Enabling Developments Through HIA

EXPLORING PUBLIC PRIVATE PARNERSHIP OPPORTUNITIES IN SRI LANKA
23rd to 25th NOVEMBER 2012, CENTRE FOR INTERNATIONAL HERITAGE ACTIVITIES COLOMBO, SRTI LANKA
Enabling Developments
and Protecting the
Ousta nding Universal Value
(OUV)
in theCity of Melaka
Historic Livi ng
by
Syed Zaino bidin Idid
lA
UDCRU, Faculty of Built Environment
UNIVERSITI TEKNOLOGI MALAYSIA
The key to a common goal in achieving
1
successful urban conservation is in the
understanding of the appropriate
approaches towards tackling the
complexity of issues in a living city as in
the case of the historic city of Melaka. The
INTRODUCTION principles for the development of practical
conservation guideline is lacking especially
urban conservation in the aspect of enhancing the liveliness
in a semi run-down urban areas that was
once the hub of a particular town.
The main drawback of urban conservation
in Malaysia is the conflicting ways in which Public awareness must be an integral
various stakeholders perceive the role of part in the process of conservation.
urban conservation. They failed to see that Public must first of all be made to
conservation is directed among other understand what conservation is all about
things to; maintaining places of cultural and what role they can play in ensuring
significance i.e., a whole neighbourhood, that development made are carried to
part or even the entire town, and it focuses their interests. Rapid changes in the
on ensuring a harmonious relationship of urban environment have so far affected
old and new. the character of urban areas with the
public remaining apathetic towards it.
It is essential to propagate that in
the approach to urban conservation,
the objectives must be;
First, to elude destruction and dilapidation

of cultural resources that are physical or
that are relate to human activities.
Secondly, to ensure that the settings, scale

or size and design of new developments
blend harmoniously with the existing urban
fabrics and the implementation of actions
to protect Outstanding Universal Value
(OUV) through stringent urban planning
process of development control.
The main objective of conservation must

be understood as to ameliorate places or
buildings that are significant in the effort to
improve the quality and efficiency of the
urban system. What is most important is
to bring the authorities and the public to
realise that conservation does not only
restrict to deal with single building but in
fact the entire image of a place.
2
SUSTAINABILITY &
urban conservation
The state of unawareness between the

stakeholders in the appropriate exercise
to safeguard the living heritage makes
conservation work in Melaka and most
other cities in Malaysia difficult to
administer. Urban heritage is a composite
set-up of profoundly complex network of
interrelationship between tangible and
intangible components of urban
environment that have manifested over
many years from gradual intercession of
human activities through their endemic
cultures and lifestyles.
There is a strong symbiotic relationship

between the tangible and the intangible
component of heritage that made it
inseparable and must be looked into as
a whole entity.
The approach towards conserving a living

heritage city like Melaka must take into
account this interrelationship because
architectural or building conservation
alone does not help in giving value to the
preservation of the spirit of the place and
would in fact detach the living
component of the urban environment with
the physical component of it, thus
making the eventual decline of activities
within the city itself.
proposal safeguards cultural
3
heritage
stakeholders who provide

community views and needs for
inclusion
cultural HERITAGE
all participants in determining the
IMPACT ASSESSMENT basis for cultural heritage
management and monitoring if a
proposal proceeds.
Cultural heritage impact assessment is the
process used to integrate cultural heritage A cultural Heritage Impact Assessment is
management with the impact of planning prepared to provide a detailed and holistic
proposals. <http://cms.unescobkk.org/ framework for decision-making and for the
index.php?id=4 931> implementation of a coherent set of
appropriate actions for the conservation of
Heritage Impact Assessments are an cultural heritage sites.
established process for:
Impact assessments highlight the many
ensuring that proponents issues facing sites in terms of site
assume primary responsibility for management, conservation, monitoring
protection of cultural and heitage and maintenance and the environment in
values that may be affected by their and around the site.
proposals
Cultural heritage encompasses three
forming a basis for statutory principle aspects:
decisions on whether a proposal
meets sustainable development Sites, structures and
principles, and if so, relevant heritage artefacts, which are of
management and monitoring archaeological interest
incorporating community and
stakeholder views in assessment and Sites, structures and
decision-making processes. buildings, which are of historical
interest
Heritage Impact Assessment involves:
Structures and buildings,
proponents taking responsibility for which are of architectural interest
ensuring protection of identified
cultural and heritage values that Construction of the proposed
may be affected by proposals. As a development has the potential to
result of an impact assessment, physically disturb or destroy sites of
proposals may be modified to avoid cultural heritage interest. The proposed
or minimise harm development may also be present in
views to or from cultural heritage sites,
decision-makers who and may therefore affect their setting.
provide a basis for decisions on
whether a A new concept in the approach of Cultural
Heritage Impact Assessment or in short
HIA, acknowledges that changes are
inevitable and that even when planning or through external consultants. It should
directives have been prepared for a be able to equipped itself with relevant
particular site, there are almost certain policy framework, based on statutory
some efforts to introduce new plans, for the management of historic
developments within the areas covered by monuments, buildings and areas,
the guidelines that will contravene with the identifying opportunities as well as
set rules or regulation. These new constraints.
developments are not always detrimental
to the context of the Outstanding
Universal Value (OUV) of the site
(property) because in some cases to
sustain the economic vitality of the
property, some development are deem
necessary and this means changes to the
premises in terms of their usage and
appearance. This is greatly empahsise in a
paper drawn by the English Heritage and it
introduces a concept called Enabling
Development in the core heritage zone.
THE CONCEPT OF ENABLING

