Sarasatr: Journal of Architecture and Design

Sidewalk Development for Promoting Access to Public Assistance of Older Persons : A Case Study of Khon Kaen City Municipality

Panida Martnok, Panayu Chairatananonda — Fri, 18 Oct 2024 00:00:00 +0700

The concept of building a friendly city for older people by adjusting the physical environment is considered one of the crucial components of promoting older people’s better health and quality of life. Based on this tenet, designing a suitable footpath and considering older people’s needs are vital to the reduction of risks and the increase of safety in travelling, especially for older people living in Wat-Thad and Wat-Klang communities where the proportion of the elderly has continuously, increased. The research aimed to 1) survey the physical environment of footpath, approaching public assistance, 2) observe the elderly’s behavior and satisfaction on footpath in communities, and 3) create the proposal concept in developing the suitable footpath with the elderly’s need in city area. This research used various tools, including the questionnaire on the footpath’s physical environment to analyse problems, limitations, and footpath potentials, the interview of staff in the Engineering Division, Khon Kaen municipality and the questionnaires collecting travelling behaviour, satisfaction and attitude of elderly on the footpath in community. The data analysis used descriptive statistics. Interestingly, from 370 samples, the results of investigating the physical environment following six components in the monitoring list showed three qualified evaluations, namely 1) land utilisation in the communities, 2) linking the transportation network, and 3) beautifully attractive places for walking. However, three unqualified evaluations were 1) safety footpath availability, 2) design for all people, and 3) walking on the footpath to access public assistance and facilities. Moreover, the results from the questionnaire to study older people’s travelling behaviour, indicated that the most travelling objectives were grocery shopping and accessing the recreation sites with frequent visits three to five times per week. Furthermore, older people’s satisfaction with the community footpath was overall at a high level, This research proposed suggestions for developing a safe footpath to ensure safe walking access to facilities and public assistance.

The Participatory Design for Klongkrachang Cultural Street, Phetchaburi Province

Racha Thavara — Fri, 18 Oct 2024 00:00:00 +0700

Phetchaburi is an ancient city with a long history that dates back to the Dvaravati period. It was one of the most important trading ports during the Ayutthaya era, making it enrich with wealth and cultural diversity. “Phetchaburi crafted arts” have been known for their uniqueness and passed down through generations. However, the cutting of Petchkasem Road to bypass Phetchaburi City, along with the expansion of urban development away from the old town area, has resulted in several challenges. These include the reduction of the original commercial areas, a decline in the local economy, and an increase in the number of older residents in the community. As a result, the area's way of life may seem less vibrant. This directly affects the cultural heritage of Phetchaburi Old City. Many cultural heritage items lack proper inheritance, restoration, and conservation. To address this, the researcher chose the area around Khlongkrachang Street, a small but historically significant road in the heart of Phetchaburi Old Town, as a case study. This area is rich in traditional cultural heritage, evident in its architecture, art, and traditional ways of life. However, it faces the problems mentioned above. Fortunately, there is a growing awareness among leaders and community members about the importance of restoring cultural heritage and revitalizing the community's traditional way of life.

The objectives of this article are: 1) to study the participatory design process, using the case study of The Participatory Design for Klongkrachang Cultural Street, and 2) to study the factors that facilitate participation by using the Participatory Action Research (PAR) method through the planning process in community conservation and restoration. This includes site surveys, interviews with representatives of agencies and communities in the old town of Phetchaburi, Public forums, Focus Group, and organizing activities with the community.

The study found that the planning process for community conservation and restoration in the form of "Creating a Design Approach for the Khlongkracheang Cultural Street" was satisfactory to all parties involved, especially the community members. The success factor was the creation of participation at every step, from jointly surveying, brainstorming, designing, experimenting, and decision-making. Key factors facilitating participation included the community's shared issues regarding cultural heritage in the area, with mutual learning and exchange through various processes and tools. This helped the community understand the problems and recognize the importance of their cultural heritage, leading them to form groups to restore, care for, and manage the area independently. They could push the project with local and governmental agencies, gaining budget support for tangible outcomes. This study's results can serve as a model for cultural heritage restoration in other old communities with similar contexts.

