Contribution of Urban Design to Economic Sustainability of Urban Renewal Projects in Hong Kong

Transcription

1 Sustainable Development Sust. Dev. 16, (2008) Published online in Wiley InterScience ( Contribution of Urban Design to Economic Sustainability of Urban Renewal Projects in Hong Kong Edwin H. W. Chan and Grace K. L. Lee* Department of Building and Real Estate, The Hong Kong Polytechnic University, Hung Hom, Kowloon, Hong Kong ABSTRACT Urban renewal in Hong Kong plays an important role in stimulating local economy by optimizing development potential of disturbed site and introducing new activities/ businesses with large profi t margins. However, past and current urban renewal practices put too much emphasis on achieving economic objectives, and overlook the environmental and social needs of the community, which violates the global trend to promote sustainable development in the urban areas. In view of it, this paper has reviewed the property-led/ market-led urban renewal approach continuously adopted in Hong Kong, and suggested a more sustainable approach to meet economic objectives. In order to facilitate such approach, this paper has highlighted a list of urban design considerations contributing to sustainable development and identifi ed key design factors improving economic sustainability of the urban renewal projects. Copyright 2008 John Wiley & Sons, Ltd and ERP Environment. Received 21 May 2007; revised 2 November 2007; accepted 5 November 2007 Keywords: urban renewal; sustainable development; economic benefi ts; urban design considerations; critical design factors; Hong Kong Introduction HONG KONG WAS A COLONY OF THE UNITED KINGDOM FROM THE 1840S TO 30 JUNE AFTER this, exercise of sovereignty over Hong Kong was resumed by the People s Republic of China and Hong Kong became a Special Administrative Region (SAR) under the principle of one country, two systems. Within 165 years, Hong Kong underwent rapid developments in various aspects, e.g. physical, political, financial and social dimensions. High population density becomes a prominent feature of Hong Kong, as nearly 7 million people reside in a territory of about 1100 km 2 (Census and Statistics * Correspondence to: Miss Grace K. L. Lee, Department of Building and Real Estate, The Hong Kong Polytechnic University, Hung Hom, Kowloon, Hong Kong. bsgrace_polyu@yahoo.com.hk Copyright 2008 John Wiley & Sons, Ltd and ERP Environment

2 354 E. H. W. Chan and G. K. L. Lee Department, 2005) and a high-density urban form of development is commonly found here as a result of limited land supply. Rapid development of Hong Kong without thoughtful planning in the early decades led to under utilization and inefficient use of scarce land resources. In order to deal with the physical constraint on new land production and address numerous urban problems, e.g. traffic congestion, lack of amenities, deteriorating urban fabric and substandard living conditions, many urban renewal projects have been conducted throughout the years. In addition to urban decay problems, urban renewal is also conducted in response to economic restructuring and the change in the property market. In Hong Kong, the economic conditions and the performance of the property market significantly influence the demand for, and the amounts and scale of, urban renewal projects to be conducted. It seems that economic development has acted as a catalyst for urban renewal in return for additional economic benefits. It does not matter if urban renewal projects also consider environmental and social issues to be a priority; the fact is that past and current urban renewal practices in Hong Kong are economy based and profit biased. These projects are conducted even though negative impacts are imposed on the natural environment and the society. In order to ascertain that a global trend towards sustainable development for achieving economic, environmental and social objectives is met, this study has highlighted relevant urban design considerations that have to be taken into account when designing local renewal projects and explained how these considerations sustain the economy without sacrificing the environmental and social needs of the communities. Major Objectives of Urban Renewal Before discussing the common objectives of urban renewal, it is necessary to understand what urban renewal is. Urban renewal is defined in this study as a process involving clearance of slum or blight areas, urban redevelopment, urban revitalization, building rehabilitation, preservation and conservation to improve urban fabric, and meet certain economic, environmental and social objectives. Urban renewal helps to achieve a number of goals, especially for slum clearance (Rothenberg, 1969; Rapkin, 1980; Cuthbert and Dimitriou, 1992; Planning and Lands Bureau, 1996; Lü, 1997; Carmon, 1999; Chan, 2000). According to Abrams (1966), a slum is a building or area that is deteriorating, hazardous, unsanitary, or lacking in standard conveniences and the squalid, crowded, or unsanitary conditions under which people live irrespective of the physical state of the building or area. Slum clearance is regarded as removal and reconstruction of substandard and ineffectively used areas in order to create suitable living environments for every citizen (Choo, unpublished thesis). Apart from restoration of the urban areas to acceptable conditions, various cities conduct urban renewal to serve other objectives. Table 1 has summarized some common objectives of urban renewal conducted in different countries. It can be observed from Table 1 that urban renewal is conducted to serve a number of economic, environmental and social objectives. Stimulation of economic growth and efficient and compatible land use are two of the objectives, and they are key contributors to economic development of a city. According to Li and Brown (1980), better physical condition of the buildings and image of the neighborhood often lead to an increase in property prices. To obtain such economic gain, urban renewal projects can be carried out to improve the aesthetic appearance of the urban areas. Fishelson and Pines (1984) further conveyed that some urban renewal projects intended to raise the intensity of land use through replacement of low by high quality and/or density houses to increase the total revenue. Apart from provision of high commodity accommodation, more spaces can be spared for industrial and commercial activities under the renewal schemes in return for more financial benefits (Rapkin, 1980; Lü, 1997). Urban renewal activities are usually conducted to achieve better utilization of urban lands (Ng, 1998; Adams and Hastings, 2001). As mentioned by Cuthbert and Dimitriou (1992), many low-density buildings were built in the past and the maximum development potentials of sites were underused. Their property values are usually lower than the site redevelopment values; therefore, urban renewal to cover urban land by a more efficient use is likely to be considered to optimize the economic benefits (Carmon, 1999).

