“…There are many studies undertaken on the protection and preservation of POS quality and sustainability, encompassing perception and socioeconomic features: attitudes (preferences) of stakeholders towards POS protection (Broussard et al, 2008;Maruani and Amit-Cohen, 2011), public participation in planning policy (Steelman and Hess, 2009), spatial and architectural POS design and planning models (Maruani and Amit-Cohen, 2007;Colding et al, 2013), and "conventional" state planning policies with edict (Koomen et al, 2008) and critical planning policy implementation and enforcement (Bengston et al, 2004). However, the issues of notably stateowned POS quality with respect to over-exploitation, misuse, underinvestment, and mismanagement, including vandalism (broken POS facilities), graffiti, inaccessible spaces, exclusion, illegal land and space (POS) conversion (e.g., to commercial spaces), insecure and unsafe spaces, cleanliness, congestion, poor landscaping and squatters settlement encroachment issues, are growing and prevalent, especially in developing countries of Southeast Asia including Malaysia, thereby causing POS negative externalities and market failures (World Bank, 2015;Ling et al, 2016Foster and Laione, 2016;Ling and Leng, 2018). Thus, a question is posed, i.e., why are POS issues still rampant and occurring, despite the above research undertaken?…”