Methods for Measuring Relationship Between Environmental Quality and Streetscape towards Property Value of Shophouses in Melaka

Transcription

1 Methods for Measuring Relationship Between Environmental Quality and Streetscape towards Property Value of Shophouses in Melaka Nur Hidayah Hajar, Shahrul Yani Said, Najib Ibrahim Universiti Teknologi MARA (UiTM) Shah Alam Malaysia Abstract Shophouses are built in rows and arranged in blocks within a grid of main roads, backlanes and the side roads. Since Melaka was nominated as UNESCO World Heritage Site in 2008, the values of commercial properties of the town and the main heritage zones have developed significantly. This paper is a methodology that will be used to evaluate and identify the price of the shophouses property in Melaka and observation and scoring system Likert scale assessment that measuring the environmental quality and streetscape in Melaka and the results will be compared to the existing image from a previous thesis for the year 2010 and This method was used in townscape assessment in order to study the correlation of the buildings and the area near them, as well as behavioral surveillance of the users. Case studies will be done in order to compile a study on shop houses areas according to main streets around Melaka main city, and its property values. Based on the case study and observation, the researcher may gain an in-depth understanding on environmental quality and streetscape at historic Melaka city. Environmental Quality and Streetscape is a term used for the assessment used during site visits. The variables are streetscene, state of the building, traffic flow, accessibility (point to point), personal safety traffic, street furniture quality, road/pedestrian walkway condition, infrastructure (water/electricity/refuse), signage (building), legibility, drainage and sewer system, street lighting, cleanliness, coherence and vitality. Most of the elements that has been mentioned is road/ pedestrian walkway condition. The second highest elements that were mentioned by the authors is infrastructure. Pre-observation was the first method for the purpose of a better understanding on the topography, geography and the location of the shophouses at the area of the case studies. A literature study on how heritage and property value is considered in urban regeneration study in various countries shows different opinion of this issue from an Asian perception. The information on the current situation of the state of conservation of historic towns could be derived from the study, which allowed the lesson on the finest approach for urban conservation correlating to the property value of the area to be determined. Questionnaires also will be conducted with the related professionals from various organizations such as professionals from both Government and Non- Government. The result is believed that the townscape development will affect the property value of the case study area. Trends in property value will be presented in an isoline map. Keywords: Environment Quality, Property Value, Streetscape 1 Introduction According to The Royal Institute of Chartered Surveyors, London in Lind (1998), property value is defined as an estimated amount for which an asset could exchange on the date of valuation between a willing buyer and a willing seller in an arm's length transaction after proper marketing. Where in the parties had each acted knowledgeably, prudently, and without compulsion while according to Rapoport in (Khattab, 1993) environmental quality by definition has two major meanings which one of it is dealing with the physical environments

2 while the other one deals with the perceived environment. The immediate meaning of environmental quality is the material aspects of the physical environment like air, water pollution, depletion of resources, domestic and industrial pollution, consequences of overpopulation and noise, which have certain effects on people. According to City of Lake Oswego Oregon (2015) streetscape is a broad term to mean everything that makes up the scene on a street. The typical elements include the road, buildings, sidewalks, street trees, street lights, benches, trash receptacles, and adjoining open spaces. In Melaka, Lam Jian Wyn (2011) wrote that since Melaka was nominated as UNESCO World heritage Site in 2008, the values of commercial properties of the town and the main heritage zones have developed significantly. Properties in Melaka city escalates by ten percent per annum since the UNESCO listing. 4 Pre-Observation Pre-observation was carried out at the main streets around Bandar Hilir Melaka which is Jalan Merdeka, Jalan Chan Koon Cheng, Jalan Banda Kaba, Jalan Laksamana, and Jalan Kota. Pilot study is carried out for a better understanding towards the location of the shophouses at the Bandar Hilir, Melaka. During this stage, photos were taken along the streets. This stage is for the purpose of a better understanding on the topography, geography and the location of the shophouses at the area of the case studies.

3 Figure 1: Map showing selected area in red boxes in Melaka that will be used as case studies, place to carry out assessment, photographic evidence and data for property value as the shophouses only available at the selected area. Source: (Google Map, 2015)

4 5 The assessment Photographic evidence will be need, and the results will be compared to the existing image from a previous thesis for the year 2010 and An evaluation assessment also will be carried out by the researcher, using townscape analyze. The method was used in townscape assessment in order to study the correlation of the buildings and the area near them, as well as behavioral surveillance of the users. Case studies will be done in order to compile a study on shop houses areas according to main streets around Melaka main city, and its property values. Site visits will then be arranged accordingly. Based on the case study and observation, the researcher may gain an in-depth understanding on environmental quality and streetscape at historic Melaka city. Table 1: Assessment scoring system checklist that will be used on site visits source: (Said, S.Y, 2014) 5.1 Variable used in the assessment Environmental Quality and Streetscape is a term used for the assessment used during site visits. The variables are streetscene, state of the building, traffic flow, accessibility (point to point), personal safety traffic, street furniture quality, road/pedestrian walkway condition, infrastructure (water/electricity/refuse), signage (building), legibility, drainage and sewer system, street lighting, cleanliness, coherence and vitality. A literature study on how heritage and property value is considered in urban regeneration study in various countries shows different opinion of this issue from an Asian perception. The information on the current situation of the state of conservation of historic towns could be derived from the study, which allowed the lesson on the finest approach for urban conservation correlating to the property value of the area to be determined.

5 Elements of EQ and streetscape/ Authors Harvey (2015) Rehan (2013) Asgarzadeh (2012) Tiwary (n.d) (Lindal, 2013) Wang (2008) Fukahori (2003) Cain (2014) Foster (2011) Irga (2015) Said S.Y (2014) Curl (2015) Mahmoudi (2015) Kotval-K (2015) Coulson (2011) Saeidi (2012) Church (2015) Mok (2006) Arifwidodo (2013) Joo (2015) Streetscene State of the building Traffic flow Accessibility (Point to point) Personal safety: traffic Street furniture quality Road/ pedestrian walkway condition Infrastructure (water/electricity/refuse) Signage (building) Legibility Drainage and sewer system Street lighting Cleanliness Coherence Vitality Table 2: Authors Vs Elements of Environmental Quality and streetscape Table 2 shows the authors that mention on the elements of environmental quality and Streetscape. Most of the elements that has been mentioned is road/ pedestrian walkway condition. The second highest elements that were mentioned by the authors is infrastructure.

6 Table 3: Authors Vs landscape elements in cultural context that relates to the elements of Environmental Quality and streetscape such as buildings, transportation, value and accessibility (in red boxes). source: (Mohammad, N. M. N., Saruwono, M., Said, S. Y., & Hariri, W. A. H. W., 2013)

7 6 Questionnaires Questionnaires will be conducted with related professionals from various organizations such as professionals from both Government and Non- Government such as Jabatan Penilaian Dan Perkhidmatan Harta (JPPH), Melaka potential estate valuer such as JS Valuers Property Consultants (Melaka) Sdn. Bhd, Henry Butcher Malaysia Sdn. Bhd, All worth Real Estate, IPC Island Property Consultants Sdn. Bhd and KBA Property Consultancy and local authority in Melaka (Majlis Bandaraya Melaka Bersejarah). The findings are important to help the research to find the exact and latest property value in Melaka historic city specifically on its commercial area. Property value isolines-map based on streets will be the product. 7 The result The hypothesis of this study is the townscape development across years will affect the property value of the case study areas. This study will outcome with an isolines maps for property value (in Ringgit Malaysia) and townscape and the result will be in percentages (%).

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