The Study of Flood Hazard Parameters by Delphi technique : A Case of Sappaya District, Chainat Province

charin vittayapohn, Panayu Chairatananonda — Fri, 18 Oct 2024 00:00:00 +0700

Nowadays, floods have become one of the major disasters that affects people who live in the central plain of Thailand. The flood types and factors for each location are different depending on the geography of the location and other anthropogenic activities. This study focused on the flood factors in Sappaya District, Chainat Province. Sappaya District is a flood sensitive area because it is the first downstream district which has been affected from increasing the discharge rate from the Chao Phraya Dam and most of urban areas in this district are in a riverbank along the Chao Phraya River. The Delphi technique was used to receive a consensus from the local expert group about the flood factors of Sappaya District. The local expert group consists of 12 local experts who are associated with flood assessment, mitigation, and prevention in Sappaya area. To receive the consensus of flood factors of Sappaya District, 3 rounds of questionnaire surveys were conducted.

The results from the analysis of questionnaire surveys revealed that the flood factors groups which impact to Sappaya District from high to low levels are rain accumulation, water management, flood prevention structures, physical characteristics of the river, city plan or land used, and geography of the area, respectively. The consensus of flood factors of Sappaya District from the local expert group can be used as the foundation for the planning and policy studying of flood prevention and mitigation in this area. The comparison study of the differential aspects from the local experts and the GIS results in the flood factors is another potential further study of this area of work that may lead to the improvement of the flood local assessment.

Sustainable Operational Strategies of Resort Businesses Certified By Green Hotel Standard in Phuket Province: Case Studies of Kalima Resort and Spa Phuket, Peach Hill Hotel and Arinara Bangtao Beach Resort

Panwad Pholbumroongwatchara — Fri, 18 Oct 2024 00:00:00 +0700

Today, the world is placing a strong emphasis on sustainable development, including in Thailand, where the tourism industry generates significant revenue but also consumes substantial energy and has notable environmental impacts. This research aims to explore the role of certification in promoting sustainable operations. The study focuses on the operational strategies of resorts in Phuket province that have achieved Green Hotel certification at gold, silver, and bronze levels, using three case studies: Kalima Resort and Spa Phuket, Peach Hill Hotel, and Arinara Bang Tao Beach Resort. Data were primarily collected through interviews with entrepreneurs, followed by analysis to extract key insights and recommendations for advancing Thailand's sustainable tourism sector.

The study reveals three key findings. First, the resorts have successfully adapted to become more sustainable. Key drivers for obtaining Green Hotel certification include business expansion, environmental considerations, location, and the sustainability vision of their leadership. Second, the case study resorts prioritize sustainability across four main areas: (1) resource and energy management, (2) community engagement, (3) sustainable procurement, and (4) human resource development. Given that hospitality is a long-term investment, efficient resource management is crucial for cost reduction, while service enhancements are important for revenue generation. Third, the overall sustainability performance of these resorts is positive. Entrepreneurs report that participation in Green Hotel certification has been well received by guests, employees, and local communities, with all parties benefiting. However, some guests may offer negative feedback due to a lack of understanding of the resort's sustainable practices.

The research highlights several critical factors for achieving success in sustainable accommodation. These include effective energy and resource management, active engagement with and support for community enterprises, involvement in social initiatives, and fostering awareness and knowledge of sustainability among both staff and guests.

Suitable Tools for Thermal Comfort Evaluation in Air-conditioned Exercise Facilities

Nuttamon Swangphol, Suphat Bunyarittikit, Chanin Thipyophas, Poon Khwansuwan — Fri, 18 Oct 2024 00:00:00 +0700

