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Relationship between neighborhood physical design and institutional changes: Patterns and their effect on housing in Malaysia

Housing neighborhoods, in the context of urban economics can be viewed as a nexus of contracts that assign property rights over private and shared resources, and over various neighborhood attributes. However, previous studies have indicated that the fragile assignment of property rights in the conve...

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Main Author: Misnan, Siti Hajar
Format: Thesis
Language:English
Published: 2014
Subjects:
G70.212-70.215 Geographic information system
Online Access:http://eprints.utm.my/id/eprint/78549/1/SitiHajarMisnanPFGHT2014.pdf
http://eprints.utm.my/id/eprint/78549/
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id my.utm.78549
record_format eprints
institution Universiti Teknologi Malaysia
building UTM Library
collection Institutional Repository
continent Asia
country Malaysia
content_provider Universiti Teknologi Malaysia
content_source UTM Institutional Repository
url_provider http://eprints.utm.my/
language English
topic G70.212-70.215 Geographic information system
spellingShingle G70.212-70.215 Geographic information system
Misnan, Siti Hajar
Relationship between neighborhood physical design and institutional changes: Patterns and their effect on housing in Malaysia
description Housing neighborhoods, in the context of urban economics can be viewed as a nexus of contracts that assign property rights over private and shared resources, and over various neighborhood attributes. However, previous studies have indicated that the fragile assignment of property rights in the conventional open neighborhood can contribute to the neighborhood instability over time. As a result, through the process of institutional change, new and more efficient institutional forms will gradually emerge. While, a vast amount of studies suggested neighborhood privatization as a possible solution to the problem of instability with assignment of property rights, it appears that not all neighborhoods are able to transform under the existing neighborhood conventions and laws. Thus, there is a crucial need to study and consider other forms of institutional innovation that can resolve those problems. Therefore, this research proposes a theoretical foundation based on property rights and new institutional economics to initiate the analysis of the transformation of physical design and institutional arrangement in urban neighborhood development in Malaysia. This research takes advantage of the institutional transformation in Malaysia over the year 1960-2010. It is noticed that some conventional open neighborhood can be reinforced into guarded neighborhood and enjoy the benefits similar to that of gated community, while the others cannot. Therefore, this research aims to identify the dynamic interrelationship patterns between neighborhood physical design and institutional arrangement that contribute to maximize housing price benefits and strengthen the conventional open neighborhood institution in Malaysia. The research begins by examining the unique features of the causes, process and outcome of institutional change through extensive literature reviews, interviews, and field observations. Secondly, a conceptual framework has been developed based on the identified unique features of institutional and physical design characteristics. Third, the framework is used to evaluate the effect of institutional change on housing price and appraise those relationships through critical comparisons of two neighborhoods. This research found a unique anomaly when one developer has developed two identical neighborhoods in the same township, but under different land titles. The gated community is developed under the strata title, while the guarded neighborhood developed under the individual title. These differences generated an exogenous allocation of property rights across the neighborhood, enabling researchers to measure their effect on housing price. This research identified the dynamic interrelationship that has taken place in two dimensions. First, in order to avoid further neighborhood conflicts, both physical and institutional designs of conventional open neighborhood (CON) ‘reinforce’ into guarded neighborhood (GN) and ‘accompanied’ each other during the transformation process. Second, learning from the previous obstacles, the physical and institutional designs of the emerging new guarded neighborhood (GN) ‘adopted’ the same physical and institutional designs similar to that of gated community (GC). Finally, this research recommends a conceptual framework that demonstrate the relationship between the neighborhood physical design and institutional arrangement of CON, GN and GC, and provides urban policy-makers with an objective reference to strengthen the conventional open neighborhood institution. The conceptual framework may also be a strategic tool in understanding the local institutional change in other cities and a foundation to provide research directions for future studies in this area.
