research title
Heritage and Conservation Roles of the Heritage Buffer Zone in conserving the Core Zone in the midst of urban development within Georgetown, Penang
Sketching of Georgetown [Online image]. (n.d.). Retrieved October 25, 2018 from https://www.travel3sixty.com/art-will-travel-exploring-sketching/
research questions
Methodology. In this research, the qualitative approach is used to obtain information and findings. This approach offers easy access to the database needed for the research and analysis on core and buffer zone. The information were obtained through printed and online sources.
Printed - Books - Journal Articles - Theses and dissertations
Online - Online Journals - Websites
Research data obtained on the roles of the heritage buffer zone towards the core zone was compiled and analyzed, categorized according to research questions proposed.
research questions
Roles of the Heritage Buffer Zone in conserving the Core Zone in the midst of urban development within Georgetown, Penang
The research is based on the following questions:
1
What is the criteria for sites to be gazetted under world heritage sites by UNESCO?
2
What is the heritage buffer zone and core zone in Georgetown, Penang?
3
What are the developments in both heritage buffer zone and heritage core zone in Georgetown, Penang?
Concept Mapping
UNESCO Listing
Georgetown, Penang â—? Core Zone â—? Buffer Zone
Existing Development
Modernisation
4
5
How does random or inconsiderate development in the buffer zone affect the core zone?
What other strategies are used with buffer zones to ensure the necessary protection of World Heritage Sites?
Inconsiderate Development
Strategies for Conservation
research question 1
Research question 1. What is the criteria for sites to be gazetted under world heritage sites by UNESCO?
research question 1
In 2004, UNESCO were selecting World Heritage Site based on the six cultural and four natural criteria (The Criteria for Selection, 2004). For Georgetown, Penang to be included on the World Heritage List, the sites must be of outstanding universal value and meet at least one out of ten selection criteria (The Criteria for Selection, 2004). Georgetown, Penang has met three out of six of the cultural criteria. It was gazetted as one of the UNESCO World Heritage Sites (Historic Cities of the Straits of Malacca, 2008).
Criteria
Criterion II
Criterion III
Criterion IV
research question 1
Criterion II To exhibit an important interchange of human 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. (The Criteria for Selection, 2004)
Khoo Kongsi, Lebuh Cannon
Goddess of Mercy Temple, Jalan Masjid Kapitan Keling
Khoo Kongsi [Online image]. (n.d.). Retrieved October 25, 2018 from https://yandex.kz/collections/card/5968b232be1d7700b86da8d9/
Goddess of Mercy Temple [Online image]. (n.d.). Retrieved October 25, 2018 from http://www.cititelpenang.com/en/attraction.html
George Town has been a multicultural exchanging town for almost 500 years with its own imprints on the architecture, technology and monumental art (Historic Cities of the Straits of Malacca 2008).
research question 1
Criterion III to bear a unique or at least exceptional testimony to a cultural tradition or to a civilization which is living or which has disappeared (The Criteria for Selection, 2004)
World Heritage George Town Penang
City Hall, Jalan Padang Kota Lama
World Heritage George Town Penang [Online image]. (n.d.). Retrieved October 25, 2018 from http://www.gtwhi.com.my/introduction/contact-us.html
City Hall [Online image]. (2012). Retrieved October 25, 2018 from https://dreamofacity.com/2012/06/16/penang-a-stroll-through-colonial-georgetown/
George Town is a living testimony to the multi-cultural heritage and tradition of Asia, alongside European colonial influences and also with assortment of religious structures of various beliefs, languages and celebrations (Historic Cities of the Straits of Malacca, 2008).