3 Contribution of Urban Design to Hong Kong Economy via Urban Renewal 355 Objectives Rapkin (1980) Carmon and Hill (1988) Couch (1990) Cuthbert and Dimitriou (1992) Lü. (1997) Jacobson (1999) Chan (2000) Adams and Hastings (2001) HPLB (2001) Wikipedia (2004) 1. Slum clearance 2. Provision of accommodation for various social groups 3. Reform of population mix 4. Stimulation of economic growth 5. Effi cient and compatible land use 6. Rectifi cation of construction defi ciencies 7. Enhancement of neighborhood Table 1. Common objectives of urban renewal Owing to the restructuring of the economy and the changing demands of the public, some of the existing building and land uses cannot contribute much to the overall productivity and the economic growth any longer. The profits earned by some businesses decline and this leads to massive layoffs. A number of people lose their current jobs or become underemployed. Their income and consumption power reduce, which further worsens the economy (Couch, 1990). In order to improve overall economic conditions, urban renewal processes converting the urban lands and buildings into more profitable uses can be conducted (Rothenberg, 1969). It is believed that after the renewal processes more local job opportunities can be generated and the economic base of the local community can be strengthened (Cuthbert and Dimitriou, 1992). Urban Renewal in Hong Kong In Hong Kong, urban renewal has a long history and many renewal projects have been conducted by the public and/or private sectors since the early colonial period. Nowadays, quasi-governmental bodies and private developers are two major parties actively involved in undertaking urban renewal. No matter which party conducts the renewal projects, their major emphasis is put on meeting the demand of the property market, increasing the development potential of a site and maximizing the total economic gain. Therefore, it is not surprising that local urban renewal practices are always regarded as property led or market led. The following section is going to present the work done by both parties during the past decades.