DEVELOPMENT
In summary, enabling development is an

established and useful planning tool by
which a community may be able to secure
the future of a heritage asset, and
sometimes other benefits, provided it is
satisfied that the balance of public
advantage lies in doing so the English
Heritage (2000). The following notes are
some important points extracted from the
report that gives a clear description of the
criteria for consideration on enabling
development.
Accordingly the report emphasises the role

of the local planning authority to safeguard
the historic environment by ensuring that
the development in the historic
environment must be managed through
the use of their planning powers and
appropriate management of the physical
resource. In this context, the obligations of
the planning authority made it necessary to
adequately provide technical advise either
through its own trained professional staffs
4
HISTORIC CITY of
MELAKA CULTURAL
HERITAGE RESOURCES
THE PORTUGUESE LEGACIES
Melaka represents a unique example of all

the complications that often subsists with
the attempts to develop urban con-
servation policies over a multitude of
subjects in a vibrant and progressive
historic city. There is no one particular
choice of action but instead, urban
conservation in a city like Melaka offers a
very challenging scenario where the
tangible elements are intertwined with THE DUTCH AND ENGLISH LEGACIES
intangibles com-ponents making the
approach a complicated integration of
planning and management pro-cesses.
Heritage is a broad definition and the

concept ranges from natural to cultural
environment. It covers a multitude of
entity from tangible (physical) to the
intangibles. The tangibles include
landscapes, historic places,
archaeological sites, natural and built
environments. The intangibles include
past and continuing cultural practices,
knowledge and living experiences. The
expression of which records the long
process of historic development and the
eventual formation of the diverse
identities peculiar to various regions and
localities. The intangible heritage is
therefore seen as an integral part in the
modern life as it forms a strong basis for
the augmentation and transformation of
traditions itself. As for Melaka, the
eagerness to pursue the challenges to
maintain and exploit its
undoubtedly strong historic character, uniqueness of the place, makes Melaka

several arbitrary measures have been very vulnerable to the process of change.
taken which results in, more often than not,
poor management of its intrinsic heritage
resources and dilapidation of its unique
character for which all these actions were
to protect.
It is pertinent that the context of what

makes Melaka unique is clearly
understood by all relevant parties in order
to achieve a coherent approach to
maintain and protect the significant context
of a living historic city such as Melaka.
The attributes of Melakas built heritage THE CHINESE INFLUENCES AND THE MALAY-
owes to its colourful history. Unlike other MOSLEM TRADITIONS
places in Malaysia that have history that
spans even 600 or even a century before
Melaka, the periods of continuous
exposure to foreign cultures starting from
the time it was a busy entreport in 1400s
through to various foreign occupations
starting from the Portuguese, the Dutch
and the British, had made Melaka urban
history one of the most remarkable case
in modern architectural history. This has
open Melaka to various influences either
internally with its unique multi-cultural
ethnic varieties, to the external influences
brought about by its colonial occupiers.
These influences created a rich blend of
cultures, sub-cultures, customs, traditions,
artworks through the manifestation of folk
culture and sub-cultures, creating a
juxtaposition of a very unique society and
built environment.
It is imperative that these features are

protected and maintained to ensure the
continuity of this uniqueness especially in
the light of current propensity towards
large-scale globalisation of cultures,
interests and built forms. The will to
prosper and in this case, the state
governments intention to derive benefits
out of the inherent popularity of the
In aspiring to improve the prestige and the Legislation to protect cultural heritage
quality of live in to suit the visitors who resources.
come to witness this unique place,
overzealousness would sometimes drive
the authority towards making drastic
changes to the tangible and intangible
context of the city, destroying the very
essence in which the character of the city
is based from.
Introducing a new scheme or improvement

