Building and Property Type
A
look into properties type within IIBD BIDS study area, by gross floor area.
Estimated gross floor area of existing properties within IIBD BIDS study area. Hotel/leisure, shopping complex, Offices and SOHO/ SOFO/ SOVO are the predominant property type.
Source: APUDG Sdn. Bhd. 2023
Compare: Breakdown of Value of Commercial Property Transaction inQ1-Q3 2022 for Johor Bahru District According to Type (RM Million)
Total GFA 1,848,364 sqm (19,895,624 sqft)
Source: NAPIC 2022
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
Vacant Plot Pre-war shop 1-1 1/2 sty shop 2-2 1/2 sty shop 3-3 1/2 sty shop 4-4 1/2 sty shop 5-5 1/2 sty shop 6-6 1/2 sty shop Shop unit/ retail lot Office Lot SOHO/ SOFO / SOVO Shopping Complex Purpose Built Office Service Apartm Hotel Leisure Property Type GFA (sqm) % Vacant Plot 50,597.49 2.7 Vacant Plot: Commercial 22,909.49 1.2 Vacant Plot: Residential 10,011.47 0.5 Pre-War Shop 30,772.26 1.7 1-1 1/2 Storey Shop 3,499.72 0.5 2-2 1/2 Storey Shop 23,835.86 1.3 3-3 1/2 Storey Shop 8,186.52 0.4 4-4 1/2 Storey Shop 22,680.40 1.2 5-5 1/2 Storey Shop 26.942.20 1.5 6-6 1/2 Storey Shop 30.096.48 1.6 Office Lot 295,385.54 16.0 Shop unit/ retail lot 58,556.07 3.2 SOHO/ SOFO / SOVO 197,708.21 10.7 Shopping Complex 285,674.87 15.5 Purpose Built Office 134,027.11 7.3 Hotel / Leisure 450,063.84 24.3 Residential: Detached 5,039.94 0.3 Others: Istana 63,771.73 3.5 Others: Institution 128,604.69 7.0 Total 1,848,364.00 100.0
X.X 1
Shopping Complex 15.6% Purpose Built Office 7.3% Hotel / Leisure 24.3% Office Lot 16.0% SOHO/ SOFO / SOVO 10.7% Shop unit/ retail lot 3.2% Institution 7.0% Istana 3.5% 6-6 1/2 Storey Shop 1.6% Vacant 2.7% Vacant comm 1.2%
Heritage Building
Heritage buildings have a potential to elevate the value of IIBD BIDS. This survey estimates a total of 143,135 sqm of gross floor area accumulated from Grade 1 and Grade 2 buildings within the IIBD BIDS study area (7.74% of total study area GFA).
GRED 1 (43 unit)
GRED 2 (215 unit)
GRED 3 (161 unit)
Pembangunan “Infill” (37 unit)
96,731 sqm GFA of Grade 1 Building
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
46,404 sqm GFA of Grade 2 Building
X.X 2
Source: RTD Penggantian Johor Bahru dan Kulai
Johor Bahru City Centre Heritage Area
GFA (sqm) by building type within IIBD BIDS study area
Source: APUDG Sdn. Bhd. 2023
Urban Grain and Urban Porosity
A look into IIBD BID’s existing building blocks sizes and fenced property provide an overview of how permeable the study area is to the public.
How the zones are derived:
• Building footprints are first categorized into five sizes. Those classified as XS, S and M are buildings that by default is optimum for a walkable environment. Those classified as L and XL are considered too large a mass, therefore creating barriers for pedestrians.
• Properties that are fenced are captured as non-permeable areas.
• Building footprints that are L and XL which provides public through way are considered permeable (Such as Komtar JBCC and City Square)
Permeability analysis
Permeable: Small blocks or large blocks with public through way
Non Permeable: Large buildings and fenced properties
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
Source: APUDG Sdn. Bhd.
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X.X
3
Click on images to find out images' sources.
Building Access and Designed Frontage
To gauge the current potential active frontage across IIBD BIDS study area, a total of 1,305 building and lot access has been surveyed.
This survey captures building and lot access according to its privacy and function. It is found that high concentrations of building access is found along Jalan Wong Ah Fook, Jalan Trus and the Heritage Zone.
On the other hand, scarce clusters of public entrances can be found around Jalan Ayer Molek – especially around Menara Tabung Haji and Mahkamah Majistret Johor –and Jalan Syed Mohamed Mufti – especially around Holiday Inn and Menara TJB.
Business Improvement District Scheme (BIDS) Ibrahim International Business District (IIBD)
X.X 4 Parking Access Drop Off Lobby Private Access Service Access Semi Public Access Public Access
Click on images to find out images' sources.
Density
of building Entrances
Entrance Density by Street
This analysis aims to identify which streets accommodate the most entrances. Streets with the highest density of public entrances like Jalan Trus, Jalan Wong ah Fook, Jalan Dhoby and Jalan Meldrum are considered one of the physical enablers for vibrancy.
Method: Types of building and lot entrances are captured within 20m buffer of road reserves. Streets are arranged according to lengths. This study assumes 100% building occupancy scenario throughout study area.
Vibrancy gauge: number of public access within 100m of street
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
Source: APUDG Sdn. Bhd.
Density analysis on existing entrances show that shop house typology has highest potential for creating vibrant streets in the study area
X.X 5
High density of building entrances (Jl. Trus) Very low density of building entrances (Jl. Ayer Molek)
163 public entrances on Jalan Trus
Activity Spills
Spilled out nodes
A few building typologies allow its interior activity to spill out from the building mass. Such typology found in IIBD are the shophouses, school and parts of the shopping malls exterior.
