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ASSIGNMENT 1AFFORDABE HOUSING
NAME: NOOR SHAFANIS BT ABDUL MANAP
MATRIC NO: 1212104
LECTURER NAME:PROFESSOR DATO’DR.ALIAS ABDULLAHMR.MUHAMMAD FARIS BIN ABDULLAH
COURSE: AUP3155 (PLANNING AND DECISION SUPPORT SYSTEM)
CONTENTS
1 INTRODUCTION........................................................................................................................2
1.1 AFFORDABLE HOUSING......................................................................................................2
1.1.1 THE SCENARIO OF AFFORDABLE HOUSING PLANNING AND DEVELOPMENT
IN KUALA LUMPUR................................................................................................................3
1.1.2 OVERVIEW OF CURRENT AFFORDABLE HOUSING SCENARIO IN KUALA LUMPUR..3
1.1.3 ISSUES ON CURRENT AFFORDABLE HOUSING IN KUALA LUMPUR................4
1.1.4 SIGNIFICANCE THE ISSUE ON MALAYSIA CITIES.................................................5
1.1.5 URBAN PLANNER CODE OF CONDUCT TO SOLVE THE AFFORDABLE
HOUSING ISSUES.........................................................................................................................5
1.2 AFFORDABLE HOUSING POLICY IN MALAYSIA...........................................................6
1.3 BEST PRACTICE OF AFFORDABLE HOUSING POLICY.................................................8
1.4 BEST PRACTICES OF THE ARCHITECTURE OF AFFORDABLE HOUSING..............10
1.5 THE ARCHITECTURE OF AFFORDABLE HOUSING IN KL..........................................11
1.6 CONCLUSION........................................................................................................................11
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1 INTRODUCTION
Housing is a building or structures that individuals and their family may live in that meet certain
federal regulations. Different housing situations vary for individuals and may depend on age,
family, and geographic location. For example, a recent university graduate in an urban
environment in the US may live in a rented apartment whereas a middle-aged entrepreneur may
live in a house with or without a mortgage. Furthermore, housing is a microcosm of culture and
civilization because the primary elements of society, individuals organized along with the family
lines, are born, raised and educated in them. Housing is the strength of the institutions of the
family and house is the strength of a society and the spirit of its cultural and civilization.
Similarly, failure in the institutions of the family and house denote failure in a society and in its
cultural and civilization.
1.1 AFFORDABLE HOUSING
Affordable housing commonly known as low-cost housing. Housing is considered affordable if it
costs not more than thirty percent of the monthly household income for rent and utilities (NPH).
Affordable housing receives direct and indirect “financial assistance and developed outside
market-rate private system” (NPH). The types of affordable housing can be ownership or rental,
a single duplex or the size of many market-rate apartment complexes. It may include a range of
housing types and sizes, including single or multi-bedroom units or houses, as well as studio
apartments. Affordable housing is only available in some locations and eligibility criteria apply.
Although affordable housing is sometimes available for purchase, it is most commonly available
for rent.
Dr. Azila Ahmad Sarkawi (10 August 2012)
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1.1.1 The Scenario of Affordable Housing Planning and Development in Kuala Lumpur
In 1996, the Zero Squatter by 2005 policy was implemented in the whole Malaysia. Further to
the economic recession in the late 1997, a pricing system on PPR schemes in cities and major
town for the resettlement of squatters has been implemented in order to ensure its citizen,
particularly lower income groups to continue enjoying the benefits of adequate, affordable and
quality housing. However, it is important to ensure that the provisions of housing are able to
create a harmonious society and promoting a sustainable living environment. To enhance the
quality of life of the urban population, the provision of more systematic and well organized
urban services programmes will emphasize on sustainable development, promoting greater
community participation and social integration of the population. Moreover, affordable homes
built through the planning system account for less than 12% of total new housing output but for
over 50% of all new affordable homes. There are many homeless people in Kuala Lumpur,
including those who have jobs but do not earn enough to rent a room or house. They sleep on the
streets of popular areas in the city.
(http://allmalaysia.info/2010/07/19/homeless-in-kl/)
1.1.2 OVERVIEW OF CURRENT AFFORDABLE HOUSING SCENARIO IN KUALA LUMPUR
The special policies for low cost housing in Federal Territory of Kuala Lumpur are:
i. Every housing project of more than 5 acres should allocate 30% of the area for low cost
housing.
ii. The minimum size per unit of low cost house is 550 sq ft, it has 3 bedrooms and selling
price of RM25 000 per unit.
iii. Low cost houses should be sold through the Housing Management Department, DBKL.
iv. The construction of the low cost houses should be started at the middle stage of the
project. The developers are not allowed to slow down to build the low cost units.