may sometime bring negative effects to a
place that is already unique and special.
Changes is inevitable and will occur in any
place but these changes should be
managed so that the physical and the non-
physical entities that have shaped and
characterised the particular place, must be
maintained and preserved from the
process of change itself.
This is the situation that is faced in Melaka

and for the large extent the excuses for
any overdoing of certain changes were
blamed on the lack of national based
legislation to protect Melaka as a place of
cultural significance. Although this may be
true at the time before such legislation
were made ready, the current availability of
the National Heritage Legislation does not
seems to make the situation any better.
Nonetheless, the cultural heritage
resources in the city of Melaka can still be
protected within the scope of the existing
planning legislation. The proper process
must be observed from the broad
perspective of the national spatial policy
through to the process of formulating
strategies of actions and policies in the
structural plans and local plans, right
through the development control process,
can adequately be used to monitor
development and protect the cultural
heritage resources within the historic city.
The next topic explains the structural plan
process and the use of the structural plan
as a legal framework to fill in the
inadequacy of the National Heritage
MELAKA - THE MULTI CULTURAL

LIVING CITY
The attributes of Melakas culture and built

heritage owes to its colourful history.
Unlike other places in Malaysia that have
history that spans even a century before
Melaka, the periods of continuous
exposure to foreign cultures starting from
the time it was a busy entreport in 1400s
through to various foreign occupations had
made Melakas urban history one of the
most remarkable case in cultural
characteristics and modern architectural
history. These influences created a rich
blend of cultures, sub-cultures, customs,
traditions, artworks through the
manifestation of folk culture and sub-
cultures, creating a juxtaposition of a very
unique society and built environment.
ensemble, or landscape which illustrates
5
(a) significant stage(s) in human history.
Elaboration:
The Historic Cities of the Straits of
Malacca : Melaka and George Town
OUTSTANDING reflect the coming together of cultural
elements from elsewhere in the Malay
UNIVERSAL VALUE Archipelago and from India and China with
the criteria used for those of Europe to create a unique
architecture, culture and townscape
the nomination without parallel anywhere in the East and
South East Asia. In particular a range and
Criteria (ii) : exceptional architecture of shophouses
exhibit an important interchange of human and townhouses.
values, over a span of time or within a
cultural area of the world, on developments
in architecture or technology, monumental
arts, town planning or landscape design.
Elaboration:
Malacca : Melaka and George Town
represent exceptional examples of multi-
cultural trading towns in East and
Southeast Asia, forged from the mercantile
and civilization exchanges of Malay,
Chinese, Indian and European cultures.
Criteria (iii):
bear a unique or at least exceptional
testimony to a cultural tradition or to a
civilization which is living or which
has disappeared.
Elaboration:
Malacca : Melaka and George Town are
living testimony to the multi-cultural
heritage and tradition of Asia, where the
greatest religions, and cultures met. The
coexistence of distin
Criteria (iv):
be an outstanding example of a type of
building, architectural or technological
process of Application for Planning
6
Permission
Special Area Plan Level
Objective to determine heritage assets and

also containing detail Guidelines.
HERITAGE IMPACT
a. Specific Inventory for buildings
ASSESSMENT through the identified in the Conservation and Buffer
planning process Zones including:
Detailed building profiles
Process and levels of Development Building floor plan and
Plan and Technical Conditions referred elevations
in the process of Application for Heritage quality assessments
Planning Permission Building grades & categories
Local Plan Level b. Specific Building Guidelines

Prohibition of demolition in
a. Understanding the Outstanding Conservation Zone
Universal Value Hostorical, Cultural & Conditions for alterations &
Morphological Aspects renovation in Buffer Zones
Conditions to reconstruct
b. Evaluate the Level of Interventions premise of high heritage quality
on the heritage property Infill conditions in Buffer
Zones
c. Outlined conditions in the Local Plan Building heights restrictions
Conditions on density and
i.Determination of Conservation Plot Ratios
and Buffer Zones Preservation of Street
ii.Conservation Area Character
GuidelinesIncluding guidelines on:
.Building Use suitability c.Building use activities
.Dispersion of Informal Spesifically on each building blocks
Activities
.Traffic Movements & d.Conditions for Visual Impact
Circulation Assesment & Heritage Impact
.Protection of Visual Assesment
Quality and Character
.Signage and Directional
Signs
.Lightings
.Fire Prevention &
Protections
.Enhancement of
Amenities
d. Determination of the need for Special