research question 1
Criterion IV to be an outstanding example of a type of building, architectural or technological ensemble or landscape which illustrates (a) significant stages in human history (The Criteria for Selection, 2004)
Eclectic Shophouses, Magazine Road Eclectic shophouses [Online image]. (2012). Retrieved October 25, 2018 from https://galontrip.com/2012/04/08/heritage-in-hues/
Shophouses, Georgetown Shophouses in Georgetown [Online image]. (2011). Retrieved October 25, 2018 from https://galontrip.com/2012/04/08/heritage-in-hues/
George Town reflects a blend of influences which have created a unique architecture such as the shophouses and townhouses that indicate a wide range of developments of building type, including some originating in the Dutch or Portugese (Historic Cities of the Straits of Malacca, 2008).
research question 2
Research question 2. What are the insights of heritage core zone and buffer zone in Georgetown, Penang? Breakdown Heritage Core Zone and Buffer Zone
Building Categories
Main Agencies Involved
General Regulations and Guidelines
research question 2
Heritage Core Zone The heritage core zone in Georgetown covers an area of 109.38 hectares bounded by the Straits of Melaka on the north-eastern cape of Penang Island, Love lane to the north-west and Gat Lebuh Melayu and Jalan Dr Lim Chwee Leong to the south-west corner. There are more than 1700 historic buildings within this zone (Culture & Heritage, n.d.).
Core Zone of Georgetown [Online image]. (n.d.). Retrieved October 25, 2018 from https://mypenang.gov.my/culture-heritage/heritage-zones/
research question 2
Heritage Buffer Zone The heritage buffer zone has an area of 150.05 hectares bounded by the harbor, Jalan Prangin to the south-west corner and Jalan Transfer to the north-west corner (Culture & Heritage, n.d.).
Core Zone of Georgetown [Online image]. (n.d.). Retrieved October 25, 2018 from https://mypenang.gov.my/culture-heritage/heritage-zones/
research question 2
Roles of Heritage Buffer Zone
Heritage buffer zone controls the transition between the heightened protection of the World Heritage site and the surrounding territories, may set limits to protect views, settings, lands uses, and other aspects. It encourage developments that would be beneficial to the the protected site. The line on the map and the accompanying regulations can make it very clear to all interested parties what is allowed, what isn’t allowed, and where. They link the core to the socio-economic context in which it is located by enabling activities which would otherwise be prohibited. Heritage buffer zone is an effective boundary that protects the heritage core zone. It represents a zone, that in itself is not of outstanding universal value, but that may influence a World Heritage site.
research question 2
Building Categories
Protection, Conservation & Adaptation
Category I
Category II
Compatible Development
Infill Development
Replacement
research question 2
Building categories in the buffer and core zone
Table 1: Number of buildings within the categories (Sustainable Development for Georgetown, 2016) Category
Number of buildings
Percentage (%)
Category I
82
1.66
Category II
3771
76.58
Infill
573
11.43
Replacement
587
11.71
Total
5013*
100.00
* Total number does not include clan jetties up to Lintang Merdeka and Jalan Merdeka.
Building categories in buffer zone and core zone of Georgetown, Penang [Online image]. (2016) Retrieved 25 October 2018 from http://www.gtwhi.com.my/images/pdfs/20161116-%2004%20-%20Technical%20Review%20Panel% 20-%20How%20to%20Get%20It%20Done%20Within%20100%20days.pdf
research question 2
Main Agencies Involved (Shahrul, Hasnizan and Elma, 2013) Federal, State, Local authorities
Ministry of Tourism and Culture
National Heritage Department (JWN)
Ministry of Urban Wellbeing and Federal Territories
Town and Country Planning Department (JPBD)
World Heritage Office
Ministry of Education
Penang Island City Council
research question 2
Table 2: The roles of federal agencies for the conservation of historic buildings and areas in Penang (Shahrul, Hasnizan and Elma, 2013).