4 356 E. H. W. Chan and G. K. L. Lee By Hong Kong Government and Quasi-Governmental Bodies As mentioned by Cuthbert and Dimitriou (1992), urban redevelopment took place frequently in the early colonial period because the living environment of the residents was adversely affected by typhoons, fires, inadequate sanitation, and epidemics of cholera and the plague. The Hong Kong Government conducted three slum clearance projects in Tai Pang, Lower Lascar Row and Kau U Fong to prevent spread of plague in 1904 and 1905 (Ng, 1998), while in 1953 it replaced sub-standard urban squats by resettlement blocks to accommodate the homeless after a fire (Tang, 2002). Apart from slum clearance, the government primarily focused on provision of public housing to accommodate the sharp growth in population caused by a mass influx of refugees from mainland China and the high local natural increase (Liu, unpublished thesis). From the 1960s to the late 1970s, the government increased its involvement in urban renewal by launching different schemes, including Sheung Wan Urban Renewal District Pilot Scheme, Environmental Improvement Areas, Comprehensive Redevelopment Areas and the Urban Improvement Scheme (Planning and Lands Bureau, 1996; Ng et al., 2001; Liu, unpublished thesis). In the 1980s, the demand for urban renewal mounted because the quality of building structures, especially those constructed before the 1970s, and the living environment of the citizens were poor (Adams and Hastings, 2001). In order to rectify worsening urban decay problems, meet the needs of the general public and cope with the urgent requirement for urban renewal, the government set up the Land Development Corporation (LDC), a quasi-governmental agency solely responsible for handling such matters. At the beginning of its operation, the Hong Kong Government provided a non-revolving interest bearing loan facility of $100 million to the LDC as initial funding. Due to the limited financial assistance from the government, the LDC was required to operate urban renewal as a business in accordance with prudent commercial principles for survival (Ng, 1998; LDC, 1998). Since then, the focus of urban renewal projects has shifted and maximizing economic gain has become a priority task. The LDC mainly conducted urban renewal projects in areas where profits could be made and formed joint ventures with private developers so as to make the best use of private sector resources and expertise, and reduce its risk (Chan and Tang, 1998; Ng, 2002). To ascertain high and quick returns on the money invested in urban renewal projects, the LDC and its joint venture partners concentrated on conducting commercial or small plot redevelopments (Adams and Hastings, 2001). Limited achievement in fulfilling social and environmental needs was gained, and many deteriorating properties and dilapidated areas were left behind. Throughout 12 years, the mode of operation of the LDC attracted widespread criticism and its pace of urban renewal was commented to be so slow that only 16 out of 52 urban renewal projects announced were completed successfully. Therefore, the Government replaced the LDC by the Urban Renewal Authority (URA), which has taken up the role of LDC to deal with urban renewal matters since Although the URA was established with a new operating mechanism, greater powers and more initial capital, many people still criticized the performance of current renewal practices because the URA operated in a very similar way to the LDC, which emphasized the potential gains from the projects (Ng et al., 2001). By Private Developers In Hong Kong, the majority of urban renewal activities were driven by the property market and undertaken by private developers (Ng, 2002; Tang, 2002). Since the 1960s, several comprehensive redevelopment projects have been conducted by the private sector. For example, obsolescent industrial land was redeveloped into a private residential estate, i.e. Mei Foo Sun Chuen, with abundant support facilities, in 1967, while redevelopment of the Taikoo Dockyard at Quarry Bay commenced in 1975 (Planning Department, 1997). However, detailed planning for urban renewal was generally absent and pencil type or piecemeal developments dominated (Adams and Hastings, 2001). Hence, uncoordinated, sporadic and profit-based urban renewal practices dominate. These practices not only worsen existing urban problems but also adversely affect the built environment and the way of life of the citizens.