Area Plan (RKK) & Heritage
Conservation
Process and levels of Development Plan

START
OSC Unit receives application.

looks into the check lists.
If the application is in the Conservation or Conservation Unit / Dept. of

Buffer Zones or is a heritage monument, Conservation MBMB
land, buildings, the application is sent to Will call the Conservation Committee of
the Conservation Unit MBMB for MBMB for a meeting to discuss about
processing an application.
* Review whether applicant has
adequately referred the checklist on
the Conservation or Buffer Zones.
OSC Secretariat will make a working paper Conservation Committee Meeting

and report on the application discussing Result:
related matters such as; parking provision, agree / differ / reject
engineering details, development costs / Conservation Committee inform the One
contribution to development fund etc. Stop Centre Committee through the
OSC Secretariat
OSC Committee Meeting For cases and issues that cannot be

- Grant permission / or - resolved the Conservation Committee
with conditions / or - will request the State Authority through
reject. Issue of Planning the State Conservation Committee or the
Permission under Section Steering Committe for advice on the
21, Act 172 (with or approval.
without conditions (State Conservation Enactment, 1988)
in which PERZIM is the secretariat. This
chaired by the Chief Minister of the
Technical Dept Building and Planning
State Secretary of State.
Dept of MBMB will issue Planning
Permission and Development Order, D.O Decision / advice is informed to the
to applicant that contains fee and Conservation Committee MBMB
development conditions for perusal.
Consists of; Building Dept; Planning Dept.;

National Heritage Dept.; Engineering
Dept. MBMB; Other related technical
END Departments; 4 Council members:
State Palnning Dept. and others depending
of requirements from time to time
Types of assessment needed before is a part of the heritage entity or that

granting Planning Permission for made up a group of heritage entities
Monuments, Buildings and Sites of that contribute to the outstanding
Historical and Architectural Significance. universal value of a place.
Evaluation of proposals before the granting
of planning permission must be made b.The effect of the development
through the Heritage Impact Assessment towards the culture significance of a
can be categorised into two aspects: historical monument, building or
land, including all of the cultural
a.Development that is deem to landscape properties.
effect the intergrity of monuments,
sites and buildings; and c.The methods to undertake in
protecting and conserving the
b.Development that is done in historical significance of the
an area of heritage conservation. conservation area and the its design.
For the development that is done in an d.Review the effect of the

area of heritage conservation, the following development on any landscape and
concerns must be emphasised: horticultural elements or vegetation.
c.How much will the historical e.Review how the heritage

significance of the heritage entities such as the land or
conservation zone and its heritage archaeological site or potential
entities such as buildings, relics, archaeological site will be affected
works, or place, be affected by the by the proposed development.
proposed development?
It is most appropriate to place the
d.Compatibility of the proposed Heritage Impact Assesment under the
development with existing buildings provision of the Town and Country
adjacent/besides to it and the Planing Act because it is in line with the
character of the heritage conservation procedure of the Application of Planning
site taking into account size, shape, Permission as it more or less enhanced
scale, orientation, building projection, the procedure when it comes in respect
materials and design details. to applications from the Conservation
Zone or any heritage significant sites.
e.The methods to undertake in
protecting and conserving the The following is an example of a HIA
historical significance of the done for a property development in the
conservation area and the its design. Conservation Zone
For the development that is deem to

effect the integrity monuments, sites and
buildings, the assessment report must
contain at least the following evaluations:
a. The location or the significance of the

monuments or buildings or land that
The owner has taken timely
7
action to develop an abandon land
and a functionally redundant building
to find an optimum viable new use.
The success of the new

