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4.3.2 Category 2 : Connecting With The Environment

Case Study 4 : 20 Trees 3 Storey Terraced Houses ( Type B1A )

Development : 20 Trees
Mixed Development – Terraced Houses & Apartments
Developer : SDB Properties Sdn Bhd
- a Selangor Dredging Berhad company
Location : This housing development is located in Melawati, 13
kilometers from Kuala Lumpur’s city centre.
Tenure : Freehold
Approving authority : Majlis Perbandaran Ampang Jaya (Ampang Jaya City
Council)
Selling Price : Type B : RM 1 348 000 – RM 1 515 000

Figure 4.20 Artist’s Impression – 20 Trees 3 Storey Terraced Houses

Source : SDB Properties, retrieved 10 August 2008,
<http://www.sdb.com.my/properties_20trees/20trees_overview.htm>
Greenery
This location map (Figure 4.21) indicates the extent of the natural rainforest
that has been removed to make way for this housing development. Though a
significant amount of greenery has been destroyed, the landscape architect
involved, acknowledges this, and contributes back to nature with their design,
as explained via the marketing section in Appendix 7.

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Figure 4.21 Location Map – 20 Trees 3 Storey Terraced Houses

Source : Google Maps, retrieved 10 August 2008, <http://maps.google.com>

Figure 4.22 Site Plan – 20 Trees

Source : SDB Properties, retrieved 10 August 2008,
<http://www.sdb.com.my/properties_20trees/20trees_floorplan.htm>

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Figure 4.23 Type B1A Layout Plan – 20 Trees 3 Storey Terraced Houses
Source : 20Trees Brochure

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Spatial Organisation
On the ground floor, this 31’ x 91’ (9.3 x 27.8m) plot has a front garden and
car porch. The living and dining area is separated by an internal courtyard.
The dining area is linked to a dry kitchen which opens out to a back yard.
There is a separate wet kitchen which is connected to a utility area. There is
a maid’s room with an en-suite bathroom and also a powder room. The first
floor has a master bedroom with a walk-in wardrobe, en-suite bathroom and
balcony that looks into the courtyard. There is also another bedroom with an
en-suite bathroom which may function as a study or home office. The second
floor has a family area and outdoor terrace which looks into the courtyard, as
well as two bedrooms with an en-suite bathroom each.

Figure 4.24 Type B1 Garden Home Front Facade - 20 Trees

3 Storey Terraced Houses
Source : SDB Properties, retrieved 10 August 2008,
<http://www.sdb.com.my/properties_20trees/20trees_gallery.html>

Thermal Comfort
The standard construction methods and materials do not provide the end-
user with a suitable level of thermal comfort in this equatorial climate. The
courtyard in this house has a role in facilitating cross ventilation. This alone
however does not provide sufficient levels of thermal comfort for the interiors.
With the label of luxury residences, the air-conditioned interiors are
considered the norm in this development as the developer does provide air
conditioning units in the living area and master bedroom. Additional electrical

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points are provided throughout the house to accommodate more air-

conditioners.

Energy Consumption
The courtyard in the center of this house provides a significant amount of
natural light into the interiors. This reduces the dependency on artificial
lighting during the day. The use of air-conditioners cannot be avoided in this
case, therefore energy consumption levels will not be at an ideal bare
minimum.

4.3.3 Category 3 : Alternative Options

Case Study 5 : Affordable ‘Idaman’ Homes – Honeycomb

Housing Concept
Development : Nong Chik Heights
Mixed Development – Residences : Quadruplex
Houses, Sextuplex Houses, Duplex Houses, Semi-
detached Houses & Bungalows.
Developer : Mudra Tropika Sdn Bhd
Architect : Arkitek M.Ghazali
Location : This housing development is located on the edge of
the Johor Bahru city centre.
Tenure : Leasehold
Approving authority : Majlis Bandaraya Johor Bahru (Johor Bahru City
Council)
Selling Price : Quadruplex B1 : RM 283 505
(Indicative) Sextuplex C1 : RM 359 951

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Figure 4.25 Site Plan – Nong Chik Heights

Source : Ghazali, M, Nong chik Update, retrieved 13 September 2008,
<http://nongchiknews.blogspot.com/>

Greenery
The honeycomb housing layout developed by architect Mazlin Ghazali,
allows for the land to be used more efficiently; incorporating more greenery
while having a larger number of houses on a plot as opposed to the
traditional set up of the terraced houses in rows.110 The central green
courtyards in each cul-de-sac, filled with large trees will reduce the
surrounding temperature with the shade provided by the tree’s canopies.

