Developing a simplified parameter for assessing view obstruction in high-rise high-density urban environment

Abstract

a b s t r a c tView is a key factor that influences property price. Previous studies represent view either by simple pictorial description of a scene, or by rather sophisticated mathematical methods. Both hinder proper allocation of a premium for different view obstruction levels for high-rise high-density urban environments. View obstruction level and the applicable premium are useful information for stakeholders of the property market for making optimum decisions. Accordingly, there is a need to develop a simple parameter for assessing view obstruction level. While view is difficult to define, reference is made to law cases which often settle view disputes by the extent of daylight obstruction. Shading mask is typically used to assess availability of daylight outside a residential unit and hence is an ideal parameter for assessing view obstruction. Computation of shading mask values (SMK) is a very complex task that needs meticulous site surveys, 3D drafting skills, and computer simulations. They are too effort intensive for stakeholders. This paper summarizes the relevant considerations and the case studies conducted to establish the average angle of unobstructed sky (q) as a simple parameter to represent mean SMK for assessing view obstruction. Correlation analysis of mean SMK of 708 case study residential units determined by the detailed computer simulation method and the corresponding angle of unobstructed sky showed that the latter can be used to assess view obstruction adequately close to simulation predictions. Given average angle of unobstructed sky can easily be determined based on the geometrical primitives of a residential unit, this can enable future allocation of a premium for different view obstruction levels for stakeholders.

The impact of view-restriction: a Delphi case study from Budapest

“…Therefore, in this latter event, the fact of the obstruction weighs the same as in the event of views with high favourability indices, while the manner of obstruction (how much the view is impaired) has a smaller significance. Regarding the view angle, however, the previously cited assumption of the literature [15,16] that the value-reducing effect of view-restriction would be proportionate to the view angle of the obstructed view, was not confirmed: in all three cases examined, the angle of 0,00 view is practically the same (from the right side, the center and the left side), however, the decreases in value differ significantly. The presumed significant value-reducing effect of ongoing construction is expected to decline over time [27], particularly when the building is finished and the negative effects of the stigma's first appearance are not attached to the construction anymore.…”

“…In the most recent literature, authors focus on determining and analysing the field of view. Certain authors consider the view angle as a hedonic variable [15,16]. Fung et al [15] created a simplified model.…”

“…Certain authors consider the view angle as a hedonic variable [15,16]. Fung et al [15] created a simplified model. The authors introduced the Shadow Mask variable (SMK).…”

Market value of the view restriction

“…Therefore, in this latter event, the fact of the obstruction weighs the same as in the event of views with high favourability indices, while the manner of obstruction (how much the view is impaired) has a smaller significance. Regarding the view angle, however, the previously cited assumption of the literature (Fung and Lee 2012;Mothorpe and Wyman 2017), that the value-reducing effect of view restriction would be proportionate to the view angle of the obstructed view, was not confirmed: in all three cases examined, the angle of view is practically the same (from the right side, the centre and the left side); however, the decreases in value differ significantly. The presumed significant value-reducing effect of ongoing construction is expected to decline over time (Mundy 1992), particularly when the building is finished and the negative effects of the stigma's first appearance are not attached to the construction anymore.…”

Barriers to Adoption of Water-Saving Habits in Residential Buildings in Hong Kong

“…The minimum sample size was determined based on Equation (1) as recommended by Franklin [30]. This equation has been widely used in similar research studies [31][32][33]. Based on the number of domestic households in Hong Kong, that is, 2.504 million [34], and the number of undergraduate students, that is, 120,000 in 2015/16 [35], the probability of a household with an undergraduate student (p) is 0.048.…”