Lincoln University Digital Thesis Copyright Statement The digital copy of this thesis is protected by the Copyright Act 1994 (New Zealand). This thesis may be consulted by you, provided you comply with the provisions of the Act and the following conditions of use: you will use the copy only for the purposes of research or private study you will recognise the author's right to be identified as the author of the thesis and due acknowledgement will be made to the author where appropriate you will obtain the author's permission before publishing any material from the thesis. Developing New Guidelines for Riverfront Development in Malaysia A thesis submitted in partial fulfilment of the requirements for the Degree of Doctoral of Philosophy at Lincoln University by Azlina Binti Md. Yassin Lincoln University 2011 Abstract of a thesis submitted in partial fulfilment of the requirements for the Degree of Doctoral of Philosophy. Abstract Developing New Guidelines for Riverfront Development in Malaysia by Azlina Binti Md. Yassin Rivers and water are valuable natural resources for human life, for the environment and for national development. A riverfront development is already a well-established phenomenon internationally. In Malaysia, as the economy began to develop in the 1980s, so did the use of land along many of the riverfronts. The pressure of new technology coupled with urban population growth and urbanisation began to force a transition from water dependent industries to a variety of non-water dependent urban developments. Residential riverfront development has taken advantage of the land made available by changed land use and has incorporated the water amenities as a feature or “selling point” of the development. The development of riverfront land has occurred with limited federal, state, or municipal planning guidance and in some cases has added a cost in terms of flooding and pollution. Although some riverfront development projects continue to remain profitable and also maintain a successful public access component, many have not. The aim of the current study is to identify the current practices of riverfront development in Malaysia and to evaluate the strengths and weaknesses of the regulations associated with riverfront development in Malaysia, and any subsequent barriers to development. This will allow guideline recommendations to be formulated to help ensure more sustainable development in crucial riverfront locations throughout Malaysia in the future. Data and information to undertake this research was obtained from in-depth interviews with government officers, property developers and the waterfront community (qualitative phase), ii followed by a survey of property development companies through postal and email questionnaires (quantitative phase). The results show that the most of the interviewees and the property development companies are familiar with waterfront development even though not directly involved in these projects. Only limited numbers of them are familiar with guidelines for riverfront development, while the rest have inadequate information about them. The majority of the interviewees and the property development companies do not support the riverfront development guidelines for many reasons such as weakness in policy administration and external interference. The findings also identified eighteens attributed to be used in assisting developers when undertaking riverfront development project in the future. This information will be used to develop recommended guidelines for best practice riverfront development in Malaysia. Keywords: Guidelines for riverfront development, Riverfront, Riverfront development, Riverfront property. iii Acknowledgements In the name of Allah, Most Gracious, Most Merciful. Alhamdulillah, with His Blessings I have successfully completed this thesis. Completion of this thesis would not have been possible without the help of my supervisors, family and friends. First of all, I would like to express my immense gratitude to my supervisor, Professor Sandy Bond, for her willingness to take up the role as my supervisor, for her tireless reviewing and commenting on the thesis, which resulted in many valuable comments and for her enduring support. A special note of heartfelt thanks goes to my associate supervisor, Associate Professor John McDonagh, for his willingness to share knowledge and his assistance in helping me to complete the thesis. I sincerely thank Professor Chris Eves, previously my supervisor and a professor at Lincoln University, who is now Professor of Property Economics at Queensland University of Technology, Brisbane, for his guidance in setting the direction of the study and constructive comments on early drafts. I would also like to thank members of the Commerce Division, who have been instrumental in providing a pleasant, warm and stimulating environment. In particular, I wish to thank Ms. Annette Brixton, Personal Assistance to the Dean, for her continuing assistance at many stages of this study, and to Dr. David Cohen, convenor of the Postgraduate Committee, for his continuing support. The financial support received from the Malaysian Ministry of Higher Education, the University Tun Hussein Onn Malaysia and Lincoln University is gratefully acknowledged. A big thanks must also be extended to all parties who participated in this research, for their generous help in providing valuable information. I would also like to extend my heartfelt thanks to all my colleagues and the Canterbury Lincoln University Malaysian Post Graduate Society (CLUMPS) for their valuable advice, assistance and friendship. iv Most of all, I would like to thank my husband, Mahfouz Mohd Dom, for his enduring encouragement and support. A big hug must go to my daughter Betty and to my son Adam, and Adha who was born during the course of this study, for their understanding and patience. Last but not least, a big thanks to my family for their never-ending support and encouragement. The faith, love and support I have received from my supervisors, family and friends have given me the ongoing courage and motivation needed to complete this thesis. Without the impetus from all of you, it would not have been possible to complete it. Thanks to you all. v Table of Contents Abstract.............. ....................................................................................................................... ii Acknowledgements .................................................................................................................. iv Table of Contents ..................................................................................................................... vi Glossary of Terms .................................................................................................................... xi List of Tables....... .................................................................................................................... xii List of Figures..... ................................................................................................................... xiv Chapter 1 Thesis Introduction ................................................................................................ 1 1.1 Introduction ....................................................................................................................... 1 1.2 Motivation for Conducting the Research .......................................................................... 3 1.3 Research Questions ........................................................................................................... 4 1.4 Objectives of the Research ................................................................................................ 5 1.5 Significance and Contribution of the Research ................................................................. 5 1.6 Scope of the Research ....................................................................................................... 6 1.7 Organisation of the Thesis ................................................................................................ 6 1.8 Operational Framework .................................................................................................... 7 1.8.1 Research Activities ................................................................................................ 8 Chapter 2 Waterfront Redevelopment: Issues, Trends and Principles ............................. 11 2.1 Introduction ..................................................................................................................... 11 2.2 Waterfront and Waterfront Development ....................................................................... 12 2.2.1 Why the Waterfront? ........................................................................................... 14 2.2.2 Waterfront: From Vibrant to Vacant ................................................................... 16 2.2.3 Waterfront Redevelopment: Moving Waterfronts from Vacant to Vibrant ........ 16 2.2.4 The Term “Waterfront” and “Waterfront Development” in this Research ......... 18 2.3 An Evolution of Waterfront Development ...................................................................... 19 2.4 Actors in the Waterfront Development Process .............................................................. 19 2.5 Successful Waterfront Development Projects ................................................................. 23 2.5.1 Principles for Successful Waterfront Development ...........................................