development just not add value to the
Case Study: property market, but depends
crucially on the integrity and
1st HIA on a Budget Hotel sustainability of the heritage asset not
in the Core Zone being materially compromised by the
development, the ability of the
for DPS Development Sdn.Bhds scheme to deliver the promised
Proposal and Renovation of a 3 Storey result, and consensus that public gain
Budget Hotel outweighs public loss.
on Lots 114 & 115 (Nos.168-170)
Jalan Tun Tan Cheng Lock The budget hotel, for example,
Central Melaka District adds liveliness to the existing back
Melaka lanes, improves the visual quality of
the back lane, enhance pedestrian
24 August 2009 linkages and create sense of security
at the back lanes.
Syed Zainol Abidin Idid, Dr.Eng.
(Univ.Tokyo) The proposed house has
Professor, Urban Design and been designed in a contemporary
Conservation Research Unit (UDCRU), idiom; with appropriate window
Faculty of Built Environment, Universiti design that overlooking one of the
Teknologi Malaysia back lanes. The building front
follows the scale, setbacks, and
This report will facilitate the requirement of details of the existing facades.
MBMB and the National Heritage
Department on the brief Heritage Impact
Assessment for the Proposed (looking on the positive nature of the
Development and Renovation to an owners intention to develop)
Existing Building to a 3-Storey Budget
Hotel on Lot 114 (No. 168-170) & Lot 115 However the side elevation
Jalan Tun Tan Cheng Lock, where upon and the roof profile detracts from
shall be referred to as the Project and the existing pattern. The side
shall be written without due prejudice to elevation should highlight the gable
any parties or persons directly or indirectly as it can be seen in the end blocks
connected to the Project. of the conservation zone. The roof
should span between the gable
walls.
BACKGROUND OF THE PROJECT
(looking on the positive nature of the These two aspects are
owners intention to develop) strong characters of the
conservation zone, which has been
overlooked, in the new design. This
change will enhance visual
appropriateness of
the area as well as the new 1.The Outstanding Universal

development. Values (OUVs) on which Melaka
earned its place in the UNESCO World
As a result of its location, the Heritage List.
proposed house will not adversely
impact upon the setting of the listed 2.The implications of a Living
building. The proposed building is Heritage City
obscured by the surrounding
buildings so that it will not impinge on 3.The Impacts on the
the main visual cues from the vicinity. Streetscape and Character at Jalan
In addition, its scale and form make it Tun Tan Cheng Lock (Heeren Street),
clear that this is a subservient Jalan Kubu and the lane connecting
structure and it will not challenge the Jalan Kubu and Jalan Hang Jebat
listed building as the principal (Jonker Street).
structure on the site.
4.The impact on Traffic and
The windows at the gable end Pedestrian Movement along these
of the existing building need to be streets
remained and the plans of the new
building need to amend to 5.The impact and implications of
incorporate appropriate open space the Plot ratio and Building Height
in front of the above windows. stipulated in the Conservation Area
Action Plan 2002 and the Local
Plan of Melaka Tengah 2006.
THE PROJECT
No: 168 - 170 6.The impact of the Project
Jalan Tun Tan Cheng Lock design in context of the Roof
Profiles of the surrounding
buildings as a basis of the
Significant characteristics.
7.The impact of the Project in

relationship to the Profile of
Shophouses within the
surrounding Conservation Area.
H.I.A. criteria 1
The Outstanding Universal Values (OUVs)
for Melaka as the UNESCO World
Heritage City.
One of the most significant aspects in the

POINTS ON THE HIA ASSESSMENT: OUV is regarding the unique quality of the
traditional shophouses and especially
The Project is assessed based on the mentioned in criterion number (iv) of the
following criteria of impacts: UNESCO World Heritage City Operational
Guideline for the nomination of historic
city, which specifies that the area; be an
outstanding example of a type of building,
architectural or technological ensemble, or
landscape which illustrates (a) significant The project will become a new attraction
stage(s) in human history. and has the potential to draw traffic and
attention on this particular block section
In Melaka this criterion reflects the coming and promote usage for a number of
together of cultural elements from vacant building adjacent to the alley.
elsewhere in the Malay Archipelago and
from India and China with those of Europe
to create a unique architecture, culture and H.I.A. criteria 3
townscape without parallel anywhere in the The Impacts on the Streetscape &
East and South East Asia, in particular a Character at Jl Tun Tan Cheng
range and exceptional architecture of Lock, Jalan Kubu & the side lane.
shophouses and townhouses.
The proposed 3-storey addition is interior
The impact of the Project is therefore seen to the urban block, thus reducing its
in the context of the abovementioned OUV. physical and visual impacts on the integrity
In this context there are a few contention in of the overall urban block and urban
which the Project has to address. The later structure. The Project in fact potentially
section especially 3.6 and 3.7 refer directly reinforces the spatial structure of the
addressed this issue. urban block interior through better
definition of the back alley spaces.
H.I.A. criteria 2 In terms of streetscape, the proposed