Figure 4.26 A generic honeycomb housing layout & a generic terraced

housing layout.
Source : Davis, MP, Ghazali, M & Nordin, NA 2006, Thermal Comfort Honeycomb Housing,
Universiti Putra Malaysia, Kuala Lumpur, pp.120-121.

110
Davis, MP, Ghazali, M & Nordin, NA 2006, Thermal Comfort Honeycomb Housing, Universiti Putra Malaysia,
Kuala Lumpur, pp.123.

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Figure 4.27 Location Map – Nong Chik Heights

Source : Ghazali, M, Nong chik Update, retrieved 13 September 2008,
<http://nongchiknews.blogspot.com/>

Figure 4.28 Artist’s Impression of Layout – Nong Chik Heights

Source : Ghazali, M, Nong chik Update, retrieved 13 September 2008,
<http://nongchiknews.blogspot.com/>

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Figure 4.29 Artist’s Impression – Quadruplex & Sextuplex – Nong Chik

Heights
Source : Ghazali, M, Nong Chik Heights, retrieved 20 October 2008,
<http://nongchik.blogspot.com/2008/01/honeycomb-housing-at-lower-nong-chik.html>

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Figure 4.30 Quadruplex Layout Plan – Nong Chik Heights

Source : Ghazali, M, Nong Chik Heights, retrieved 20 October 2008,
<http://nongchik.blogspot.com/2008/01/honeycomb-housing-at-lower-nong-chik.html>

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Spatial Organisation
Quadruplex
On the ground floor, this 1600 square feet (149 square meters) plot has a
side garden, car porch, an open concept living and dining area, a room
allocated as a study with an en-suite bathroom and a kitchen which opens up
to the side garden. The study is most likely to end up being used as a store
room or utility area which may have to accommodate a live-in domestic
helper. The first floor has a family area, master bedroom with an en-suite
bathroom, two other bedrooms and a bathroom. The external area of this plot
on the ground floor is far more utilitarian when compared to Case Study 1, 2
and 3.

Sextuplex
The sextuplex layout differs slightly to the quadruplex layout. On the ground
floor, this 1900 square feet (178 square meters) plot has a front and side
garden, car porch, and an open concept living and dining area. The kitchen is
divided in to a dry kitchen and wet kitchen. The ground floor also
accommodates a utility room, a guest room and a bathroom. In this instance
the utility room or guest room will be most likely to accommodate the live-in
domestic helper. The first floor has a family area, a master bedroom with an
en-suite bathroom and balcony, and two other bedrooms with an en-suite
bathroom each.

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Figure 4.31 Quadruplex drawings – Nong Chik Heights

Source : Ghazhali, M, Picasa Web Albums Tessellar, retrieved 18 November 2008,
<http://picasaweb.google.com/tessellar/NongChikHoneycomb#>

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Figure 4.32 Sextuplex Layout Plan – Nong Chik Heights

Source : Ghazali, M, Nong Chik Heights, retrieved 20 October 2008,
<http://nongchik.blogspot.com/2008/01/honeycomb-housing-at-lower-nong-chik.html>

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Figure 4.33 Sextuplex drawings – Nong Chik Heights

Source : Ghazhali, M, Picasa Web Albums Tessellar, retrieved 18 November 2008,
<http://picasaweb.google.com/tessellar/NongChikHoneycomb#>

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Thermal Comfort
The use of the ‘Cool Roof’ technology which consists of a heavily insulated
roof, and a concrete ceiling in the attic as illustrated by Figure 4.35, will
enable the range of Affordable ‘Idaman’ Homes to have sufficient levels of
thermal comfort using just ceiling fans.111 The use of air conditioning will not
be a necessity.

Figure 4.34 Thermal comfort levels achieved with an insulated roof and
mechanical ventilation.

Source : Davis, MP, Ghazali, M & Nordin, NA 2006, Thermal Comfort Honeycomb Housing,
Universiti Putra Malaysia, Kuala Lumpur, pp.121.

Energy Consumption
Compared to Case Studies 1, 2 and 3, the Quadruplex and Sextuplex houses
have a larger surface area which allows openings, thus allowing for higher
levels of natural light to be utilised in the interior spaces. This will reduce the
end-user’s dependency on artificial lighting. The levels of thermal comfort

111
Ghazali, M, Nong chik Update, retrieved 13 September 2008, <http://nongchiknews.blogspot.com/>

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achieved with this housing concept also reduces the possible usage of air-
conditioners.