This research aims to create a research tool for studying the thermal comfort conditions of exercisers in air-conditioned exercise facilities. Using 1 exercise facility to test the tool, the research is conducted by reviewing the literature creating and testing a tool to measure the comfortable state of exercisers using a questionnaire. Along with measuring the air condition inside the exercise facility, results from a survey of the weather conditions in the exercise facility are analysed. Measurement is done hourly for 1 day during 15:00-19:00 hrs. There is an average air temperature of 27°C, average relative humidity of 53%RH, and average wind speed of 0.35 m/s, along with testing of research tools or questionnaires. From the results of testing the research tools, it can be concluded that the research tools of ANSI/ASHRAE Standard 55 (2023) including the thermal sensation scale and preference scale are consistent with each other and are consistent with the measurement results in the same direction. The research tools of Kitchai Jitkhajornwanich (2013) including the acceptability scale and the velocity scale, are consistent with each other in the same direction. These research tools are worth developing further. As for the humidity scale, it was found to be inconsistent with acceptability scale due to the opposite answers to the questionnaire. Therefore, it is not worth for a further development. When looking at the consistency between all the tools, it was found that the thermal sensation scale, acceptability scale and velocity scale were consistent in the same direction. Therefore, from the test results of all tools, it can be concluded that the thermal sensation scale, preference scale, acceptability scale and velocity scale are worth for further development.

Problems and Solutions of Siam Square One’s Waste-water Treatment System

kosin jaemprasert — Fri, 18 Oct 2024 00:00:00 +0700

The objective of this article is to study the problems and solutions related to the wastewater treatment system in a shopping center, Siam Square One, which encountered unpleasant odors one month after its opening. This empirical study involves collecting data during the period when issues with the wastewater treatment system occurred. The results revealed four main issues with the wastewater treatment system: 1) the use of cleaning chemicals. 2) unpleasant odors within the shopping center. 3) black stains on metal jewelry in the shops. and 4) ventilation issues from the wastewater treatment plants, with air being released near the side entrance of the building on the first floor. The solutions for the wastewater treatment system issues are categorized into two types: 1) non-investment solutions, which involve controlling the use of chemicals before they enter the wastewater treatment system. and 2) investment solutions, which involve installing ventilation fans and hiring a management team to oversee the wastewater treatment system.

The study and the lessons learned from this case will be beneficial both academically and practically for managing physical systems in the future.

Maintenance Management of Building Systems and Related Mechanical Systems in Automotive Service Buildings: A Case Study of 7 Automotive Service Buildings in Bangkok

Charnrit Katesawai, Wanlaya Patanapiradej — Fri, 18 Oct 2024 00:00:00 +0700

Maintenance management of building systems and related mechanical systems plays a key role in supporting the core business of seven case studies of automotive service buildings. These buildings have distinct functional qualities depending on their primary missions, and work areas are created based on the nature of the work to ensure consistency. The size of the occupied building space is limited. Understanding the core functions of each building leads to efficient and successful maintenance management. This study focuses on maintenance planning and management, aiming to analyze the work plan and scope of work from building technicians and outsourcing. The study uses a case study method, conducting empirical research, document analysis, and interviews with the building management team. The data was then distributed to identify common traits and conduct a summary and discussion of the findings. The findings revealed that: 1) All seven buildings have distinct major activities: sales, car inspection and repair, four buildings include body and paint work, and three buildings exclude body and paint work. 2) Two technicians visit all seven buildings once a week to complete planned tasks and unplanned work. 3) Mechanical system maintenance roles are unclear between the service building mechanics and the central building technicians. 4) An outsourcing agency was hired to carry out system maintenance, but several systems were not covered in the maintenance program. 5) Oil is being drained, and there are storage areas for oil and hazardous materials. Paint work and storage rooms are also in place, necessitating increased fire safety precautions. 6) Procedures for the disposal of fire and health hazardous waste are in place. 7) Nearby buildings, such as commercial and residential structures, require consideration of noise, odor, and fire impacts. In conclusion, it is necessary to consider the safety of not only the building users but also the neighboring buildings, as part of social responsibility.

Facility Management for Government Bank’s Office Branches: Case Study of Bank for Agriculture and Agricultural Cooperatives

Thammawoot Intuseth, Wanlaya Patanapiradej, Traiwat Viryasiri — Fri, 18 Oct 2024 00:00:00 +0700

Bank for Agriculture and Agricultural Cooperatives is a government bank that is required to build office branches to support the bank's objectives and mission. Facility management is therefore necessary to keep the building ready for use. This study aims to study and analyze facility management for office branchesproblems and obstacles in managing physical resources. Using empirical study method by survey and collect information from the area and actual use of the case study building. The obtained data and findings are then compared with related theoretical frameworks and theories.

