you so much for joining us today.
01:03Now, Tuan, I want to look at from the investment decision to land approval.
01:08Let's start the investor journey here.
01:10Now, once an investor has identified a suitable site in Selangor,
01:14how critical is the land approval process in determining how quickly the project moves towards implementation?
01:21Maybe we can start that.
01:22Thank you for having me here today, Fahna.
01:26Okay, that is a very pertinent question to be addressed to.
01:30Of course, every investor when they come to Selangor,
01:34the first thing first is to find the suitable land.
01:38Usually, they will approach the land owner or the developer as the case maybe
01:43and identify the suitable land which is located maybe near to port or et cetera.
01:53So, of course, land approval may take some time.
02:00And if you go to the normal process, of course, we have our guidance.
02:04We have, for the Selangor State land and mines, we have to abide by the National Land Code
02:11and others' regulation which govern our process and procedure.
02:17So, if it goes to the normal process, of course, it will take a few months,
02:24maybe up to three to nine months.
02:27It can go until 270 days.
02:29But the approval can be in many ways.
02:35So, let us say that if they find that particular land is,
02:39it falls under the agriculture land use.
02:45So, the first thing first that the investor or the developer must do is to convert the land
02:51into the industrial land use.
02:55So, this may take sometimes because they have to apply.
02:59to the state government through PTG or Pejabat Tanah Galian Selangor and the Pejabat Tanah Daerah.
03:06And apart from that, there is another hurdles that they have to do is to subdivide that particular land.
03:15Maybe they intended to develop the land from one piece into maybe 40 lots
03:24where by they were erected about 40 factory, for instance.
03:29So, this needs them to subdivide land into 40 small title, small plots.
03:36So, this requires approval which have to come to the land office as well as the local authority.
03:46Both parties have to get approval.
03:50So, from both sides, it may take some times to be approved.
03:58So, it seems like there's a lot of factors and considerations that investors need to have
04:04before finding the suitable land and going through the land approval process.
04:09And I think to mitigate this, Selangor has introduced Dasar Kelelusan 100 Hari, right?
04:14So, 100-day approval process.
04:16What does that policy aim to address and has it made a lot of difference for investors?
04:22So, the main hurdles, obstacle that we are facing, of course, the delay.
04:27The word delay is very much concern to the investors.
04:32It's like the number one thing.
04:34Yes, the number one key factor.
04:36So, we try to avoid that because if the investor comes and they find that the approval process
04:45will take maybe one to six to one years, maybe they will opt for another country.
04:52So, we try to avoid that.
04:54So, in year 2020, the state government had introduced what we call as Dasar Kelelusan 100 Hari
05:03or 100-day policy whereby the approval for the to develop the land will be obtained in just 100 days.
05:15So, before this, they have to go to the normal process whereby they have to go to the local authority
05:21first,
05:22that is the PBT.
05:23So, they have to get the development order first from them.
05:28Then, after, once they get the DO, development order or Kebenaran Merancang, KM,
05:34then only they will come to us to settle the land issues.
05:37So, it will take almost more than one years to complete that process.
05:44So, what happened in this 100 days policies, the investor or the developer,
05:50they can apply to the local authority for the KM.
05:55And that within that 10 days, they have to come to us, apply for the land approval.
06:02So, within 14 days, after we receive the application, we will submit to the valuation department
06:10to get the valuation of the particular land.
06:14So, after we receive the full amount, we will ask them to pay in advance.
06:21The premium, what we call a deposit premium, which they have to pay about 150% first.
06:28Once they pay within 30 days, we will issue a receipt and a letter of approval,
06:33whereby they can use that letter, go to the local authority to apply for a building plan
06:40and infrastructure plan.
06:43So, both parties, both agency, i.e. the local authority and the land administration will work in parallel.
06:53Meaning to say, within that 100 days, both agencies will work in parallel to get approval.