The Implications of a Living Heritage City addition incorporating the recommended
remedial amendments (see figure under
The Projects main entrance on Jalan Tun Criterion #6) will not be visible from the
Tan Cheng Lock will add to the continuity main streets of Jalan Tun Tan Cheng Lock
of the streets active frontages. The project and Jalan Kubu as the additional structure
will potentially inject life into the urban did not involved the first two layers of the
block interior through animation of the back roof module and therefore does not
alley by tourist activities. By incorporating adversely compromise the roofline and
the recommended amendments to the skyline viewed from the streets.
architecture of the Project (see 3.6 below),
it will also provide semi-active frontages It is however emphasised that detailed
with new side gables and upper-level treatments to the installation of air-
windows that address the back alley and conditioning compressors (if any) need
enhance the sense of security and safety to be given so that no such units will be
of the otherwise largely neglected and visible from the streets and back alleys.
uninviting alley spaces.
The Project will also potentially contribute H.I.A. criteria 4

to enhancing Melakas heritage tourism The impact on Traffic and Pedestrian
activities and the local economy of the Movement along the major streets
surrounding area through providing
additional tourist facilities and generating The Project offers opportunity for new
further demands for local goods and pedestrian links with enhanced spatial
services, thus indirectly benefiting existing quality (gables with overlooking windows,
local communities in the surrounding area. potential informal activities, presence of
tourists) through the urban block, thus
adding positive urban spaces to the fine- The roof profile of the Project is
grained historic street grid. incompatible with existing roof profile of the
However, the potential visual, noise and area. This will adversely impact on the
physical impacts arising from the overall built form and visual character of
introduction of car parking lots and the the Conservation area.
anticipated slight increase in vehicular
movement in the back-lane need to be
appropriately mitigated. Mitigations carri ed
out need to conform to the conservation
guidelines of the core zone heritage area .
H.I.A. criteria 5
The implications of Plot Ratio & Building
Height (Conservation Area Action Plan &
the Local Plan)
In accordance to the Guideline, the

Conservation Zone designated the area t o
a limit of 1:2.6 and with the height limit of 3
storeys. The Development therefore is
acceptable in its interpretation of the sca le
Further, the design of the Project should
and does not contravene the Guideline,
although a section in the Guideline accentuate the windows at the gable end
specifies that any kind of new of the existing neighbouring building of Lot
development cannot be encouraged. The 168. Recommendations will be made to
basis for which this Development can be amend the plans of the Property to
considered depends highly on the degree incorporate appropriate open space in
in which it can enhance the quality of the front of the above windows and to build a
particular site. This will be discussed low scale building to connect the front and
further in the following sections. rear sections of the building (see figure).
The impact of the Project design in context

of the roof profiles of the surrounding
buildings.
H.I.A. criteria 6
The impact in context of the Roof Profiles
of the surrounding buildings (Significant
characteristics).
A series of low pitch roof along the site with

ridge spanning between the gable walls is
one of the strong characteristic of the built
fabric of Melaka. Every effort should be
made to maintain these principal
characteristics of the Conservation area.
These should be designed to be

compatible with the architecture of
adjoining areas, so as to achieve, as far
as possible, reconciliation between the
significance of the building and the need
to maintain its sustainable, long term use.
Recommended changes are emphasised

in the following 3D figures. As a result of
its location, the proposed three storey 3D View THE PROJECT looking North-east at
Jalan Tun Tan Cheng Lock
building will not adversely impact upon the
setting of the listed building. The proposed
building is obscured by the surrounding
buildings so that it will not impinge on the
main visual cues from the vicinity. In
addition, its scale and form make it clear
that this is a subservient structure and it
will not challenge the listed building as the
principal structure on the site. This change
will enhance visual appropriateness of the
area as well as of the Project. The trim down version of the roof and gable to
accommodate features of neighbouring unit and
typology of surrounding building.
3D View THE PROJECT looking East

at junction Jalan Tun Tan Cheng Lock & Jalan
Kubu
3D View THE PROJECT looking South-west at
junction Jalan Kubu & Jalan Hang Jebat
The trim down version of the roof and gable to

The trim down version of the roof and gable to
accommodate features of neighbouring unit
accommodate features of neighbouring unit and
and typology of surrounding building.
typology of surrounding building.
H.I.A. criteria 7 The main elevation of the project shall