Case Study 6 : The Raised Floor Prototype

Concept Developer : Universiti Kebangsaan Malaysia (UKM) Architectural
Research Group
Key Points : 1. Thermal comfort : the impact of direct heat released from
the ground is reduced, and the raised level captures winds of
higher velocity, resulting in cooler and airier interiors.
2. Construction Costs : according to UKM lecturer and
researcher Mazlan Tahir, “a lot can actually be saved from the
cut-and-fill process by using stilts”, resulting in terraces on
stilts costing the same as normal terraces.
3. Industrialised Building System (IBS) : this brick-less
terraced house prototype could be constructed using modular
panels which are prefabricated in factories allowing for easy
installation and various configurations. IBS will make the
construction process less labour intensive.

Figure 4.35 An artist’s impression of the terraced house prototype

Source: Chai, ML 2007(18 March), ‘Houses on stilts exude a rustic charm’,
New Sunday Times, pp.31.

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Greenery
No analysis is available in regards to greenery as this is a housing concept
that has not been implemented in the form of a residential development. The
use of stilts allows for developers to use the natural terrain and refrain from
the use of the standard cut and fill process of slopes and hillsides.

Spatial Organisation
The raised floor allows for a yard beneath the house. This yard can be used
as a car park, a play area for children or to entertain guests. Prefabricated 8’
x 4’ ( 2.4 x 1.2m) modular timber panels with louvres are used to form the
walls and floors. A different building material maybe used to substitute the
timber panels depending on the end-user’s preferences. The prototype model
resembles a standard terraced house plot area averaging 1600 square feet
(149 square meters).

Figure 4.36 UKM lecturer and researcher Mazlan Tahir with a scaled model of
the terraced house prototype

Source: Chai, ML 2007(18 March), ‘Houses on stilts exude a rustic charm’,

New Sunday Times, pp.31.

Thermal Comfort
The use of louvered panels and the raised floor level in this prototype
enhances the air flow through the house. The research team behind the
prototype state that houses built 1.5m above ground level capture winds of
higher velocity, and the height prevents heat from the ground being released
directly into the house. This prototype results in airier and cooler interiors.

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Figure 4.37 A cross section diagram of the terraced house prototype

Source: UKM Architectural Research Group, Taking Cues From the Past: Increasing the
Livability of Terrace Housing in Malaysia through the Raised Floor Innovation, retrieved 8
July 2008,<http://www.fab.utm.my/download/ConferenceSemiar/ICCI2006S5PP13.pdf>

Figure 4.38 A diagram illustrating the prefabricated modular panels that

would form the walls and floors, accommodating various configurations

Source: Chai, ML 2007(18 March), ‘Houses on stilts exude a rustic charm’,

New Sunday Times, pp.31.

Energy Consumption
In addition to the front and back facades, natural light can fill the interiors via
the louvered panels on the raised floor. As this housing prototype is
presented in a conceptual manner, the actual dependency on artificial light is
not known. The well ventilated interiors could potentially eliminate the need
for air conditioning.

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5 DISCUSSION
 Discussion

5.1 Introduction

To successfully incorporate environmentally sustainable elements into future

Malaysian housing developments for the general population, the design of
the houses involved should aim to reduce internal temperatures during the
day, maximise cross ventilation to increase the effectiveness of sweat
evaporation, and provide protection from external elements of nature such as
harsh direct sunlight, rain and insects.112 Having the general population in
mind, the design solution will have to be affordable and cost-effective.
Appendix 8 provides an outline if the housing price categories in Malaysia.

In her article on architectural responses towards Kuala Lumpur’s hot and

humid climate, S.S.Ahmad identifies the following strategies in regards to
achieving housing that responds to its surrounding climate113:
(i) Minimising or keeping out direct sunshine and heat from the interiors by
-using large overhangs and shading devices over openings.
-minimising openings on east and west facing elevations that direct
sunlight, and ensuring that the walls on these elevations are reflective and
well insulated.
-using low thermal mass materials to minimise heat storage.
(ii) Maximising natural ventilation by
-having large openings on north and south facing elevations.
-space planning the interiors to facilitate optimum levels of cross
ventilation.
-having elevated construction to improve wind exposure.
(iii) Orientation should respond accordingly to the sun path and available
winds.
(iv) Roofs should be pitched to facilitate water drainage.
(v) Roofs and ceilings should be insulated and treated to minimise radiant
heat exposure to the interiors.

112
Ahmad, SS 2008, ‘Kuala Lumpur: A Hot Humid Climate’, in R Hyde (ed), Bioclimatic Housing – Innovative
designs for warm climates, Sterling, London, pp.272.
113
Ibid, p.272-275.