07:01So, this is what we call 100 days policy, compared to the last, the previous one,
07:07whereby it may take about 9 months or 270 days.
07:12Talk to me a little bit about how you manage this kind of coordination, right?
07:16Because there's a lot of agencies and a lot of coordination.
07:20What are some of the challenges that you see when you are, you know, going through this process?
07:26Well, this is the main obstacle when we introduced this policy 100 days.
07:32Since 2020, now it's 2026.
07:34It's almost six years the policy has been in place.
07:38Of course, at the first initially stage, we faced a bit some sort of objection or backlash from the other's
07:49agencies
07:50because they are not used to this kind of policy.
07:53But we engaged with them for several times with some sort of, we have workshops and we also have various
08:04meetings
08:04and we go down to earth, meet them, explain to them how the policy is all about
08:11and how this policy will help facilitate and the most important thing is to accelerate the approval process,
08:20whether it is in land office and the PBTs, the local authorities.
08:26So, of course, it's not an easy task, I admit, personally myself.
08:31We have to engage with them from time to time and they are trying their best even until today to
08:39meet the 100-day policy.
08:42There may be some hiccups or technical error.
08:46Maybe that is not due to the PBT's issue, but maybe the applicant itself have some criteria or requirement that
08:57they need to fulfill.
08:58So, sometimes there is a delay, but there is not so much as compared to the previous one.
09:06So, you're talking that, you're saying that engagement matters with district land offices and other agencies
09:13and training as well and making sure you go on the ground and make them understand that, you know,
09:19this 100-day approval is the new policy and that we're moving forward to make sure that, you know,
09:25it's investor-friendly, right, for everyone?
09:28Yes, let's do it.
09:29Investor-friendly.
09:30Investor-friendly.
09:30So, I guess that draws me to my last question, actually.
09:34You know, as Selangor, you know, is looking at growing its next phase of growth,
09:40what other improvements do you see looking ahead in your hopes to make sure that Selangor remains competitive
09:48as an investment destination and to ensure that, you know, land administration can improve
09:54to make sure that this Selangor becomes more investor-friendly.
09:58So, Selangor, we try to emerge as one of the developing state in Malaysia.
10:04Of course, we cannot do our business as usual.
10:09We have to revise and we do it differently.
10:13Of course, the process and procedure must be done correctly according to law, according to the regulation
10:22without compromising on that at the same time.
10:25But we try to facilitate and accommodate the needs of the investors as well as the...
10:34developer who wants to develop the land for the better future of Selangor.
10:40Of course, it's not an easy job to do this because you have to collaborate and to get cooperation
10:51from all those technical technical department.
10:55And in terms of competitiveness, I would like to say that the words which is very important,
11:06very crucial to me is the word of accelerate, how we can accelerate.
11:10So that if they come to Selangor is totally a different area whereby we have this 100-day policy
11:21which can attract all the investors to come to Selangor because of the approval process,
11:29it will take much more, I could say, faster compared to the other states maybe.
11:36And as far as I could declare, when we introduced this 100-day policy from 2020 to 2023,
11:49we managed to collect about 216 million from the premium.
11:58These are the payment that the investor or the developer or the land owner have to pay.
12:02It's an outright payment before they can change the kategori of land use and develop the land according to their
12:08whim and their fences.
12:10But must take into account the law and regulation must be legit and in place.
12:17So, these are the attractions that improve the competitiveness of Selangor State.
12:26Right. I think based on our discussion, we can all agree that how quickly and smoothly a land approval process
12:32is
12:33determines whether or not Selangor can remain competitive and become an investor-friendly destination
12:39compared to other regional destination.
12:41Thank you so much, Tuan Shanas, for your insight.
12:45We'll go for a quick break. Don't go anywhere.
13:03Welcome back to Investment Insider.
13:06Now, I'm joined by Dr. Ani Ahmad, Yang di-Pertua Majlis Pembadaran Sepang,
13:11to continue our conversation on accelerating investment through regulatory reform.
