ASSESSMENT OF HOUSING QUALITY IN CONDOMINIUM DEVELOPMENTS IN SRI LANKA: A HOLISTIC APPROACH

Transcription

1 ASSESSMENT OF HOUSING QUALITY IN CONDOMINIUM DEVELOPMENTS IN SRI LANKA: A HOLISTIC APPROACH Dilrukshi Dilani Amarasiri Gunawardana ( H) Degree of Master of Science in Project Management Department of Building Economics University of Moratuwa Sri Lanka February 2013

2 ASSESSMENT OF HOUSING QUALITY IN CONDOMINIUM DEVELOPMENTS IN SRI LANKA: A HOLISTIC APPROACH Dilrukshi Dilani Amarasiri Gunawardana ( H) Dissertation submitted in partial fulfillment of the requirements for the Degree of Master of Science in Project Management Department of Building Economics University of Moratuwa Sri Lanka February 2013

3 DECLARATION I declare that this is my own work and the dissertation does not incorporate without acknowledgement any material previously submitted for a Degree or Diploma of any other University or institute of higher learning and to the best of my knowledge and belief it does not contain any material previously published written by another person except where the acknowledgment is made in the text. Also, I hereby grant to the University of Moratuwa the non-exclusive right to reproduce and distribute my dissertation, in whole or in part in print, electronic or other medium under my name only. I retain the right to use this content in whole or part in future works (such as articles or books). Signature Date The above candidate has carried out research for the Masters Dissertation under my supervision. Signature of the Supervisor Date i

4 ACKNOWLEDGEMENT I offer my sincere gratitude to my supervisor, Prof Chitra Weddikkara of the Department of Building Economics for the invaluable guidance and comments given throughout, as well as the freedom given for development of the study Sincere thanks and appreciation extended to my friends and colleagues for their continuous support in the implementation of the surveys and in sharing ideas and comments. Appreciation and gratitude to all the participants in the surveys conducted for the invaluable time spent in completing the questionnaires and assisting in the research Acknowledgement is extended to the head of the Department of Building Economics, Mr. Indunil Senavirathne and to all lecturers and staff for the assistance given. Finally and most importantly to my parents for their support and in tolerating and undergoing many inconveniences during this time, to them I am most grateful. i

5 ABSTRACT The provision and need for quality housing is one of the most significant issues and a growing concern facing Colombo s rapid urbanization and increasing demand for housing. Condominium housing today has become a popular readymade solution to fill the void to meet with growing demands for accessible housing in the context of scarcity of land, infrastructure facilities and resources. However housing quality is given a lesser priority when meeting with quantity demands of the mid-income market which constitutes to a majority of condominium developments in the city. Quality is a fundamental aspect in the assessment of condominiums to enable livable and sustainable environments for dwellers. The significance of quality recognition lies in the totality of attributes that define and govern human perception of the built environment. A holistic approach to define the physical components of the built environment that is reflective of user evaluations is important to enable sustainable housing designs. The aim of the research is to facilitate an overall framework capable of assessing the components of the built environment. It is however not intended as a measurement tool based on technical evaluations but one that is formulated through people s perception of quality elucidated through stakeholder opinions. The assessment identifies physical components of quality attributes that are most important for the respondents and define a set of subcomponents and value attributes relative to the housing complexes evaluated. The literature survey identified various tools and techniques used for quality evaluations and establish the housing quality indicator (HQI) as suitable and flexible model which can cover an objective assessment of housing quality evaluations through an overall perspective. The criteria established under the HQI were used for an expert opinion survey to derive a set of quality indicators that are most suitable for mid-income condominium evaluations. From the review of literature and the expert study on opinions of developers, professionals and academics in the housing industry, a list of quality variables have been identified in relation to the main criteria established under the HQI model. The evaluation of the final framework draws on quantitative and qualitative attributes that indentifies physical performances and values reflected on the built environment. The usability of the conceptual model was reestablished through final survey findings to test the developed model on selected schemes for evaluation purposes. Three key elements used for the further development of the model consisted of the conceptual framework re-established through the expert study, the questionnaire survey as a data gathering instrument and RII indices adopted for criteria assessments and comparisons. The framework recognizes different facets relative to mid-income group s housing needs and the findings highlight attributes of Location, Accessibility, Neighbourhood, Sustainability though found significant to the respondents are the least prioritized by developers. Findings revealed that higher importance was placed by developers on basic amenities, unit size and internal arrangements that have direct impact on sellability. The findings of this study demonstrate that housing is more than mere shelter, but a combination of several factors forming a pattern that is extremely diversified. It confirms that housing quality reflects on the built environment, on people s values and expectations. Quality improvements rely on the stakeholder evaluations on important attributes that define built quality in condominiums. It relies on the importance placed on environmental surroundings, and the socio-cultural recognition of the user group as well as the provision of amenities and functional housing units that promotes the health, convenience and emotional well-being of the occupants. To the mid-income group, identity and visual characteristics too played an important role in defining residential environments. The research aims to revalidate the importance of a holistic perception in evaluating built quality in condominium developments. Keywords: Condominium assessments, built quality, holistic perceptions

