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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;

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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;

▪ explain how location analysis is carried out in a market study;

▪ explain the so-called environment of a property project.

introduction
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.
site and situs
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.
site location the immediate area
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):
site location the immediate area contd
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

site location the immediate area contd7
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
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
the situs factor contd
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
the situs factor contd10
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 contd11
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 contd12
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 contd13
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 contd14
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
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
Step environment
  • Revision of lecture series 4