13:16Now, previously, we talked about the land approval process, dasar kelulusan 100 hari,
13:21and the importance of speed and predictability when it comes to investors.
13:26So, now I want to move on to the next step.
13:28Now, Doctor, once an investor has secured the land approval, what happened next?
13:34The next step is getting the project itself approved, right?
13:37So, talk to me about the process and why is it so critical for investors?
13:42Okay. Thank you, Astrawani, for having me here.
13:46Okay. As a local authority, we need to be investment ready.
13:51So, we understand that investors need clear guidance, certainty, and timely decision to move their investment to any area.
14:01So, for local authorities, the main planning reference is actually the local plan.
14:07So, for local authority, development means any physical building, earthwork, structural alteration, land division, material change in-house, and also
14:22for building.
14:22So, what is actually development approval?
14:26Development approval is actually a planning permit or is a planning approval.
14:33So, once the land has been acquired and proposed development is confirmed to be in line with the local plan,
14:42so the investor or developer can proceed to prepare and submit the development proposal to us.
14:47So, from an investor's perspective, development approval is not simply an administrative process.
14:57It directly affects when the project can move on the ground, implementation on the ground, and when the investment can
15:05generate value.
15:07So, it is also important to understand that development approval is not only determined by the local authority alone.
15:18So, when we receive application from investors to develop their land in our locality,
15:28we are actually the one who receive the application and we need to coordinate with various technical agencies to obtain
15:40their comments, requirements, and also support.
15:43So, depending on the nature of the development, this may also involve other technical agencies like public work departments for
15:53road and traffic matters,
15:56Jabatan Pengairan Saran for drainage and also stormwater management,
16:01and also TNB for electricity supply, Indah Water for sewerage and Ais Langor for water supply and as well as
16:10other relevant technical agencies.
16:13So, this coordination is very essential because development may be suitable from a land use perspective but it must also
16:25be technically feasible and also adequately supported by infrastructure and also public utilities.
16:32We, at the local authorities, the first door, the investor need to knock.
16:40So, and when they come to us, we will actually assist the investors to connect with all the technical, relevant
16:49technical agencies to ensure the application is according to the requirement by all these technical agencies that can be implemented
17:00on the ground.
17:00Right. So, you mentioned clear and timely development approval process here and I think that's where Speed Selangor comes in,
17:09right, to accelerate development approvals.
17:12What exactly does that initiative aims to do for investors?
17:17So, talk to me about sort of the challenges that investors face before and what is the kind of difference
17:24that the initiative make in reducing, you know, the approval process and the time for investors to push for their
17:31overall project timeline.
17:32So, one of the key improvements under Speed Selangor is the target of achieving development approval within 30 days of
17:40eligible applications.
17:42So, this provides investors with greater clarity on the approval timeframe and allows them to plan their project implementation more
17:50effectively.
17:51So, however, achieving this target is a shared responsibility from the investor and developer side, early preparation is essential.
18:01So, they encourage to engage with local authority through pre-consultation process.
18:07So, they are encouraged to engage with appointment of principal submitting person which is very competent and understanding the applicable
18:22planning guidelines and also technical requirement.
18:25So, and most importantly ensure the application submitted is complete and compliant through our one-stop center through online system.
18:36So, Speed Selangor is about ensuring that a well-prepared and compliant and compliant development proposal can move efficiently through
18:46the proposal approval process.
18:49So, yes, maybe I can give you some success story that Speed Selangor Initiative works in our area in Sepang.
18:59As we know that data center developments have significant requirements in terms of the supply and also water consumption.
19:08So, this potential constraints will identify at the early stage.
19:11Then we actually have the opportunity to coordinate with all these technical agencies like TNB and also AIS Langor during
19:23the pre-consultation stage to address the requirements and obtain the necessary input.
19:29So, from this project, the pre-consultation process was completed in only eight days, compact with the maximum 20 days
19:38provided under Speed Selangor.