6 LIST OF CONTENTS Declaration.i Acknowledgements. ii Abstract...iii Table of Contents.. iv List of Figures ix List of Tables...x 1.0 INTRODUCTION CHAPTER Background Problem Statement Aim & Objectives Methodologies Scope and Limitations Chapter Breakdown EVALUATING QUALITY Background -search for quality Quality Principles and Popular Assessment Tools Product Quality vs. Process Quality - Performance measurement Relating Value and Quality Measuring Quality in Buildings - subjective vs. objective measurements Problems in measurement Review of Quality Assessment / Evaluation Tools Introduction Design Quality Indicator DQI Role of DQI- focus and aim Contextual background History- Vitruvian definition, current definitions & Methodology conceptual framework Characteristics of DQI tool Measurement a tool for thinking Criticism and issues in application of DQI indicator Evaluating Existing Quality Assessment Tools and Function PROBE. 21 iv

7 2.5.2 AEDET evolution (achieving excellence in design evaluation toolkit) HQI (Housing Quality Indicator) BREEAM [Building Research Establishment Environmental Assessment Method] LEED (Leadership in Energy & Environmental Design) BQA (Building Quality Assessment) Systematic Review of most commonly used Quality Assessment Tools Strengths and weaknesses of assessment tools EVALUATING CONDOMINIUM QUALITY CHAPTER Introduction Background Housing in Context Quality priority in Housing Quality evaluation Tools in housing Environmental quality profile (EQP) Housing quality indicator (HQI) - Aim of HQI Post occupancy evaluation (POE) methods A framework for quality evaluation in housing Assessing Condominium Development in Sri Lanka Background - Condominiums in Sri Lanka, present context for review Legal Definition of Condominium Classification of condominiums in Sri Lanka Mid-income group s -definitions on condominiums Housing Quality in Condominiums - Definition of condominiums as Product measuring quality in housing Synthesis of Literature Findings A common standing on quality indicators The applicability of HQI to the Sri Lankan context of condominium assessments Summary RESEARCH METHODOLOGY CHAPTER Introduction Survey Approach Expert opinion survey. 42 v

8 4.2.2 Structured questionnaire survey Research Techniques Data collection techniques and data analysis Data analysis and representations Background - existing HQI system- how it works Output of information Proposed data analysis tools Relative importance Index [RII] The methodology of data assessments Data Representation- Quality profiles Summary DATA COLLECTION AND ANALYSIS CHAPTER Preliminary Survey Analysis Introduction Evaluation of Existing Housing Quality Indicator Framework (HQI) - main criteria and indicators HQI format- location, site, visual impact Review of the existing HQI model Applicability for use in use for Sri Lanka,,,,,,,,,, The Preliminary Questionnaire Design for the expert Survey Conducting the Expert Survey Formatting of the questionnaire Expert Opinion Survey Analysis. [Recommendations and observations] Summary Structured Questionnaire Survey Analysis Design Of The Structured Survey Questionnaire Developing a Scoring System for Criteria Evaluation Identifying key criteria, modifications and assigning of weights Implementation of the Questionnaire Survey on Selected Projects Sample and data collection.69 vi