Ministries
Ministry of Tourism and Culture
Department(s) involved in Conservation
Acts, Guidelines and Roles
National Heritage Department, responsible for:
National Heritage Acts 2005 - Managing; National Heritage Council, National Heritage Funds, National Heritage Listing - formation of National Heritage Council as an advisor for heritage conservation - Receive and manage the World Heritage Fund
World Heritage Sites Department
Tourism Malaysia
- Funds and tourism promotions
Ministry of Urban Wellbeing and Federal Territories
Federal Town and Country Planning Department
TCPA 1976 (Act 172) National Physical Plan (2001) - a written statement of strategic policies on the physical development and conservation throughout the peninsular of Malaysia. The plan was approved by the National Physical Plan Council on April 26, 2006.
Ministry of Education
Local Universities
Research and training
research question 2
Table 3: The functions and remit of building conservation agencies in Penang (Shahrul, Hasnizan and Elma, 2013). Levels
Agency
Functions
Enabling Laws
Responsibility
Federal
National Heritage Department (JWN) (KPKK)
Conserve, preserve and protect cultural heritage and natural heritage through research, documentation, enforcement and promoting awareness of heritage.
National Heritage Act 2005 Act 645
Managing; National Heritage Council, National Heritage Funds, National Heritage Listing
State
Town and Country Planning Department (JPBD)
Prepares State Structure Plan, District Local Plan, Special Area Plan
Town and Country Planning Act 1976 (Act 172)
State Structure Plan
Manage and liaise with the local authorities on all matters pertaining to the site which are currently outside the purview of current statutory system including branding, promotion, tourism and liaison between the state, federal and international organizations and agencies for the betterment of the site.
Companies Act
Guidelines for Conservation Areas and Heritage Buildings
Heritage Department/Unit
Planning and Building Control,
Local Government
District Local Plan
Local Authority
Managing traffic, streets and drainage sanitary; and open areas.
Act 1976 (Act 171)
Special Area Plan
State Planning Committee State/ Local Authority
State Heritage Committee World Heritage Office (Penang)
Local Authority
research question 2
General Regulations and Guidelines for Heritage Buildings (Sustainable Development for Georgetown, 2016)
18m To use the existing building materials of the heritage buildings or similar materials.
Maximum height of new building allowed is 18 metres, measured from ground level to the roof eave.
To maintain the existing elements and features of the heritage buildings.
Positions, locations and sizes of business signages.
research question 3
Research question 3. What are the developments within heritage buffer zone in Georgetown, Penang? Breakdown Heritage zone development
Streets within buffer zone
After the enforcement of UNESCO in collaboration with few agencies, to balance out most areas within Georgetown heritage sites, the local authorities came out with a land use guideline stated in the Special Area Plan (SAP) for the stakeholders to refer.
research question 3
Heritage zone development Table 3: Change in Georgetown heritage area land use, 2009-2013 (Rasha, 2018) Type of land use
No.of units, 2009
No.of units, 2013
Change in units, 2009-2013
Change in units, 2009-2013
Business
3279
3177
-102
-3.11％
Residence
2533
2302
-231
-9.12％
Hotel/ tourist accommodation
61
97
36
59％
Vacant
1267
1478
211
16.7％
Many traditional local eating establishments were replaced with expensive restaurants geared towards foreigners and tourists (Rasha, 2018).
High costs to locals of restoration and preservation due to the strict rules of UNESCO WHS status (and the lack of government-run grant programs to help cover these costs), many workplaces and houses have been left vacant or abandoned. (Think City, 2013)
research question 3
Activity Zoning by the Local Authority in Georgetown Heritage Site, gazetted in August 2016 (Loo, 2016)
Import-Export, Transport & Storage Fashion & Textile cluster Gold and Gems trade cluster Waterfront cluster High End Hotel cluster Budget Hotel cluster Hardware Trade cluster Creative Industries Financial cluster
Loo, R. (2016) Activity Zoning planned by local authority in Georgetown heritage site [Online image]. Retrieved October 25, 2018 from https://www.misc.rayloo.com/2016/07/the-george-town-world-heritage-special.html
research question 3
Table 4: Matrix of non-permissible activities within certain activity zone (Loo, 2018)
The matrix describes a list of non-permissible activities within the WHS of Georgetown, with the exception of those checked under their respective Activity Zones. This table is to be read with the Activity Zoning diagram.