5 Contribution of Urban Design to Hong Kong Economy via Urban Renewal 357 During the 1970s, there was a great demand for housing and land supply due to rapid industrialization of the economy of Hong Kong. Therefore, many sites were redeveloped into housing or industrial buildings simultaneously. Two decades ago, the economy of Hong Kong changed from manufacturing based to service based. To cope with the market change, industrial buildings in good locations, i.e. near the central business districts, were redeveloped into commercial or office blocks immediately, while others became obsolete and under-utilized. Apart from the reason of economic restructuring, the condition of the economy and the performance of the property market also influence the willingness of the private developers to conduct urban renewal projects. The Asian financial crisis and the collapse of the property market in 1998 lowered the demand for private residential buildings and hence the private sector reduced the supply of flats through redevelopment (Ng, 2002). As a result, the redevelopment rate of dilapidated areas by private developers during this period was slower. It is not uncommon for urban renewal to take place when the net profit earned from a site after redevelopment is expected to be higher than its existing value. In order to maximize net profits gained from the renewal projects, private developers focus on redevelopment of sites with high land prices and low land acquisition costs. Consequently, piecemeal redevelopments of low rise pre-war and tenement buildings in central urban districts prevail (Tang, 2002). Many deteriorating buildings requiring urgent improvement are neglected while numerous premises having physical utility value are removed (Barnett, 1982). Despite the establishment of the LDC and URA, the private developers still have a great amount of influence over urban renewal. This is because the LDC and URA work closely with private developers to conduct profitable projects to increase the development reserve. Very often, they overlook the importance of urban renewal in preserving the natural environment and safeguarding public interests. Achieving Economic Sustainability through Urban Design After reviewing the efforts made by both parties in Hong Kong in previous decades, it can be noticed that past and current urban renewal projects have been conducted mainly for economic reasons. However, many people pinpoint that urban renewal putting too much emphasis on achieving economic objectives may sacrifice environmental and social needs. For example, environmental problems such as land use conflicts, traffic congestion and air/noise pollution are generated (Alexandre, 1992), and social dissatisfaction with destruction of existing community networks, expulsion of minorities and absence of amenities for public enjoyment can be observed (Rothenberg, 1969; Couch, 1990). It seems that it is necessary to have an effective and sustainable way to renew a community for the benefit of current and future generations. Hence, an approach following the global trend to incorporate the concept of sustainability into the urban renewal process is initiated (Rothenberg, 1969; Rapkin, 1980; Ng et al., 2001; Lee, unpublished Ph.D. thesis). The sustainable urban renewal approach gains strong support from researchers, professionals and government officials worldwide (Couch and Dennemann, 2000; Lloyd, 2002; Lee, unpublished Ph.D. thesis; Hemphill et al., 2004). To ensure that such an approach is effectively adopted and the sustainable development objectives are met through the urban renewal process, an appropriate way to turn the abstract sustainability concept into solid urban renewal strategy has to be identified in the first instance. With reference to the foreign experiences, sustainable development objectives can be achieved effectively by means of urban design, which can interpret the broad principles of the sustainability concept into practical design policies (Cookson Smith, 2000). The China Square redevelopment project conducted by the Urban Redevelopment Authority in Singapore is a good example, showing that incorporation of the urban design concept into urban renewal projects can revitalize dilapidated urban areas to the satisfaction of those affected (Choy and Chan, 1998). In order to facilitate such a sustainable urban renewal approach, scholars have highlighted a number of design considerations that meet economic, environmental and social objectives to be simultaneously considered when preparing urban renewal proposals (Rowley, 1998; Lee, unpublished Ph.D. thesis; Lee and Chan, 2006). Table 2

6 358 E. H. W. Chan and G. K. L. Lee No. Urban design considerations 1. Mixed development 2. Adaptability of development to the changing needs 3. Effi cient use of land & space 4. Establishment of different business activities 5. Proximity to business activities 6. Availability of local employment 7. Access to work 8. Convenience, effi ciency & safety for drivers 9. Convenience, effi ciency & safety for pedestrian & public transport users 10. Provision of accommodation for different income groups 11. Provision of public facilities e.g. school, health care services, sports facilities 12. Access to public facilities 13. Provisions for basic needs of disabled, elderly or children with proper access 14. Provision of open spaces with greenery 15. Design of open spaces in terms of appearance, location, size & use of materials 16. Access to open spaces 17. Management of buildings, facilities & spaces 18. Provisions to control pollution e.g. air & noise 19. Green features (design related) e.g. optimization of natural lighting & ventilation, provision of sun shades, balcony 20. Green features (construction related) e.g. installation of energy effi cient/water saving devices, use of recyclable/ durable construction materials 21. Preservation of historical structures & features 22. Rehabilitation of repairable building structures 23. Building design in terms of appearance, density, height & mass 24. Compatibility with neighborhood 25. Layout of building and streets 26. Promotion of local distinctiveness 27. Preserving & facilitating social network 28. Community involvement in public decision making 29. Sense of belonging in community 30. Security against crime Table 2. Urban design considerations for achieving sustainable urban renewal has summarized 30 urban design considerations short-listed from the literature and a study conducted by Lee and Chan (2006). Even though the considerations in the table are not conclusive, typical design attributes applicable to the local context for creating a sustainable community in the renewed area have already been included. To find out how these urban design considerations sustain the local economy, a questionnaire survey investigating this issue was initiated. Practitioners participating in urban (re)development projects, i.e. architects, planners and property development managers, and the residents living in four selected districts, i.e. Yau Tsim Mong, Sham Shui Po, Wan Chai and Central & Western districts, continuously affected by urban renewal, were the target respondents for the survey. With the help of the professional institutes, 1 questionnaires were sent to 300 members randomly selected from each institute through . 1 Hong Kong Institute of Architects (HKIA), Hong Kong Institute of Planners (HKIP) and Real Estate Developers Association of Hong Kong (REDA).