9 5.2.5 Case Selections of Condominium Developments for the Survey Data Analysis Prioritizing of the Quality Indicators according the overall Performance Score Assessment on general compliance of quality indicators for Housing complex Relative ranking of importance [RII] Derivation of stakeholder profiles -Perceptions on quality. Stakeholder quality profiles developer s, residents, consultant s Quality assessment and observations for housing complex Data analysis- Housing Complex Relative ranking of importance [RII] - housing complex Assessment general compliance with HQI Derivation of stakeholder quality profiles developer s, Resident s, consultant s views Quality Assessment and Observations - Housing Complex General comparison of the complexes on quality assessments Mapping general quality profiles Summary THE FINDINGS CHAPTER 6 THE DEVELOPMENT OF A CONCEPTUAL FRAMEWORK HOUSING QUALITY ASSESSMENT 6.1 Introduction Conceptual Model for Quality Assessment Framework Considerations of Criteria for Formulating Guidelines on Condominiums Development Evaluation of the Proposed Framework as a Quality Assessment Tool Scoring system Flexibility and adaptability of the tool The Need for Improvement Observations Summary vii

10 7.0 CONCLUSIONS AND RECOMMENDATIONS CHAPTER Introduction Recommendations for Industry Practitioners - to Formulate Guidelines Contributions to Knowledge Limitations Further Research 116 Reference List Bibliography. 121 Appendix A: HQI Version 1v [HC] Main Criteria Summary Appendix B: Expert Survey Questionnaire Appendix C: Survey Analysis Appendix D: Data collection Sheet. 134 Appendix E: Structured Survey Questionnaire 137 Appendix F: Data Analysis Complex Appendix G: Data Analysis Complex viii

11 LIST OF FIGURES page 2.1: The Stakeholder Responses represented in a Radar Chart.- (DQI) : Quality Assessment Tools (DQI) : Quality Evaluation schemes for the Built Environments : Quality Profile Graphical Representations Radial Charts (EQP) : Quality Profile Representations Radial Charts emphasizing built quality : The development process of quality assessment model : The overall performance rating of quality indicators (residential complex 1) : The overall performance rating of quality indicators (residential complex 2) : Conceptual Model for Quality Assessment Framework : Quality profile criterion Unit Size : Quality profile criterion Unit Site Location : Quality profile criterion Unit Site Routes and Movements : Quality profile criterion Unit Site Open Space : Quality profile criterion Unit Site Visual Impact : Quality profile criterion Unit by Layout : Quality profile criterion Sustainability : Quality profile criterion Building for life : Quality profile criterion Noise control, light, safety 102 ix

12 LIST OF TABLES page 2.1 Comparison of DQI and Vitruvian principles on quality Review of design quality assessment tools Comparison of quality indicators used in HQI, DQI, and EQP Comparison of building performance evaluation model for Residential buildings Expert Survey Sample - Composition of respondents Expert Opinion Survey Analysis Survey Sample - Composition of respondents Summary of Data Sheet Housing Complex 2- Summary of data sheet RII indices on main assessment criteria - housing complex Summary of data analysis on criterion rank and compliance Housing complex RII indices on main assessment criteria - Housing complex Summary of data analysis on criterion rank and compliance Housing complex Relative Importance Index- Occupant s quality profiles Ranks and Relative Importance Index- Developer s quality profile; Ranks and Relative Importance Index- Consultant s quality profile Analysis of overall quality profiles- comparison of complexes Analysis of HQI- RII indices and performance rankcomparison of two complexes 90 x