(http://allmalaysia.info/2010/07/19/homeless-in-kl/)
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1.1.3 Issues on Current Affordable Housing in Kuala Lumpur
The population of Malaysia has increased from 21.3 million in 2000 to 30 million people in 2013
with a growth rate of 1.6%. The birth and death rate have decreased over the years with an
increase in the life expectancy from 71 years to higher than 73 years. The problem is the
housing prices have also increased by a record margin. In the last 5 years, the prices have
increased by 12.3% annually all over the country. The Department of Statistics Housing Income
Survey 2013 states that 80% Malaysians earn less than RM 6,900 per month and cannot afford
houses priced at higher than RM 300,000 There are many issues regarding on affordable housing
in Kuala Lumpur. Some of the issue that has been highlight is:
i. The factors in determining a quality low-cost flat arranged in descending degrees of
importance are house safety, provision of public amenities, unit internal environment,
maintenance and surrounding environment, location, sanitary fittings, unit size, type of
house, material used, unit internal layout, quality of workmanship, structure of the house
and appearance.
ii. There are no specific planning and design guidelines for low medium cost housing
compared to low cost housing. The conditions imposed by local authorities are different
from one project to another. This in consistencies creates confusion among the private
developers.
iii. The Draft Kuala Lumpur Structure Plan 2020 does not included low medium cost
housing category in the projection of houses unit to be built by year 2020. Although the
emphasis of Structure Plan is to provide more houses in medium cost range (including
low medium cost), specific policies and projection for low medium cost housing category
were not clearly stated.
4 | P a g e Figure 1 : Homeless working poor in KL (allmalaysia.info)
1.1.4 Significance the issue on Malaysia cities
Not too many middle class Malaysians can afford owning a roof above their heads. Property
prices are now sky-high and the middle-income wage workers are compelled to go for rented
homes or choose a place at the outskirts of the city. The issue of affordable housing has their
own significance on Malaysia cities. Government or authority will take an action to solve the
issue of affordable housing. Malaysia cities will get benefit from affordable housing such as:-
.
i. Providing housing for the local workforce, especially lower wage earners.
ii. Can promote economic and social integration.
iii. Can prevent unnecessary, costly public expenditures by providing stable living situations
for the homeless and people with special needs. Subsidized housing is the best protection
against returning to a shelter (Vera).
iv. Revitalizes distressed areas by directing economic benefits to the local community, such
as increased jobs and sales taxes.
1.1.5 Urban Planner Code of Conduct to Solve the Affordable Housing Issues
The lack of adequate number of affordable housing projects in Malaysia has been an acute
problem for a very long time. It’s a positive notion that new projects on developing affordable
houses are being undertaken in the recent times, but the number of affordable houses is still way
low compared to the massive public demand. Thus, urban planner code of conduct needs to solve
the issue of affordable housing such as:
i. Formulate and outline specific guidelines for affordable housing design and specification
in the Structure Plan and Local Plan preparation.
ii. Preparing master plan of new housing scheme with the good approach.
iii. Translate the Local Authority’s minimum requirement and guidelines creatively into
conducive housing scheme that consists of mix-types of houses.
iv. Always plan at the right time for the right place and people.
v. Promote sustainable development approach in housing scheme.
vi. Proposing clear standards and guidelines to provide better, decent affordable housing to
avoid confusion among the developers.
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1.2 AFFORDABLE HOUSING POLICY IN MALAYSIA
From the issue of deficiency of affordable housing in Malaysia, government needs to do
something to increase the number of affordable housing. For example create a policy that
required a developer to build more affordable housing and not to focus for build high cost
housing to get a higher profit. Thus, affordable housing policy is important to observe the issue
regard to planning and development in Malaysia.
Housing policies can be grouped into 3 categories:
Before 1970
1970s to 1990
After 1990s
The government’s commitment towards low-cost housing started during the First Malaysia Plan
(1966 –1970) while the private sector’s involvement was in the Second Malaysia Plan (1971 –
1975) when the government realized the need and importance of the role of the private sector in
ensuring an adequate supply of low cost housing for the country.
(Ghani & Lee, 1997).
Federal Policy
The federal government’s policy with regard to low cost housing by the private
Sector can be summarized as follows:
i. 30% Low Cost Component
The policy requires all private housing developers of projects above a certain threshold to
construct at least 30% low cost housing units. The threshold or minimum size of development
which must provide the low cost component varies between states, each taking into account
demand (or the lack of it) as well as lack of land in major urban areas.
ii. RM25 000 Selling Price Ceiling
Houses constructed under the low cost component can be sold only at a price not exceeding RM
25 000. This ceiling, set in 1982, has been a contentious issue for developers and consumers
alike because the cost of construction of the low cost houses is typically higher than its selling
price.