format Thesis
author Misnan, Siti Hajar
author_facet Misnan, Siti Hajar
author_sort Misnan, Siti Hajar
title Relationship between neighborhood physical design and institutional changes: Patterns and their effect on housing in Malaysia
title_short Relationship between neighborhood physical design and institutional changes: Patterns and their effect on housing in Malaysia
title_full Relationship between neighborhood physical design and institutional changes: Patterns and their effect on housing in Malaysia
title_fullStr Relationship between neighborhood physical design and institutional changes: Patterns and their effect on housing in Malaysia
title_full_unstemmed Relationship between neighborhood physical design and institutional changes: Patterns and their effect on housing in Malaysia
title_sort relationship between neighborhood physical design and institutional changes: patterns and their effect on housing in malaysia
publishDate 2014
url http://eprints.utm.my/id/eprint/78549/1/SitiHajarMisnanPFGHT2014.pdf
http://eprints.utm.my/id/eprint/78549/
http://dms.library.utm.my:8080/vital/access/manager/Repository/vital:98787
_version_ 1643657932281217024
spelling my.utm.785492018-08-29T07:51:14Z http://eprints.utm.my/id/eprint/78549/ Relationship between neighborhood physical design and institutional changes: Patterns and their effect on housing in Malaysia Misnan, Siti Hajar G70.212-70.215 Geographic information system Housing neighborhoods, in the context of urban economics can be viewed as a nexus of contracts that assign property rights over private and shared resources, and over various neighborhood attributes. However, previous studies have indicated that the fragile assignment of property rights in the conventional open neighborhood can contribute to the neighborhood instability over time. As a result, through the process of institutional change, new and more efficient institutional forms will gradually emerge. While, a vast amount of studies suggested neighborhood privatization as a possible solution to the problem of instability with assignment of property rights, it appears that not all neighborhoods are able to transform under the existing neighborhood conventions and laws. Thus, there is a crucial need to study and consider other forms of institutional innovation that can resolve those problems. Therefore, this research proposes a theoretical foundation based on property rights and new institutional economics to initiate the analysis of the transformation of physical design and institutional arrangement in urban neighborhood development in Malaysia. This research takes advantage of the institutional transformation in Malaysia over the year 1960-2010. It is noticed that some conventional open neighborhood can be reinforced into guarded neighborhood and enjoy the benefits similar to that of gated community, while the others cannot. Therefore, this research aims to identify the dynamic interrelationship patterns between neighborhood physical design and institutional arrangement that contribute to maximize housing price benefits and strengthen the conventional open neighborhood institution in Malaysia. The research begins by examining the unique features of the causes, process and outcome of institutional change through extensive literature reviews, interviews, and field observations. Secondly, a conceptual framework has been developed based on the identified unique features of institutional and physical design characteristics. Third, the framework is used to evaluate the effect of institutional change on housing price and appraise those relationships through critical comparisons of two neighborhoods. This research found a unique anomaly when one developer has developed two identical neighborhoods in the same township, but under different land titles. The gated community is developed under the strata title, while the guarded neighborhood developed under the individual title. These differences generated an exogenous allocation of property rights across the neighborhood, enabling researchers to measure their effect on housing price. This research identified the dynamic interrelationship that has taken place in two dimensions. First, in order to avoid further neighborhood conflicts, both physical and institutional designs of conventional open neighborhood (CON) ‘reinforce’ into guarded neighborhood (GN) and ‘accompanied’ each other during the transformation process. Second, learning from the previous obstacles, the physical and institutional designs of the emerging new guarded neighborhood (GN) ‘adopted’ the same physical and institutional designs similar to that of gated community (GC). Finally, this research recommends a conceptual framework that demonstrate the relationship between the neighborhood physical design and institutional arrangement of CON, GN and GC, and provides urban policy-makers with an objective reference to strengthen the conventional open neighborhood institution. The conceptual framework may also be a strategic tool in understanding the local institutional change in other cities and a foundation to provide research directions for future studies in this area. 2014-07 Thesis NonPeerReviewed application/pdf en http://eprints.utm.my/id/eprint/78549/1/SitiHajarMisnanPFGHT2014.pdf Misnan, Siti Hajar (2014) Relationship between neighborhood physical design and institutional changes: Patterns and their effect on housing in Malaysia. PhD thesis, Universiti Teknologi Malaysia, Faculty of Geoinformation and Real Estate. http://dms.library.utm.my:8080/vital/access/manager/Repository/vital:98787
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