19:40So, that is actually a very good achievement because it demonstrates that the 30-day target is not merely a
19:50policy objective.
19:52It can be achieved in practice when the investor, professional consultants and also the technical agencies work hand-in-hand
20:02with local authorities at early planning stage
20:05and with the potential is to identify and resolve before formal submission.
20:10They submit to us through the OAC online one-stop center platform or system.
20:21Yeah.
20:22I think it's important that, you know, the clarity, transparency and making sure that all the processes are there to
20:28cut down the time of approval process for development, right?
20:32Yeah.
20:32So, when we talk about, you mentioned just now the different agencies that you have to coordinate with regards to
20:38making sure that the development approval process under Speed Selangor can go forth.
20:44Talk to me about, you know, the standardization process when it comes to Speed Selangor, right?
20:51Does this matter a lot to investors, especially those looking at, you know, different locations within Selangor?
20:56Yeah.
20:57I think I believe standardization is one of the strongest features of Speed Selangor because from an investor's perspective, a
21:07good investment environment is not only about how fast an approval can be obtained.
21:13It is also about having a system that is consistent, transparent and also predictable regardless of where they choose to
21:22invest in Selangor.
21:23So, first from the investor's perspective, they should be dealing with one Selangor and not 12 different administrative experiences.
21:32Yeah.
21:33This means that whether an investor choose Sepang or another location in Selangor, there should be a greater consistency in
21:41terms of process, documentation, technical requirement and also approval timeline.
21:47So, because extremely important because consistency creates predictability not only reduce that will also reduce investment risk.
22:03Second, it also helps to reduce unnecessary bureaucracy.
22:08So, investors should not have to spend additional time understanding what are the processes, what are the different procedures and
22:18also from administrative practices when moving from one locality to another.
22:24Instead, their focus should be on making the proper jenis simpler, clearer and more efficient.
22:32So, a Speed Selangor does not mean cutting corners and it certainly does not mean compromising our planning and also
22:44technical requirement.
22:45We are actually accelerating the process, not relaxing the standards.
22:50That's a nice way to put it, I think.
22:53Right.
22:54I think we have time for just one last question.
22:56So, I want your honest thoughts on this.
22:59Briefly, when we look at the development approval process here in Selangor, what more can we do or what improvements
23:06or reforms can we take to ensure that Selangor remains competitive and is the number one destination for investors?
23:14Actually, we have done a very good job, you know, in order to facilitate whatever investment that they want to
23:27come in Selangor.
23:29So, what I can say is actually there are actually a teamwork from different-different technical agencies because we look
23:40at investment in Selangor, right?
23:42So, it's not only one agencies that involve, there are so many agencies that involve because they have different boundaries,
23:51different requirements because they have also different technical experts.
23:56So, from this transformation, when the Selangor states manage to bring forward, rope in all the technical agencies, you know,
24:07to be involved, to accelerate the process of development approval, that will be cutting edge or that will be some
24:15advantage for Selangor to prosper in the future.
24:20Because, you know, Selangor has many potential areas to be developed.
24:26In Sepang, we have around 471 acres that has been identified for the IDRIS, something like development region that can
24:39be utilized, that can be eyeing by the investors to invest to put forward their investment in Sepang, for example.
24:48So, by having this program spearhead by Selangor state, that will be the advantageous for the developers to invest in
24:59Selangor.
24:59So, that will be a very good opportunity for the investors to come and, you know, become part of our
25:07partners for the development of Selangor in terms of sustainability and also support by the government initiative for future Selangor.
25:23Right. Thank you so much, Doctor, for your insight. Now, from the land approval process to the development approval process,
25:31I think it's quite clear that Selangor is going forward with regards to making sure that Selangor remains competitive and
25:39investor friendly with all the coordination and the care and the comprehensive, you know, action plan that it puts out.
25:47Thank you so much. And tune in next time on Investment Insider.
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