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
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id	my-utm-ep.78549
record_format	uketd_dc
institution	Universiti Teknologi Malaysia
collection	UTM Institutional Repository
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
qualification_name	Doctor of Philosophy (PhD.)
qualification_level	Doctorate
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
granting_institution	Universiti Teknologi Malaysia, Faculty of Geoinformation and Real Estate
granting_department	Faculty of Geoinformation and Real Estate
publishDate	2014
url	http://eprints.utm.my/id/eprint/78549/1/SitiHajarMisnanPFGHT2014.pdf
_version_	1747818012518383616
spelling	my-utm-ep.785492018-08-29T07:51:14Z Relationship between neighborhood physical design and institutional changes: Patterns and their effect on housing in Malaysia 2014-07 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 http://eprints.utm.my/id/eprint/78549/ http://eprints.utm.my/id/eprint/78549/1/SitiHajarMisnanPFGHT2014.pdf application/pdf en public http://dms.library.utm.my:8080/vital/access/manager/Repository/vital:98787 phd doctoral Universiti Teknologi Malaysia, Faculty of Geoinformation and Real Estate Faculty of Geoinformation and Real Estate

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

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