Five Footway Movement
Typologies such as shophouses allows movements at it’s five-foot covered walkway. Different spill out nodes creates this movement and pays compliment to the vibrancy of the city.
Dimmed Activity at Building
The areas of the night market will enhance the vibrancy on the streetlanes while also dimming the activities within the building.
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
Five-Footway
Spilled out nodes
Cafes
Five-Footway
Spilled out nodes
Five-Footway Night market route Spilled Out nodes
Public in transit roaming area
This area activities dims down after 6pm
6
Activity spill outside of building or along circulation area, observed in the morning, at noon and in the evening.
School drop off crowd
School pick up crowd
Eateries along Jalan Meldrum continue
Eateries along Jalan Meldrum
Night market ignites the vibrancy at the street
along Jalan Tan Hiok Nee
Cafes along Jalan Tan Hiok Nee
Eateries along Jalan Meldrum
Breakfast opposite of Perada
Lunch opposite of Perada
Roaming beside Sg Segget
Instagram moment as lights highlight historical building
Building Character
With an estimated total façade surface area of 4,880,704 sqm, this survey finds clusters of buildings with distinctive architectural styles.
Source: APUDG Sdn. Bhd.
Existing buildings within the IIBD BIDS study area are mainly characterized by the plaster and glass contemporary style (2000-2020’s), post modern shop offices (19601980’s) and the flush aluminum cladding (1980-1990’s). This may be attributed to the development boom within the study area from 1980*. The charm of the place, however, comes from the heritage zone that is dotted by quaint pre-war, art deco, straits eclectic and neoclassical shophouses.
*Refer to University Malaya xxx
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
X.X 7
Percentage of building façade by building character
Malayan Tudor Revival
Malayan Tudor Revival
Building Character
A visual glossary of building style within IIBD BIDS
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
8
X.X
Utilitarian Shop House
Early Modern
Colonial Saracenic
Straits Eclectic
Post Modern
Malayan Tudor Revival
Southern Chinese Chamfered concrete and microtiles
Chinese Temple
Neoclassical
Stone and Concrete
Dravidian
Art Deco
Flush Aluminum and Glass
Gurdwara
Brutalist Clear Glass and Spider
Neo Gothic
Dravidian
Stone and Concrete
NeoGothic
Colonial Saracenic Stone and Concrete
Post Modern
Malayan Tudor Revival
Source: APUDG Sdn Bhd.
Click on images to find out images' sources.
Façade Orientation
The orientation of 4,880,704 sqm of façade has been identified within the study area. This may give an overview of the solar radiation that may be generated from these surfaces.
Shadow cast during march and september equinoxes
Source: APUDG Sdn. Bhd.
Source: APUDG Sdn. Bhd.
Due to existing street alignment, the majority of building façades orientate towards northeast (1,099,356 sqm), southeast (776,656 sqm), southwest (855,280 sqm), and northwest (816,020 sqm)
Sunset from Holiday Villa Johor Bahru City Centre
Sunrise from the Causeway
Source: Trip.com
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
Source: iStock
X.X 9
Percentage of facade orientation within IIBD BIDS study area, with GFA in Sqm
Façade Orientation
According to Johor Bahru’s annual sun path profile, most building blocks within the study area are oriented such that it receives a lot of direct sunlight during June and December Solstice.
Facades that receive direct sun at different times of year within IIBD BIDS
Source: Gaisma
June Solstice March + September Equinox
1,398,264
Sqm of façade that receives direct sun light during Juune Solstice
437,260
Sqm of façade that receives direct sun light during March and September Equinoxes
2,256,212
December Solstice Afternoon sun Morning Sun
Sqm of façade that receives direct sun light during December Solstice
Source: Suncalc Source: APUDG Sdn. Bhd.
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
Source: Suncalc
Source: APUDG Sdn. Bhd.
Source: Suncalc
Source: APUDG Sdn. Bhd.
10
Afternoon
Morning Sun Afternoon sun Morning Sun
sun
Shadow Casting
A study on shadow cast by building mass, according to Johor Bahru’s annual sun path profile.
March
June
Source: Suncalc
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
Source: APUDG Sdn. Bhd.
December
Afternoon shadow Morning shadow Afternoon shadow Morning shadow
shadow Morning shadow
Afternoon
11
X.X
Solstice
+ September Equinox
Solstice Afternoon sun Morning Sun
Afternoon sun Morning Sun
sun
Source: Suncalc
Source: Suncalc Afternoon
Morning Sun
Taxi & E-Hailing Drop Off Points
The following findings inform the distribution of possible stop points for taxi and e-hailing vehicles. Density mapping shows projected congestion around shop house or shop office typology.
Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
X.X 12
Source: APUDG Sdn. Bhd. Off Density Map
Drop
Designated drop off points as well as shop lot entrances are assumed as taxi and e-hailing stop points Count of entrances
Business Improvement District Scheme (BIDS) Ibrahim International Business District (IIBD) 13
can be used in any slides like building heights
Extra,
Extra, can be used in any slides like building heights
Business Improvement District Scheme (BIDS) Ibrahim International Business District (IIBD)
14
Surface Parking and Parking within Buildings
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Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
X.X 15
Source: Lorem Ipsum Dolor
Inset Caption
Map for en. Azman
Bus Stop Catchment Area
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Business Improvement District Scheme (BIDS)
Ibrahim International Business District (IIBD)
X.X 16
Source: Lorem Ipsum Dolor
Inset Caption
Map for en. Azman