7 Contribution of Urban Design to Hong Kong Economy via Urban Renewal 359 Target respondents Sample size No. of valid responses (%) Design practitioners Architect (13.7) Planner (13.7) Property development managers (12.7) Sub-total (13.3) Citizens Sham Shui Po (15.1) Yau Tsim Mong (13.3) Wan Chai (13.8) Central & Western (14.2) Sub-total (14.1) Total (13.7) Table 3. Sample size and response rate of questionnaire survey A total of 900 local citizens met on the street in selected districts were invited to join the questionnaire survey. However, only the citizens who showed interest in this survey and fulfilled the following criteria were sampled for this study: (i) the interested citizen has lived in the district for more than 10 years; (ii) he/she has been affected by local urban renewal project(s) and (iii) he/she has some knowledge about the concept of sustainability, e.g. meaning, major components, objectives etc. of sustainable development. To facilitate the practitioners (no matter whether they had ever been engaged in urban renewal projects before) and the citizens filling in the questionnaire, concepts of sustainability, urban renewal and sustainable urban renewal were defined, and explanations of individual design considerations were given in the first place. All respondents were required to rate the extent to which individual urban design considerations affected the economic sustainability of urban renewal projects according to a five-point Likert scale ( 1 = least important while 5 = most important). After the questionnaire survey, 247 valid responses were received and the overall response rate was 13.7%. Table 3 shows the sample size and total response rate of this questionnaire survey. Although only 25% of the practitioners had direct experience of urban renewal projects, the reliability of their responses was not doubted. This is because all of the practitioners invited to join this survey were chartered members in their professional institutes and about 80% of them had worked in the construction industry for more than 10 years. It is widely recognized that they were well equipped with knowledge of urban design and urban renewal as well as sustainable development. After the data collection process, exploratory factor analysis (EFA) was employed to identify the latent factors that might make the renewed communities become more economically sustainable in terms of urban design considerations. To determine how many factors were required to represent 30 urban design considerations, the total percentage of variance explained by each factor was examined. In this study, principal axis factoring with promax (nonorthogonal) rotation was used to generate factor loadings for the extracted factors.

8 360 E. H. W. Chan and G. K. L. Lee Economic Benefits from Sustainable Urban Renewal A total of six factors were extracted from EFA that accounted for about 58% of the variance in responses, and the first two factors accounted for 29 and 8.5% respectively. The details of the extracted factors, their factor loading, the percentage of variance explained and the cumulative percentage of the variance are shown in Table 4. Factor 1: Quality Welfare Planning and Provisions This factor includes seven variables providing quality welfare to the citizens and fulfilling various social needs. Provision of accessible open spaces and public facilities that meet the physical needs of different stakeholders while preserving social networks and enhancing the sense of belonging fulfills the psychological needs of the public. One may argue how urban design considerations meeting physical and psychological needs of the citizens sustain the economy. Eberts (1986) stated that investment in providing public infrastructure and social services can promote economic development, and their existence is a necessary precondition for economic growth. This is because development proximity to open spaces, recreational areas and various types of public facility attracts buyers and investors. Rising demand for such developments tends to push the property prices up, which significantly stimulates the economic growth (Eberts, 1986). Flow of money in the local economy rises as investments from investors and money generated from spin-off development also increase. Furthermore, work efficiency and productivity of the public improve once physical and psychological desires have been met. Factor 2: Conservation and Preservation This factor contains four items regarding resource preservation and environmental protection, which includes green design, green construction, provision to control pollution and effective facility management. Green design and construction and effective management not only benefit the physical environment but also save the expense of consuming different renewable and non-renewable resources and materials (Corbett and Corbett, 2000). Provision of pollution control measures also plays an important role in sustaining the economy. A recent study revealed that tangible health-care costs, productivity lost due to pollution-related illness and intangible costs, including the value of lost lives and the willingness to pay to avoid illness, can be saved by reducing air pollution (Majithia, 2006). Factor 3: Land Strategic Utilization This factor is composed of eight variables concerning form and direction of development, and land use planning. It includes establishment of and proximity to business activities, mixed use, adaptable development, efficient land use, availability of accessible working places and provision of different types of accommodation. Accessible development with a wide variety of uses and businesses attracts visitors and consumers, as their time for searching various products and services can be saved. Highly adaptable development and efficient use of land and space maximize economic gains by optimizing utility values of land or individual properties and facilities (Montgomery, 1998). Availability of employment and accommodation for different groups of people are also good for the economy, as they draw a population who can support local economic activities by regular consumption and expenditure (Oktay, 2004). Factor 4: Community Contributions This factor consists of three items requiring active engagement of the public, i.e. community involvement in public decision making, preservation of historical structures and features and rehabilitation of repairable building