The Georgetown Heritage Special Area Plan (SAP) had been gazetted in August 2016, all businesses within the zones will have to comply with all regulations under the plan. The gazetting of the SAP will enable the Penang Island City Council (MBPP) to monitor and ensure sustainable management of the heritage zone in accordance to the conditions set by the World Heritage Committee. The SAP controls the management, restoration and developments within the heritage zone that covers 2,569 buildings in the core zone and 2,444 buildings in the buffer zone. (Loo, 2018)
research question 3
Case Study of Streets within the buffer zone
2
Jalan Penang
1
Gat Lebuh Melayu
research question 3
Gat Lebuh Melayu (Fringe of Buffer zone) Homogenous and Monotonous modern shop houses
Traditional ornate old shop houses
Shahrul.Y.S, Hasnizan.A, Elma.D.I. (2010) Heritage Conservation and Regeneration of Historic Areas in Malaysia [Online image]. Retrieved October 25, 2018 from https://core.ac.uk/download/pdf/82663747.pdf
research question 3 Random development along Jalan Penang, within the buffer zone
Penang Road Commercialized development along Jalan Penang, Georgetown buffer zone.
Legend 1. 2. 3. 4. 5. 6.
Eastern & Oriental Hotel Slippery Senoritas Monkey bar Olive bar Continental Hotel Hotel Malaysia
7. 8. 9. 10. 11. 12.
Cititel Hotel Federal Hotel Merchant Hotel Town House Grand Inn Oriental Hotel
research question 3
The developments within the buffer zone do not go against any guidelines and regulations. Yet the buildings still contribute to few inconsiderate development onto heritage sites which affects the heritage sites unity and continuity through perspective of architecture and heritage preservation value.
research question 4
Research question 4. How does random or inconsiderate development in the buffer zone affect the core zone? Breakdown High Rental Inflation
Commercialised Property
Unauthentic Renovation
research question 4
How the UNESCO Listing and Repeal of the Rent Control Act 1966 affects the Core Zone
research question 4
Abandoned properties by communities as they were unable to afford high living cost
Since Georgetown has been listed as World Heritage Site by UNESCO in 2008, the amount of tourists has risen staggeringly. Both the listing and repeal of Rent Control Act 1966 in 2000 has caused an economic growth throughout Georgetown (Nor'Aini Yusof et al, 2007) The uncontrollable rental leads to unstable inflation rental rate, arousing a phenomena of the locals unable to compensate and sustain with the high living cost (Chow, 2016). Shophouse Penang [Online image]. (2018). Retrieved October 25, 2018 from http://1.bp.blogspot.com/_AsyLUvI3aZI/TQc08FLqy8I/AAAAAAAABBQ/YmgScyrSkSY/Shophouse+Penang+.JPG
research question 4
Commercialisation of heritage properties to suit tourist’s needs
Partial of the community moved out while some sold their properties to foreign investors, slowly converting their properties into commercialised tourist attractions to suit the needs of tourists. The commercialised area depletes the cultural essence and values, throughout buffer zone and indirectly perturbing core zone’s quality (Leong, 2018).
Penang Culture Trip [Online image]. (2018). Retrieved October 25, 2018 from https://img.theculturetrip.com/768x//wp-content/uploads/2018/04/shutterstock_753027889.jpg
research question 4
Renovations at the buffer zone which do not follow heritage conservation guidelines Bright colours to attract tourists
Renovation of heritage buildings are strictly monitored by local government, it must be permitted and imply to the stringent renovation laws. The restoration costs of heritage buildings are immensely high as the authentic building materials are feasible. This results in usage of unauthentic building methods and materials due to illicit renovation by tenants causing deterioration of heritage value (Mohamed, B, 2015). Jalan Nagor [Online image]. (2018). Retrieved October 25, 2018 from https://www.google.com/url?sa=i&source=images&cd=&cad=rja&uact=8&ved=2ahUKEwj5z5Luh6LeAhXLp48KHeV2D7MQjB16BAgBEAQ&url =https%3A%2F%2Foutofbluesphotography.wordpress.com%2F2013%2F07%2F07%2Fold-colourful-heritage-building%2F&psig=AOvVaw1QyQ7 TZrArv_bmo_q57foT&ust=1540572860765404
research question 4
Case Study: How Future LRT project is going to negatively affect the protection of core zone Project LRT: LRT Line along Penang
Proposed LRT station Buffer zone perimeter Proposed LRT line KOMTAR-airport
Project LRT is one of the response to commercialised needs evidenced by the overlapping line of LRT rail with the fringe of buffer zone.