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 Discussion

Malaysia’s hot and humid climate causes thermal comfort to be the key
challenge in creating a house that does not have to depend on active cooling
systems such as air conditioning. In his paper on housing and thermal
comfort, Mohd.Tajuddin Mohd.Rasdi states that before discussing problems
and solutions, the first issue to deal with would be to come to a conclusion on
whether the population in general, especially architects, developers, building
authorities and home owners acknowledge the thermal comfort levels of their
surroundings as a problem114. Rasdi proposes for planning submissions from
developers to be accompanied by an air flow report in order to be approved.

On the issue of living in air conditioned environments, there is a lack of

attention focused on passive cooling systems. I agree with Rasdi where he
claims that it is not a matter of availability of materials or technical knowledge
holding the construction industry and developers back, but the mindset of
those involved. The lack of environmentally sustainable elements in
Malaysia’s housing has to be perceived as a problem by the general
population, in order for action plans and strategies to be developed to
address it.

The following sections of this chapter add to the body of knowledge relating
to the incorporation of environmentally sustainable design elements into
Malaysia’s terraced housing developments.

5.2 Malaysia’s Terraced Housing in the Twenty-First Century

The case studies analysed in the previous chapter provide a glimpse of the
current terraced housing made available to Malaysia’s general population.
Figure 5.1 illustrates the data analysis approach used for the case studies,
which focus on how terraced housing developments affect environmental
sustainability.

114
Rasdi, MTM, Housing and Thermal Comfort : Of Human Ovens and Complacent Attitudes, retrieved 24 April
2008, <http://www.kalam.utm.my>

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 Discussion

Figure 5.1 Abstract of Case Study Analysis

5.2.1 Greenery
The case studies under Category 1 (Typical Terraced Housing), with the
exception of Case Study 2 are greenfield developments. Representing typical
terraced housing developments, it is clear that the natural environment does
not obtain any benefits. The case study under Category 2 (Connecting with
the Environment) differs to those in Category 1 because an effort is made by
the developer to restore some greenery to compensate for the natural
rainforest that was destroyed to allow for the development. With greenery
and the natural environment being a key element in marketing this
development of luxury residences, replenishing the greenery is inevitable.
Case Study 5 which falls under Category 3 (Alternative Options) prioritises
the allocation of greenery in the development, as the architect behind the
concept acknowledges that the shade provided by the trees reduces the
surrounding temperature. The levels of thermal comfort in the house interiors
would therefore be affected directly by the quantity and type of surrounding
external greenery.

Question 6 from the questionnaire ranks factors in relation to the adoption of

environmentally sustainable principles into the design and construction phase
of future buildings via authoritative bodies. The factors are ranked in the
following order from Most important to Least important:

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 Discussion

1. Health of Building Occupant

2. A Healthy Surrounding Environment
3. Preservation of the Environment for Future Generations
4. Comfort of Building Occupant
5. Building Aesthetics

The first factor is indirectly associated with the second and third factor, as
poor conditions (air pollution etc.) of the surrounding environment will affect
the physical health of the people in it. The ranking order indicates the
importance of the environment as perceived by the questionnaire
participants.

5.2.2 Spatial Organisation

Case Studies 1 and 2 depict the typical double storey terraced house layout
created for the middle to high end sector of the market for the general
population. The renovations that are commonly carried out on these housing
typologies to enhance the spatial allocations, by those who can afford it,
indicate that there is a need for the layouts to be revised. Case Study 3 has a
significantly smaller plot area and built-up area as it is built for the lower end
of the market. The members of the general population who choose to
purchase this home will most likely be unable to afford renovations.

Case Study 4, portrays a more comfortable spatial arrangement with an

internal courtyard. Though incorporating environmentally sustainable
elements such as the courtyard, this housing development is built for the
higher end of the market, making it unaffordable by the general population.
This case study however does indicate that it is currently possible to market
the terraced house typology featuring an internal courtyard that encourages a
connection with the natural environment.

The honeycomb housing concept behind Case Study 5 demonstrates via

Table 5.1 that it is possible to match the density of a generic terraced
housing grid layout. Though the interior spatial organisation is fairly similar to

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 Discussion

the former case studies, the external wall areas separating the interiors from
the natural environment are significantly increased, enabling the use of more
natural light and ventilation.

THEORETICAL MODEL
Honeycomb Housing Terraced Housing
Road 33% 47%
Sellable Land 58% 44%
Greenery 9% 9%
Number of units per acre 15% 15%
Average Lot Size (sq ft) 1658 1261

Table 5.1 Land-use efficiency based on generic layouts in Figure 4.27.