9 Contribution of Urban Design to Hong Kong Economy via Urban Renewal 361 Urban design considerations Factor % of Cumulative loading (in variance % of descending explained variance order) Factor 1. Quality welfare planning & provisions 12. Access to public facilities Preserving & facilitating social network Access to open spaces Provisions for basic needs of disabled, elderly or children with proper access 29. Sense of belonging in community Provision of public facilities e.g. school, health care services, sports facilities 14. Provision of open spaces with greenery Factor 2. Conservation & preservation 19. Green features (design related) e.g. optimization of natural lighting & ventilation, provision of sun shades, balcony 20. Green features (construction related) e.g. installation of energy effi cient/water saving devices, use of recyclable/durable construction materials 18. Provisions to control pollution e.g. air & noise Management of buildings, facilities & spaces Factor 3. Land strategic utilization 4. Establishment of different business activities e.g. retail shops, banks Mixed development Adaptability of development to the changing needs Effi cient use of land & space Availability of local employment Proximity to business activities Access to work Provision of accommodation for different income groups Factor 4. Community contributions 28. Community involvement in public decision making Preservation of historical structures & features Rehabilitation of repairable building structures Factor 5. Integrated design 24. Compatibility with neighborhood Design of open spaces in terms of appearance, location, size & use of materials 25. Layout of building and streets Promotion of local distinctiveness Building design in terms of appearance, density, height & mass Security against crimes Factor 6. Transport arrangement 9. Convenience, effi ciency & safety for pedestrian & public transport users Convenience, effi ciency & safety for drivers Table 4. Factor structure on economically sustainable urban design considerations

10 362 E. H. W. Chan and G. K. L. Lee structures. When the degree of community involvement in construction and delivery of urban policy is high, more local interests and needs can be met, and thus more public funds and investments can be attracted. Preservation and rehabilitation of existing properties also have a positive effect on the economy as the time and cost to the communities incurred in retaining or improving existing conditions are much lower than for demolition and reconstruction (Pearce et al., 1996). In addition, prompt repair and regular improvement of deteriorating buildings enhance their market values as well as the neighboring property prices (Carmon and Hill, 1988). As preservation of historical structure and features (except proposed or declared monuments) and rehabilitation of dilapidated structures mainly rely on private developers or property owners for initiation under the current laisser-faire approach adopted by the Hong Kong Government, the economic benefits cannot be obtained unless there is support from the community. Factor 5: Integrated Design This factor includes six variables relating to the design and integration of the public and private spaces such as open spaces, buildings, streets and other neighboring places in an urban area. According to Barnett (1982), attractively designed public spaces have a positive effect on retailing. The appearance and setting of buildings and neighboring places also influence the property values and the transaction prices of the development. Buildings that are well designed and properly combined with open areas and streets have higher rental and sale values because the occupants, potential owners and investors are willing to pay more for developments having a harmonious and safe environment, and accentuating the characteristics of the community (Lee, unpublished Ph.D. thesis). Factor 6: Transport Arrangement This factor involves two items that explain the importance of having convenient, effective and safe pedestrian walkways and transportation networks in a community. It is widely recognized that the transportation system contributes to the vibrancy of the property market and economic prosperity because the values of land and buildings along the transport routes are much higher than those away from them (Lau and Sadowski, 2000). Areas that are easily accessible by road and rail attract investments from the entrepreneurs, as transportation costs for production and delivery of goods and services can be greatly reduced (Eberts, 1986). The citizens also ask for higher mobility, as the time and cost of commuting from home to job and neighborhood can be saved for additional production and consumption. Concluding Remarks The abovementioned discussion shows that urban design considerations contributing to sustainable development, and meeting environmental and social objectives, can also bring positive outcomes to the economy. Through a questionnaire survey and exploratory factor analysis, this study has extracted six critical factors, including quality welfare planning and provisions, conservation and preservation, land strategic utilization, community contributions, integrated design and transport arrangements. It is believed that evaluation of previous and current urban renewal practices, and identification of critical design factors based on the perceptions of different stakeholders who design, build and use the urban fabric, can tell local developers, urban designers and government officials that only focusing on economic development is not a sustainable way to renew a community. The ideal will be to have an urban renewal proposal that is able to achieve possible economic growth without sacrificing environmental and social needs for the benefit of current and future generations.

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