LRT project rail
Buffer zone
Core zone
research question 4
Negative Effects
Vibration during LRT construction can fracture the aged heritage buildings
Visual blockage to the buffer and core zone
Sound pollution which will affect the buffer zone and core zone
research question 5
Research question 5. What other strategies are used in conjunction to buffer zones to ensure the necessary protection of World Heritage Sites in Georgetown, Penang?
research question 5
Statement of Outstanding Universal Value (OUV)
Field of View or View Shed Analysis
Integrated Planning
The Statement of OUV is a formalization of the OUV for which a property is on the World Heritage List. It is adopted as part of a master or management plan which would put planners and developers on notice that new development should be compatible with the Statement of OUV (Martin and Piatti, 2008).
The Viewshed Analysis is the study of the visual impacts of a proposed development from key viewing points around the site through GIS and AutoCad systems. This is to prevent the development from obscuring any views from any particular location (Martin and Piatti, 2008).
Integrated Planning is to focus on positive proactive planning policies that will benefit the area concerned and also consider the spatial aspects, functions, and community interaction with the site (Martin and Piatti, 2008).
research question 5
Historic Urban Landscapes
World Heritage Impact Assessment
Historic Urban Landscape is an approach to promote integrated development involving a continued evolution of landscape which make room for both protection and compatible development (Martin and Piatti, 2008).
The World Heritage Impact Assessment is to measure the impacts on World Heritage Sites (WHS) of any developments in specific areas and put developers on notice to make sure the impacts to the WHS would be minimized (Martin and Piatti, 2008).
conclusion
Conclusion.
The research has shown some of the development happening within the heritage buffer zone of Georgetown, Penang. In an overall idea, it can be concluded that the government is trying to retain the buffer zone while having few permissible developments. However, the development impacts towards the city of the buffer zone is significant enough to threaten the heritage core zone. With our findings and knowledge, existence of buffer zone is necessary in protection of core zone in Georgetown. With a relatively more improvised or mature framework to preserve and conserve the heritage core sites, balance of both development and preservation can be achieved.
conclusion
References
Building categories in buffer zone and core zone of Georgetown, Penang [Online image]. (2016) Retrieved 25 October 2018 from http://www.gtwhi.com.my/images/pdfs/20161116-%2004%20-%20Technical%20Review%20Panel%20-%20How%20to%20Get%20It%20Done%20Within%20100%20days.pdf Badan Warisan Heritage Services (2008). Heritage Management Plan, State Government of Penang. Retrieved from http://www.gtwhi.com.my/images/stories/files/heritage_management_plan_historic_city_of_george_town.pdf Centre, U. (2008). Melaka and George Town, Historic Cities of the Straits of Malacca. Retrieved from https://whc.unesco.org/en/list/1223 Centre, U. (2004). The Criteria for Selection. Retrieved from https://whc.unesco.org/en/criteria/ City Hall [Online image]. (2012). Retrieved October 25, 2018 from https://dreamofacity.com/2012/06/16/penang-a-stroll-through-colonial-georgetown/ Centre, U. (2018). The Operational Guidelines for the