Source : Davis, MP, Ghazali, M & Nordin, NA 2006, Thermal Comfort Honeycomb Housing,
Universiti Putra Malaysia, Kuala Lumpur, pp.121.

Case Study 6 demonstrates another alternative to the generic terraced house

layout, drawing its concepts of the raised floor and permeable walls and
flooring from the traditional Malay house. This prototype model based on a
standard terraced house plot averaging 1600 square feet has modular panels
for walls and floors enabling various internal configurations to accommodate
the spatial preferences of the occupant.

In the questionnaire, Question 7 had the participants rank factors that were
based on current housing estates. The ranking results in order of importance
are Efficient Space Utilisation, Construction Costs, Thermal Comfort and
Aesthetics. With Aesthetics perceived to be the least important factor, it
allows for a likely conclusion that the common occurrences of terraced house
renovations occur more to change the aesthetics of the house as opposed to
having more spatially efficient interiors. These aesthetic changes would
typically comprise the change of surface finishes. However, a separate study
would be required to validate the connection between what people say
versus what people do in this context.

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 Discussion

5.2.3 Thermal Comfort

The case studies in Category 1-Typical Terraced Housing, fail to provide
acceptable levels of indoor thermal comfort without the use of air conditioning
units. Case Study 1 has louvred glass windows above the staircase to allow
for the release of hot air, but this feature does not significantly affect the
levels of thermal comfort as the rest of the house lacks cross ventilation.

The courtyard in Case Study 4 (Category 2- Connecting with the

Environment) enables cross ventilation, however, this alone is not enough to
create acceptable levels of thermal comfort in the house. As this housing
development is meant for the higher end of the market, most likely out of
obligation, the developer provides air conditioning units in the living area and
master bedroom.

Case Study 5 (Category 3 - Alternative Options) successfully demonstrates

how an acceptable level of indoor thermal comfort can be achieved without
depending on air conditioning, with the use of insulation. The Case Study 6
prototype suggests how better levels of thermal comfort can be achieved
indoors by adopting architectural elements and construction methods from
the traditional Malay house typology.

In reference to Question 7 from the questionnaire, the participants ranked

factors that were based on current housing estates in the following order of
importance are Efficient Space Utilisation, Construction Costs, Thermal
Comfort and Aesthetics. The ranking order reflected by Table 4.9 positions
Thermal Comfort towards being of lesser importance. The case studies
especially those from Category 1 concur with this result.

5.2.4 Energy Consumption

The case studies in Category 1 depend on fans for cooling the interiors. Air
conditioning units will be used by those who can afford it as they are a
necessity to achieve ideal levels of thermal comfort (24 to 28 degrees
Celcius) in these houses, especially during the daytime. With the exceptions

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 Discussion

of the corner lots, the houses in Category 1 have access to natural light via
the front and back facades. The roof level windows in Case Study 1 allow
natural light into the staircase area. The availability of natural light is under
utilised in the house designs, therefore increasing the dependency on
artificial lighting during the day.

The Category 2 case study successfully incorporates the courtyard into the
layout. Though this courtyard would enable cross ventilation to enhance
levels of thermal comfort in the interior spaces without the use of air
conditioning, the nature of the development does not encourage the
occupants of these houses to make use of the cross ventilation. However,
the natural light which fills the interior spaces via the courtyard will reduce the
dependency on artificial lighting throughout the day.

With Case Study 5, as mentioned in the section on spatial organisation, the

external wall areas separating the interiors from the natural environment are
significantly increased, compared to the case studies in Category 1, allowing
for more openings. The dependency on artificial lighting during the day will be
minimal. This housing concept is designed to accommodate its occupants
comfortably without having to depend on air conditioning. Natural ventilation
is a key element in the design of Case study 6. With optimum levels of cross
ventilation, air conditioning may not be a necessity. The dependency on
artificial lighting cannot be accurately determined as this case study is
presented as a concept.

The results of Question 9 from the questionnaire indicate that the participants
deem it viable for environmentally sustainable principles to be adopted into
the design and construction phase of new homes, where it results in
minimising the energy consumption costs of the homes.

