Transcript Inventing Development Concept

Inventing Development Concept
An Introduction to Studio Process
February 2009
Team of Lecturer:
Dipl.-Ing. Jo Santoso, Lamidi MT, Ir.Miya MSc
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How to Start
• From Idea to Development Plan
• Which are the main components of a
development concept?
• Which one is first, Location or Idea?
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Which Comes First?
• Concept = Idea plus Location
How to find the best location to develop the
idea?
• Concept = Location plus Idea
• How to define the highest and best use for a
location?
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The Biz
• The business of real estate is the
competition between ideas & concepts.
• The business of real estate is the
competition to get the best location.
4
LOCATION, LOCATION, LOCATION
• Understanding the relevant of the Location
in developing of real Estate.
• There are no 2 (two) same location.
• Each location has its own characters and
constraints both physical and non physical.
• The condition of a location can be change.
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IDEA, IDEA, IDEA
• The relevant of innovative Idea in
developing of Real Estate
• Ingredients for excellent ideas:
(1)Sensibility for shifting of “cultural values”
and changing of “lifestyle”
(2) Be acquainted with marketdynamic
(3) Creative Interpretation
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Key Factors Determining
Development Concept
1. Location
2. External Determinants (uncontrollable):
Government Policy & Regulation,
Economic Condition, Natural Condition,
Externalities, Demand, etc.
3. Internal Determinants (controllable):
Financial Condition, Human Resources,
Corporate Culture, Design, Technical
System, etc.
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Basic Elements of DC
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Location Analysis
Interpretation of “market condition”
Innovative Ideas
Product-mixed
Staging of Development Process
Preliminary Feasibility Study
Development Scenario
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The Stages of the Development Process
(a)There are a number of descriptions of the
Development process
(b)The stages of development process is not always
follow the same typical sequence, often overlap or
repeat.
(c) The process is highly depending from
(i) the dimension and characters of the project and
(ii)the actual problems
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2 Examples of Staging the
Development Process
Cadman/Topping
1. Initiation
2. Evaluation
3. Acquisition
4. Design
5. Costing
6. Commitment
7. Implementation
8. Rent/Manage or
Sales/Dispose
Mc Mahan
1.Understanding of overall
economic Condition
2.Analyzing Market Demand
for the project
3.Financing the project
4.Planning&Design
5.Construction
6.Marketing
7.Property Management
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The Process (Housing Project)
Owner’s Input
(Development
Framework)
Owner’s Input
from Market
Analysis (Product
Mixed)
Owner’s Input
from Investment
Analysis (Pre-FS)
Discussion
Study on
existing
conditions of
Location
(technical,
socialcultural,etc)
ALTERNATIVE
ZONING PLAN
Land-use Plan
&
Development
Scenario
DRAFT FINAL
Of
Development
Concept
Final
Developm
ent
Concept
Consultation
Government’s
Requirements
and Regulation
STAGE 1
Comments
from Authority
STAGE 2
Inputs from
Engineering
Study
STAGE 3
STAGE 4
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The Development Scenario
Pre FS
Ideas
Staging/Phasing
Product-mixed
Market
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Landprice Assumption
Land price/ sqm
600
500
400
pessimistic
300
optimistic
200
100
0
1
2
3
4
preparation
5
6
7
8
9
growth
10 11 12 13 14 15
mature
assumption of land price increase, based on optimistic and pessimistic case
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Laboratorium for Urban Planning of Tarumanagara University
Development Phase
1st
phase
2nd
phase
3rd
phase
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Laboratorium for Urban Planning of Tarumanagara University