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LOCATION ANALYSIS

LOCATION ANALYSIS. Objective of this chapter: To discuss ۰ the concept and importance of location analysis ۰ the components of situs analysis At the end of this chapter, you should be able to: ▪ understand the situs concept in relation to property location;

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LOCATION ANALYSIS

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  1. LOCATION ANALYSIS • Objective of this chapter: • To discuss ۰ the concept and importance of location analysis ۰ the components of situs analysis • At the end of this chapter, you should be able to: ▪ understand the situs concept in relation to property location; ▪ explain how location analysis is carried out in a market study; ▪ explain the so-called environment of a property project.

  2. Introduction • most important factors affecting viability and feasibility • physical and legal attributes of a property project are evaluated in relation to location • E.g. zoning, topography or terrain, infrastructure, and skyline of the city. • Location, location, location! • First, the internal space planning of the site and its immediate surroundings. • Second, the project’s situs characteristics: the relationship between the site and its use and the total surroundings, over a given time frame (Andrews, 1971). • Third, the overall structure of an area within which the project lies and the interrelationships within a community’s land use pattern. • See Figure 6.1 – a proposed condominium project on a parcel of land off Jalan Duta, Kuala Lumpur.

  3. Figure 6.1: The Three Levels of Locational Attributes

  4. SITE AND SITUS • concerns with: • the placement of spatial attributes • how these attributes relate to specific functions • begins with a specific site • within the context of specific use • inspects the site • investigate the locational characteristics of the neighbourhood • highest-and-best use analysis: how? • use is thereby tied to market analysis or appraisal.

  5. Site Location & the Immediate Area • layout of a site and location of various activities on the property relate to shape of parcel. • physical and locational attributes of site should be considered. • The dimensions of the site determines: • shape of the property • influence the placement of structures, • layout of yard improvements and parking facilities, • general maintenance requirements. • Some important spatial considerations are (Fanning et al., 1994):

  6. Site Location & the Immediate Area (contd.)  number of sides of a land parcel: A multi-sided parcel is more suitable for retail One-side parcel is more suitable for residential  functional layout of the facilities on site ease of ingress to and egress from the site Placement of structures and parking areas key to the site’s marketability

  7. Site Location & the Immediate Area (contd.)  degree of “friction” how well the site is linked to its environment. traffic flow inward or outward (goods, services, or people) convenient access with a minimum of aggravation. mode of transport for goods overall access to the site flow of traffic within the site On-site “friction” can be reduced by the placement and design of facilities, which should ensure that the property has market appeal, both functional and aesthetic.

  8. The Situs Factor • What is it? • “relationship between the surrounding environment and a specific land use on a specific land parcel over a given time” • a function of time as well as space • Basic theory: • land uses are interdependent and economic activities are interrelated • site is physically fixed but economically flexible • Physical location: the geo-position of one site relative to that of another • Economic location: a site functions as a locus of economic activity in association with other loci within a dynamic urban

  9. The Situs Factor (contd.) • Why situs factor? • forces outside the land parcel alter the relationships of uses • activities conducted on the site and the economic nature of the site can change • location analysis of a site cannot be separated from the life cycle of a neighbourhood • (what do you understand by neighbourhood life cycle?) • the building block that underlies all economic issues • links highest-and-best use and market analysis

  10. The Situs Factor (contd.) Situs Analysis:  identification of the activities in the area  study of the nature of the associations between these activities  analysis of the accessibility of the site to the surrounding area  evaluation of the impact of the total area on the site’s use

  11. The Situs Factor (contd.) • Market Boundaries • economic activities in the neighbourhood or trade area • delineated by: • physical, political, and socio-economic boundaries • time-distance relationships (travel times) to and from common destinations • Identification of Activities • Existing land uses to a major economic base study • Function like economic magnets

  12. The Situs Factor (contd.) • Represented by: • major employers (e.g. factory, shopping complex) • recreational facilities • institutions (UTM, Kolej Selatan) • services (eating outlets, photocopy, photo shops) • physical features (rivers, roads). • Look at neighbourhood • (what do you understand by neighbourhood?) • Primary/key activities of the neighbourhood • Land use survey

  13. The Situs Factor (contd.) • Identification of Associations • Activities may be: • complementary • subservient • competitive • even repel one another • Land use associations: • dominant use/subordinate use; • dominant use/ancillary use; • co-dominant uses (or dominant use)/ satellite uses • Nature of the relationship among uses determined by economic functions

  14. The Situs Factor (contd.) • Accessibility Analysis • Degree of convenience or inconvenience involved in moving people, goods, and services between different loci of activity • Degree of friction, or inconvenience, measured in terms of time, cost, and aggravation. Accessibility is akin to negative transportation costs •  site’s accessibility  cost to get to the site  potential site return • Reflected in what one user (or buyer) will pay over another for any specific use. • Accessibility on two levels: • flow of people between one area and another • ingress to an egress from the property, and the immediate area of the site

  15. Macro & micro analyses • Using the note, summarise: • What is macro analysis? • What is micro analysis? • What do you do in each of the analysis? • How is each of these analyses is important?

  16. Step environment • Revision of lecture series 4

  17. Thank you!

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