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 Discussion

5.2.5 Conclusion
Based on the content of this section (5.2), the following points have been
extracted in the context of environmental sustainability in relation to
Malaysia’s terraced housing developments:
(i) Marketing strategies associate the plot size of the house with life
style levels. Typically, with factors such as location and community
infrastructure aside, the larger the internal built-up area of the
house is, the more luxurious it is. Though houses like the one
featured as Case Study 3, are built for the lower end of the market,
the compact nature of it is not necessarily a negative feature. The
smaller area not only allows for the housing estate density to
increase, but also reduces the energy consumption of the end-
user. In the Malaysian context, the association of spacious homes
with a luxurious lifestyle may have to evolve to address the issue of
environmental sustainability in relation to urban sprawl.
(ii) While the intention to optimise the use of natural light and
ventilation in a house is commendable, architects and developers
have to be cautious not to increase the levels of heat gain to the
interiors, when designing the house. In this context, site orientation
is a crucial factor.
(iii) The widespread use of air conditioning in homes will not stop.
However, the design of homes which are well insulated can reduce
the heat load placed on the air conditioning units. Increasing areas
of shade with tree planting around the houses will also contribute
to reducing the heat load. Case Study 5 has the reduction of the
heat load as a key element in the housing development.

5.3 Responses from the Environment

The level of awareness regarding the importance of creating environmentally

friendly homes which will incorporate factors such as energy efficiency and
eco-sensitivity is one that is slowly increasing. Developers and builders are
hoping for the government to offer rebates for the incorporation of renewable

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 Discussion

energy resources such as solar panels and rainwater harvesters into the
housing industry.115 With the increasing awareness on the topic of
sustainable development, there is a small number of housing developments
which are attempting to take the environment into consideration.

Case Study 4, 20Trees by SDB Properties, is one of them. SDB Properties is

a property development company which is aware of its role in creating
developments which are more sensitive towards the environment. Managing
director Teh Lip Kim, writes in her article titled ‘Go Green for a Brighter
Future’, “The world is going green and as property developers we should
place priority on how we can contribute towards a better environment and the
community at large..... Developers can start off by taking small steps such as
making use of natural air, light and ventilation when we design.”116 These
“small steps” are reflected in the 20Trees development. On that note of
prioritising the betterment of the environment, developers should be aware
that choosing to proceed with housing developments that are destroying vast
areas of natural rainforest can have adverse effects on the people that
occupy these developments.

Damansara 21 is another residential development by SDB Properties

comprising 21 luxury bungalows buit on a hillside slope, costing between RM
10 million to RM 15 million.117The following text explains how this
development has affected its surrounding environment. Work on site
commenced in December 2007. Residents of the adjacent neighbourhood
are against the project for environmental reasons; mainly soil erosion of the
existing hillside.

115
Phoon, Z & Rajan, P 2007(15 September), ‘Push for affordable housing’, Property-New StraitsTimes, pp.9.
116
Teh, LK, Go Green for a Brighter Future, September 8th 2007, retrieved 13 October 2007,
<http://biz.thestar.com.my/bizweek/story.asp?file=/2007/9/8/bizweek/18794028&sec=bizweek>
117
Refer to Appendix 9 for related articles.

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 Discussion

Figure 5.2 The slope for the Damansara 21 development.

Source Lim, LE, Damansara 21 Stop Work Order Lifted, retrieved 15 December 2008,
<http://limlipeng.blogspot.com/2008/10/damansara-21-stop-work-order-lifted.html>

In April 2008, the Kuala Lumpur City Hall had issued a stop-work order and
fined the developer RM100,000 as the project did not comply with safety
standards and there was no proper drainage system. The developer built a
retaining wall and issued the following statement: : “SDB Properties Sdn Bhd
will continue to maintain the highest safety and environmental standards.” 118

In May 2008, SDB's managing director Teh Lip Kim expressed that the
protests by the residents from the adjacent neighbourhood was unfair as the
group had taken pains to ensure that it has gone through all the necessary
legal and regulatory processes.119 Attempting some form of justification by
pointing out their committment to spending RM34 million on infrastructure
work to strengthen the slope and increase safety, Teh added that “Despite
going by all the rules, residents are still protesting…..As a developer and an
investor in the country, when all this is called into question, it really puts the
investment sentiment of the country at risk." 120

In August 2008, flash floods caused the retaining wall to collapse, sending
streams of mud into the adjacent neighbourhood. The flash floods were most
likely caused due to the many other developments all over the city.

118
The Star Online, Builder: We are only rectifying flaws in Damansara 21 project, April 26 2008, retrieved 15
December 2008, <http://thestar.com.my/news/story.asp?file=/2008/4/26/central/21070020&sec=central>
119
Property NST, Damansara project hangs in balance, May 26 2008, retrieved 15 December 2008,
<http://properties.emedia.com.my/listnews.php?propNewsID=836&CatID=N00>
120
Ibid.

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Due to a landslide related tragedy in Bukit Antarabangsa in December 2008,

which killed for people and forced thousands of people to evacuate their
homes, the Damansara 21 project has been put on hold.121 Such incidents
call for the government to enforce laws that will prevent further damage of the
environment, especially because SDB justified their development by having
adhered to the existing rules and regulations, which in this instance appear to
be inadequate.

