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					            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.

►   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.
Figure 6.1: The Three Levels of Locational Attributes
                 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
► highest-and-best use analysis: how?
► use is thereby tied to market analysis or appraisal.
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
►   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.,
 Site Location & the Immediate Area

 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
 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.
                  The Situs Factor
► What is it?
► “relationship between the surrounding environment and a
  specific land use on a specific land parcel over a given
► a function of time as well as space
► Basic theory:
► land uses are interdependent and economic activities are
► 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
                The Situs Factor (contd.)

►   Why situs factor?
►   forces outside the land parcel alter the relationships of
►   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
           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
                 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
              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
                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
              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
      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?
             Step environment
► Revision   of lecture series 4
Thank you!

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