The impact of the Project in relationship address the lot frontage to provide a clear
to the profile of shophouses within the identification of the street character. The
surrounding Area design, placement and size of windows
and details of roof eaves are important in
The project will be a continuation of the creating architecturally well-proportioned
existing pattern of shophouses and streetscapes and affect the sense of
streetscape within the Conservation Area. continuity between properties. However,
The building will be seen in a number of less effort is made to maintain the
views, principally from Jalan Tun Tan principal architectural features of the
Cheng Lock and at junction Jalan Tun Tan project, in a way to that is compatible with
Cheng Lock/Jalan Kubu but, given the the existing streetscape character.
appropriate scale, setbacks, architectural Recommendation will be made to refer to
features and details of the streetscape the amalgamated facade design of lot 109
within the area, it will not be an & lot 111 at Jalan Tun Tan Cheng Lock as
inappropriate addition to the area. See precedent to the proposed facade design
figure 4(a) and (b) and 5(a) and (b) below. of the project. Further, to promote the
character of the Conservation area, the
use of materials found in heritage
buildings, such as brick, lime plaster, clay
tiles and wood is encouraged.
No: 168 - 170 Jalan Tun Tan Cheng Lock
No: 109 - 111 Jalan Tun Tan Cheng Lock

Some details suggesting the mitigations

The details of how the Project can be ammended:
South elevation
South elevation + context
Some details suggesting the mitigations

The details of how the Project can be ammended:
Perspective from Jalam Kubu

Showing details
Perspective details of the courtyard

Some details suggesting the mitigations the possibility of making this proposal a
boutique Hotel or a up market Heritage
The details of how the Project can be Hotel as seen fit for the location.
ammended:
Recommendations put forth in this HIA
There are some other points which the emphasise remedies to lessen the impact
assessor finds rather sceptical about the of the Project based on the criteria
Project which needs further clarification mentioned above. Several drawings have
from the developers: been made to illustrate the
It is indicated as a proposal for a budget recommendations and it is essential that
hotel but some of the building utilities are the recommendations are adhered to by
far elaborated then the budget content. the developer of the Project once
As an example, the Project has: endorsement is given by both MBMB and
family-size rooms ( 36 m2 x 4 the National Heritage Department.
rooms),
a foot reflexology parlour ( It is further cautioned that
50m ),
2
recommendations put forth in this HIA to
an elevator including the lift allow the Project (which has already been
lobby ( 20m2 x 3 floors), approved by the MBMB) to continue with
1 conference room ( 100m2 ), necessary mitigating/remedial
2 meeting rooms ( 60m2 ) amendments shall not be construed as
Lobby and reception ( 200m2 ) general approval of future development
undersized corridors ( 1m) projects of similar nature, characteristics
which is too narrow especially when and contexts in the core heritage area and
there is an emergency perhaps shall not be cited as a precedent to
comment from the fire deparment on support the approval of such projects.
this point.
The recommendations set forth with
respect to the Project takes into account
Some details suggesting the mitigations the specific merits and peculiarities that
have already arisen in the course of the
The details of how the Project can be approval of the Project and shall only
ammended apply specifically to the Project. Every
future proposed development project in the
In the context of the Projects location, it core heritage area must always be
would deem inappropriate to have a considered based on its own unique
budget hotel at this place as it has been for contexts, characters and design merits in
centuries residents for Melaka elite. Most full compliance with the law, regulations,
of the budget hotels in the Core Heritage policies, design and conservation
Zone are located at Jalan Tukang Besi and guidelines etc. of the day.
Jalan Tukang Emas whereas more are
located in the Buffer Zone. It is
reccomended that the proprietor look into
REFERENCES
8
Conclusion
1.IDID, S Z.A., (2000):
Melaka Towards World Heritage
Listing, Seminar Paper - 1st
Modern Asian Architectural
Network Conference, Macau
2.IDID, S.Z.A., (2003): Asian
The application of Heritage Impact
Value for Asian Heritage Towards
Assessment or Cultural Impact
reinventing formula for Asian
Assessment is provided in the Act 172,
Heritage Charter. International
Town and Country Planning Act under
Symposium and Workshop on
subsection 21(2) that covers the
Managing Heritage Environment in
preparation of Development Proposal
Asia Jogjakarta, Indonesia,
Report (Laporan Cadangan Pemajuan -
LCP). This means that the LCP can be 3.NISHIMURA, Y., (1997):
broadly use to cover aspects of Heritage Meaning of Urban Conservation in
Conservation. This can be adopted without Asia and the West Pacific, keynote
having further to review the National speech, 6th Asian and West Pacific
Heritage Act, Act 645. It is most Network on Urban Conservation
appropriate to place the Heritage Impact (AWPNUC), Taipei
Assessment under the provision of the 4.SUDARDS, R.W., (1982):
Town and Country Planning Act because it Listed Buildings; The Law and
is in line with the procedure of the Practice, Sweet and Maxwell,
Application of Planning Permission as it
more or less enhanced the procedure 5.Western Australia Heritage
when it comes in respect to applications Bill (1989): An Act to provide for, and
from the Conservation Zone or any to encourage, the conservation of the
heritage significant sites. place which have significance to the
culture heritage.
The proposal to amend the National Government of Malaysia Act and other
Heritage Act, Act 645 to include the related documents:
Heritage Impact Assessment was agreed
6.Government of Malaysia Act
upon during the Workshop on World
(1960): Act 486, the Land Acquisition
Heritage Sites of Melaka and George
1960
Town chaired by the Commissioner of
Heritage held on 23-24.11.2008 at Hotel 7.Government of Malaysia
Legend, Kuala Lumpur. However it shall Act (1976): Act 171, The Local
remained only as a prescription whereby Authority Act 1976
the implementation of it must be provided 8.Government of Malaysia Act
within the process of the Application of (1976/2001): Act 172, The Town and
Planning Permission based on Act 172. It Country Planning Act !976 and A1129
is also agreed that a manual be prepared (2001)
for the preparation of the Heritage Impact
Assessment to standardised the 9.Government of Malaysia
application. Act (1988): Enactment on
Conservation and Restoration of
Cultural Heritage of Melaka (1988)
10.Federal Department of
Town and Country Planning
(2002): The Melaka State
Structural Plan 2000, Project
Office, JPBD Southern Division,
Melaka.
11.Federal Department of
Town and Country Planning
(2002): The Central Melaka District
Local Plan, Project Office, JPBD
Southern Division, Melaka.
12.Melaka Municipal Council
(MPMBB) / Melaka Museum
Corporation (PERZIM), (1995):
Conservation Action Area Plan for
Jalan Tun Tan Cheng Lock (Heeren
Street) and Jalan Hang Jebat
(Jonker Street)1995
13.Melaka Municipal Council
(2002): Conservation Action Area
Plan 2002
14.UNESCO (2003), Cultural
Heritage Impact Assessment
<http://cms.unescobkk.org/index.php
?id=4931>
15.English Heritage (2000),
Enabling Development and the
Conservation of Heritage assets,
Policy Statement Practical Guide