5.4 Roles and Responsibilities

Enabling the incorporation of environmentally sustainable elements into

Malaysia’s housing developments for the general population is an achievable
task. Based on the findings in the previous chapter, this section
demonstrates the feasibility of the task by discussing the roles and
responsibilities of :
(i) the general population
(ii) housing developers
(iii) industry professionals ( engineers, architects etc. )
(iv) government bodies

5.4.1 General Population

The attitude of Malaysia’s general population as home-buyers is highlighted

by architect Lee Chor Wah in his article entitled ‘Housing – Current
Challenges (Quality vs Quantity)’:

“Go to any launch of new housing projects, the most common queries from
the buyers are – What is the built-up area? How many bedrooms are there?
How much is it per square foot?.....Has life in Malaysia gotten so
impoverished that the public is only interested in the quantity rather than the
quality of life? What about the quality of spaces? Of spatial experiences? Of

121
Agence France-Presse, Malaysia bans hillside developments after landslide: report, December 7 2008, retrieved
15 December 2008, <http://news.my.msn.com/regional/article.aspx?cp-documentid=1826677>
Refer to Appendix 9 for related articles.

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 Discussion

simple efficient space planning?....Occasionally a buyer may enquire about

the orientation of the unit – Is it west facing? That’s about the depth of the
public’s expectations for their dream home. Doesn’t matter if the bathrooms
have no proper shower recesses….Doesn’t matter if the floor plans
(especially for terrace houses) are all the same; as though every Malaysian
leads a similar lifestyle regardless of vocation, religion and race.”122

Looking back at the past when the general population occupied homes that
were built by individuals with the help of the community members to
accommodate the needs of the household, it is a shame that present day
home buyers have to adapt their households to generic layouts that may not
necessarily suit their spatial needs. This is partially due to the lack of
awareness and education in regards to the basic elements that form a house
that suits the Malaysian context. Early Malaysian vernacular homes were
designed and constructed by the occupants and communities based on how
they lived, but the ubiquitous terraced house of today has its design dictated
by marketing strategies employed by housing developers.

With Question 11 from the questionnaire, when asked to nominate factors

that would encourage the adoption of environmentally sustainable principles
into the design and construction phase of homes, ‘An increased level of
awareness among clients on the subject’ was the second most popular factor
out of five. Another factor that was listed under ‘Others’ was ‘Increasing the
awareness of the end-users who will eventually dictate the marketability of
environmentally sustainable housing’. This factor was listed by a developer.

As indicated in the previous chapter, Question 2 of the questionnaire has all

the participants agreeing that future housing estates aimed at the general
population should adopt environmentally sustainable principles into the
design and construction phase. Awareness which portrays housing with
environmentally sustainable elements as a necessity amongst the members

122
Ngiom & Tay, L 2000, 80 Years of Architecture in Malaysia, PAM (Malaysian Institute of Architects), Kuala
Lumpur, pp.61-62.

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 Discussion

of Malaysia’s general population should eventually create a demand for such

housing.

5.4.2 Developers

Ninety-four percent of the participants responded to Question 10 from the

questionnaire discussed in the previous chapter by agreeing that a
developer’s role is significant in shaping market demands for the future.

In the Malaysian context, environmental issues generally have little or no

priority on a developer’s agenda, as the focus is laid more on issues such as
sales and profits, especially with the case studies from Category 1. Building
by-laws developed to encourage environmental sustainability will have an
impact on the housing produced by developers.

The awareness and education of the general public on environmentally

sustainable housing will affect the market demand. Future housing
developments will then have to meet these demands. The creation of
housing developments comprising environmentally sustainable elements
does not rely solely in the hand of developers.

5.4.3 Industry Professionals

With Question 11 from the questionnaire, when asked to nominate factors

that would encourage the adoption of environmentally sustainable principles
into the design and construction phase of homes, ‘An increased level of
awareness among industry professionals on the subject’ was the third most
popular factor out of five.

A.S.Hassan concludes his book titled ‘Issues in Sustainable Development of

Architecture in Malaysia’, that with the purpose of developing a housing

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 Discussion

typology which works with its surrounding climate, the following should be
looked into123:
(i) Construction methods which do not involve site reclamation and clearing.
(ii) A manufacturing system of prefabricated components to replace the brick-
laying system.
(iii) New materials for the prefabricated components which match the
properties of timber, but are fire resistant.