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iii. RM750 Household Income
Buyers of the low cost units must have a combined household income not exceeding RM 750 per
month. About 60% or urban households in Malaysia in1980 fell within this income group (i.e.
income less than or equal to RM750). The income level in Malaysia has however risen by about
3.1% per annum between1970 and 1990 and the current labor shortage in all sectors of the
economy has ensured that wages continue to enjoy an upward trend.
iv. Minimum Design Standards
The policy specifies that each low cost house must have a minimum built-up area of 550 to 600
sq. ft. comprising 2 bedrooms, a living room, a kitchen and a bathroom. The houses may be of
any type including flats, terrace or even detached houses. Generally, developers have to opt for
high density developments (such as flats or cluster houses) in order to achieve economist of scale
or to reduce the amount of land used for the low cost component
State Policy
Policies at the national level are general in nature and have to be translated into more detailed
policies and strategies. At the state level the policies are embedded in the Structure Plans for
each state. The plans are then translated into more detail in the Local Plans including specific
requirements by the Local Authorities. The process of translating from the more general policies
at the national level into detailed strategies and requirements at state and local authority levels is
however not uniform, with promised benefits not given or additional conditions burdening the
low cost housing industry at the local level. The local authorities may have adopted different
standards based on local conditions.
(Noraliah Idrus and HO Chin Siong, Affordable and Quality Housing Through The Low Cost Housing Provision in Malaysia, 2008.)
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1.3 BEST PRACTICE OF AFFORDABLE HOUSING POLICY
1.3.1 Norway
Cities in Norway enjoy one of the highest qualities of life in the world. It provide adequate
housing for the homeless has become a priority target, thus, the rate of homelessness in Norway
is low compared to many other countries in the world. Besides, rental housing is a central issue
in Norwegian housing policy because many vulnerable groups of people are dependent on rental
housing, including municipal housing throughout their lives. The policy seeks to provide
everybody with a good home at an affordable price. Public and private institutions and other
organizations work together.
Furthermore, they prevent evictions by making it compulsory for landlords to warn the public
social sector when the rent is not paid. Social sector offers housing solutions that are not
institutionalized or regular rental dwellings. This makes it possible to offer homeless people a
home and make it easier for the social sector to take action when the rental contract is breached.
Moreover, Landlord and Tenant Act that protect tenants from notice of termination. The act
forbids property owners from putting rents that is in unreasonable rate compared with the
standard market rent.
(Davis, Sam. The Architecture of Affordable Housing, June 25, 1997)
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1.3.2 New Jersey
Mix different types of housing - to integrate 30 percent of low-cost housing into middleclass
neighborhoods; not to demarcate clearly wealthy and poor neighborhoods. Facade of the low-
cost housing looks like a middle-cost housing.
Figure 2: Mixture of low-cost and middle-cost housing in Cliffside Park, New Jersey
1.3.3 Chicago
During the late 1990s the Clinton administration started tearing down high-rise public housing
units and “replacing them with mixed-income low-rise units”. About 100,000 public housing
units were demolished between 1994 and 2000 nationwide. Many of the most notorious high-
density projects, such as Chicago’s massive Cabrini-Green public housing project are replaced
with “an area of mixed working-class and low-income families” living in low-density units.
(Palen 240)
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Figure3: Cabrini green public housing project
(Palen, J. John. The Urban World. New York, 2005)
1.4 BEST PRACTICES OF THE ARCHITECTURE OF AFFORDABLE HOUSING
1.4.1 Colton Palms, California
Colton Palms, an affordable housing project in Colton, California that haswon the progressive
Architecture award in 1991 and National Honor Award in1993 utilized the “house”concept.
The“house” is actually a housing block thatis three stories high with four-dwellings oneach floor
and thus, totaling twelve units oneach housing block. Even though the housing are not
directlyscaled to the existing neighborhood of single-family houses, they are at least identifiable
as big houses that comprisesmaller ones and as “a series of attached dwellings, rather than large
apartment block”. (Davis, 1997)
In term of security issues, the public buildings in Colton Palms are designed to serve as
doorways for the community, while not making the project overly porous or inviting because
they are scattered around the perimeter of the housing project. These entryareas allow views into
the courtyard, making a visual connection between protected,semi-private space and the world
outside it. Half of the dwellings in Colton Palms face the street, “with very large windows and
projecting decks”. (Davis 132)
(Davis, Sam. The Architecture of Affordable Housing, June 25, 1997)
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Fig 4: One of the ways architects overcome the Ambivalence toward affordable housing is by designing medium-density apartments that look like “houses”.
Fig 5: The Colton Palms site plan reveals a small city, with a public plaza, background buildings and civic structures
1.5 THE ARCHITECTURE OF AFFORDABLE HOUSING IN KL
The most typical misconception of affordable housing is that its design “should not exceed the
minimum housing standard” in order to save the costs and thus, ensuringits affordability (Davis).
However, there are many alternatives to maintain a decenthousing standard while keeping up to a
given budget. Affordable housings should be designed to fit with the character of the
neighborhoodthat help prevent the alienation of the residents from the wider community.
1.6 CONCLUSION
To conclude, it does not mean that we as Muslim planners have to follow blindly foreign
affordable housing policy and architectural design. What this study intends to achieve is that to
apply concepts that are in line or tally with Islamic principles. Furthermore, to ensure the
housing developers to build more low medium cost housing, the incentive given to low cost
housing such as tax relief, lower land premium, faster approval, etc. should be extended to low
medium cost housing as well. The government also should set the appropriate quota of low
medium cost housing to be built by housing developers.
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