Enabling Developments Through HIA

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EXPLORING PUBLIC PRIVATE PARNERSHIP OPPORTUNITIES IN SRI LANKA

The key to a common goal in achieving

First, to elude destruction and dilapidation

Secondly, to ensure that the settings, scale

The main objective of conservation must

The state of unawareness between the

There is a strong symbiotic relationship

The approach towards conserving a living

proposal safeguards cultural

stakeholders who provide

THE CONCEPT OF ENABLING

In summary, enabling development is an

Accordingly the report emphasises the role

Melaka represents a unique example of all

Heritage is a broad definition and the

undoubtedly strong historic character, uniqueness of the place, makes Melaka

It is pertinent that the context of what

It is imperative that these features are

Introducing a new scheme or improvement

This is the situation that is faced in Melaka

MELAKA - THE MULTI CULTURAL

The attributes of Melakas culture and built

ensemble, or landscape which illustrates

process of Application for Planning

Special Area Plan Level

Objective to determine heritage assets and

Local Plan Level b. Specific Building Guidelines

d. Determination of the need for Special

Process and levels of Development Plan

OSC Unit receives application.

If the application is in the Conservation or Conservation Unit / Dept. of

OSC Secretariat will make a working paper Conservation Committee Meeting

OSC Committee Meeting For cases and issues that cannot be

Consists of; Building Dept; Planning Dept.;

Types of assessment needed before is a part of the heritage entity or that

For the development that is done in an d.Review the effect of the

c.How much will the historical e.Review how the heritage

For the development that is deem to

a. The location or the significance of the

The owner has taken timely

The success of the new

the area as well as the new 1.The Outstanding Universal

7.The impact of the Project in

One of the most significant aspects in the

H.I.A. criteria 2 In terms of streetscape, the proposed

The Project will also potentially contribute H.I.A. criteria 4

In accordance to the Guideline, the

The impact of the Project design in context

A series of low pitch roof along the site with

These should be designed to be

Recommended changes are emphasised

3D View THE PROJECT looking East

The trim down version of the roof and gable to

H.I.A. criteria 7 The main elevation of the project shall

No: 168 - 170 Jalan Tun Tan Cheng Lock

No: 109 - 111 Jalan Tun Tan Cheng Lock

Some details suggesting the mitigations

South elevation + context

Some details suggesting the mitigations

Perspective from Jalam Kubu

Perspective details of the courtyard

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