Besides developing environmentally sustainable design solutions, industry

professionals play an important role in educating the general population and
helping to create awareness on the significance of environmentally
sustainable design.

5.4.4 Government Bodies

Paul Hawken states in ‘The Ecology of Commerce: A Declaration of

Sustainability’:
“The role of government is to assume those functions that cannot or will not
be undertaken by citizens or private institutions…But forgotten is the true
meaning and purpose of politics, to create and sustain the conditions for
community life… In other words, politics is very much about food, water, life,
and death, and thus intimately concerned with the environmental conditions
that support the community….It is the role of government, then, as a political
act, to set standards within the community”124

Parts of the questionnaire draw attention to the role of the Malaysian

government in relation to environmental sustainability. Questions 4 and 5
from the questionnaire have all the participants agreeing to the introduction of
building by-laws and guidelines in relation to environmentally sustainable
principles for residential buildings.

123
Hassan, AS 2004, Issues in Sustainable Development of Architecture in Malaysia, Penerbit Universiti Sains
Malaysia, Penang, pp.117.
124
Williams, D 2007, Sustainable Design: ecology, architecture & planning, John Wiley & Sons, USA, pp.26-27.

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 Discussion

With Question 11 from the questionnaire, when asked to nominate factors

that would encourage the adoption of environmentally sustainable principles
into the design and construction phase of homes, ‘Support from government
bodies’ was the most popular factor out of five.

Question 11(a) seeked input from the participants in regards to the type of
support they felt the government should provide. A summary of the
responses in order of popularity are as follows:
(i) Providing financial incentives for home owners, home occupiers
and developers for the use of environmentally sustainable
elements. (e.g. subsidies, tax rebates).
(ii) Setting up and enforcing laws relating to the subject.
(iii) Promoting and providing information on the subject

The input from the participants concur with Hawken by placing the
responsibility of setting standards relating to environmental sustainability in
the hands of the government.

5.4.5 Summary

To conclude this section (5.4), the responsibility of sustaining the

environment from the aspect of housing is one that is shared by everyone.
The attitudes of the general population, industry professionals and
government bodies towards the creation of environmentally sustainable
housing have the potential to encourage developers to produce such
housing.

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6 CONCLUSION
 Conclusion

6.1 Findings

Throughout the last few decades, housing developers in Malaysia have been
focusing on providing more homes to deal with the ever growing urban
population, and have failed to address environmental issues which run
parallel to these developments.

This thesis identifies the following factors as elements that contribute to the
current situation of Malaysia’s terraced housing:
(i) An awareness of the importance and significance of
environmentally sustainable housing is lacking amongst the
general public.
(ii) The government has not enforced mandatory regulations for the
construction of environmentally sustainable housing.
(iii) The construction industry professionals (architects, engineers etc.)
and developers continue to create non-environmentally sustainable
housing due to the lack of regulations and incentives by the
government to do so otherwise.

The factors listed above implicate that in order for Malaysia’s housing
developments for the general population to incorporate environmentally
sustainable elements:
(i) The general public needs to be educated and made aware of the
importance and significance of environmentally sustainable
housing. This will create a demand for such housing.
(ii) A set of regulations pertaining to environmentally sustainable
housing needs to be put together and enforced by the government.

6.2 Limitations of the Research

This thesis covers a small aspect of environmentally sustainable design in

the context of Malaysia’s residential developments. The outcomes of this
study are limited by scope and methodology. A different approach towards

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 Conclusion

the same topic in regards to scope and methodology would generate different
outcomes.

6.3 Further Research

The scope of research presented in this thesis may be extended by:

(i) Developing different questionnaires for the same categories of
participants (Home Owners, Industry Professionals and
Developers), on a larger scale, to gather further insight on the
current Malaysian housing situation in relation to environmental
sustainability.
(ii) Compiling and expanding on existing design solutions that address
the lack of environmentally sustainable elements in the housing
developments for Malaysia’s general population.
(iii) Assessing the feasibility of successfully incorporating
environmentally sustainable elements into all future housing
developments for Malaysia’s general population.

This thesis indicates that there are possibilities for further research involving:
(i) The process of educating the Malaysian general public and
creating an awareness of the importance and significance of
environmentally sustainable housing.
(ii) Affordable environmentally sustainable design solutions for
Malaysia’s mass housing developments.
(iii) A comparative analysis of the terraced house typology in Malaysia
with those from other parts of the world.
(iv) A comparative analysis of the dominant forms of housing for the
general populations of countries in tropical climates around the
world.

In conclusion, this thesis endeavours to contribute to existing studies relating

to the creation of environmentally sustainable housing for Malaysia’s general
population.

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