Implementation of the World Heritage Convention. Retrieved from http://whc.unesco.org/en/guidelines/ Core Zone of Georgetown [Online image]. (n.d.). Retrieved October 25, 2018 from https://mypenang.gov.my/culture-heritage/heritage-zones/ Chow, T. S. (2016). Penang may restore rent control in city heritage zone. Retrieved from https://www.thestar.com.my/news/nation/2016/07/05/penang-may-restore-rent-control-move-aimed-at-cooling-down-skyrocketing-rentals-in-city-heritage-zo/ Developer hit by Penang heritage status. (2018). Retrieved from http://www.theedgemarkets.com/article/developer-hit-penang-heritage-status Electric shophouses [Online image]. (2012). Retrieved October 25, 2018 from https://galontrip.com/2012/04/08/heritage-in-hues/ George Town – Bayan Lepas LRT line. (2018, September 22). Retrieved from https://en.wikipedia.org/wiki/George_Town_–_Bayan_Lepas_LRT_line Goddess of Mercy Temple [Online image]. (n.d.). Retrieved October 25, 2018 from http://www.cititelpenang.com/en/attraction.html Khoo Kongsi [Online image]. (n.d.). Retrieved October 25, 2018 from https://yandex.kz/collections/card/5968b232be1d7700b86da8d9/ Leong, M. (2018, April 14). Is Penang's Heritage Being Bought Out of Existence? Retrieved from https://theculturetrip.com/asia/malaysia/articles/is-penangs-heritage-being-bought-out-of-existence/ Loo, R. (2016) Activity Zoning planned by local authority in Georgetown heritage site [Online image]. Retrieved October 25, 2018 from https://www.misc.rayloo.com/2016/07/the-george-town-world-heritage-special.html MyPenang. Retrieved from https://mypenang.gov.my/culture-heritage/heritage-zones/ Martin, O. (2018) World Heritage and Buffer Zones. Retrieved from http://whc.unesco.org/documents/publi_wh_papers_25.pdf
conclusion
References
Mohamed, B., Omar, S. I. & Zulaiha, S. (2015) The Perils of Tourism Growth in a World Heritage Site: The Case of George Town, Penang. Retrieved from https://www.researchgate.net/publication/277009628_The_Perils_of_Tourism_Growth_in_a_World_Heritage_Site_The_Case_of_George_Town_Penang Nor'Aini,Y, Lim,Y. M., Lee, L. M. & Tan, S. F. (2007) Urban Conservation as a Development Strategy to Revitalize Real Estate Market: An Analysis of Property Transactions in Georgetown Penang. Retrieved from http://web.usm.my/jcdc/vol12_2_2007/3_NorAini%20(p.43-61).pdf Penang Heritage Trust. (2018) Preserving Our Heritage for Future Generations. Retrieved from http://www.pht.org.my/heritage-legislation/ Rasha (2018). Promoting Local Community Integration In World Heritage Site Planning: George Town, Penang, Malaysia. Retrieved from https://malaysiacities.mit.edu/sites/default/files/documents/rasha.pdf Shahrul.Y.S, Hasnizan.A, Elma.D.I. (2010) Heritage Conservation and Regeneration of Historic Areas in Malaysia [Online image]. Retrieved October 25, 2018 from https://core.ac.uk/download/pdf/82663747.pdf Shophouses in Georgetown [Online image]. (2011). Retrieved October 25, 2018 from https://galontrip.com/2012/04/08/heritage-in-hues/ Sabah, O. (2018). PENANG/ GEORGETOWN 'S SHOPHOUSE FACADE AND VISUAL PROBLEMS, ANALYTIC STUDY. Retrieved from https://www.academia.edu/25979471/PENANG_GEORGETOWNS_SHOPHOUSE_FACADE_AND_VISUAL_PROBLEMS_ANALYTIC_STUDY Think City. "George Town World Heritage Site Population and Land Use Change 2009-2013." Think City, 2013. World Heritage George Town Penang [Online image]. (n.d.). Retrieved October 25, 2018 from http://www.gtwhi.com.my/introduction/contact-us.html
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