This study found that the bank's management is divided into two parts: the head office section assigned to the administration department responsible for cooperation regarding the maintenance of office branches. Regional branch departments are departments assigned to employees in general management positions and departmentsof the branches responsible for and taking care of the office branches. The buildings are located in community areas to accommodate customers. The building’s age ranges from 5 - 44 years most of the usable space is used as a banking area, loan office, and staff accommodations. The interior and exterior of buildings that are between 5 and 15 years old and 35 years old andabove will be in good condition. Because it was new buildings and that has just been renovated. But buildings between 15 and 35 years old will be in fair condition because it has not been renovated. As for the engineering systems, it was found the buildings have all building engineering systems by standards. However, there will be problems with the sanitation system, which found problems with water leaks and bad smells in the restroom and found that the cost of maintaining the building each year was not sufficient.

According to the study results, it can be concluded that the employees who was assigned to take care of office branches has responsibilities from the assigned routine work. Facility management is assigned additional responsibility. So there will be obstacles in managing facility management for office branches if the building is old and dilapidated. An inspection of engineering systems, details of building maintenance, and a plan for maintaining building assembly systems should be established. To be used as a tool for taking care of office branches.

Guidelines for Material Selection in Building Components to Reduce Life Cycle Impacts in Office Buildings in Thailand

mananchai pattarapongmanee, Sarin Pinich, Atch Sreshthaputra — Fri, 18 Oct 2024 00:00:00 +0700

Nowadays, the primary cause of the greenhouse effect in the building sector is energy use during the operational phase. However, construction material manufacturing is another significant contributor to greenhouse gas emissions. For this reason, choosing environmentally friendly construction materials is crucial and should be considered at the building design stage to reduce environmental impacts as much as possible.

This research focuses on assessing the environmental impact of office buildings in Thailand through two case studies, each with a gross floor area not exceeding 10,000 square meters and different building materials, using the life cycle assessment method according to the EN-15978 (2011) standard. Data on material quantities were collected from building information modeling (BIM) and construction documents. The impacts were evaluated using One Click LCA, and the energy use was analyzed using EnergyPlus. Findings indicate that flooring systems emit the most greenhouse gases, followed by piles and exterior wall systems. Four mitigation strategies aligned with these high-impact components are proposed, including 1) Replacing post-tensioned slabs with bubble deck slabs, 2) Increasing the use of fly ash in concrete, 3) Replacing external walls with autoclaved aerated concrete block walls, and 4) Replacing external wall with fiber cement walls (Case Study 1 switch from a precast concrete wall system, and Case Study 2 switch from a Masonry wall system). Each strategy could reduce energy use and environmental impact compared to the reference building design, aligning with LEED BD+C V4.1 criteria.

Expansion of Habitat in the North of Bangkok, before and after Development of the MRT Pink Line

noppakrit thanpiriyakorn, Yuwadee Siri — Fri, 18 Oct 2024 00:00:00 +0700

The objective of this research was to study the expansion of housing in the upper Bangkok area before and after the development of the MRT Pink Line. The researcher decided to 1) examine the layout of housing, utilities, and public facilities along Tiwanon Road, Chaengwattana Road, and Ramintra Road before the construction of the MRT Pink Line, 2) analyze the expansion of public utilities and facilities, and their impact on housing styles before and after the development of the MRT Pink Line, 3) compare housing developments before and after the implementation of the MRT Pink Line and, 4) investigate the alignment of international concepts and theories with the urban expansion of housing, utilities, and public facilities associated with the MRT Pink Line development between 2011 and 2024. The specified period was divided into three phases: 1) before the decision to construct the MRT Pink Line was made, 2) the commencement of the MRT Pink Line construction, and 3) the completion of the MRT Pink Line construction. The research methodology was documentary research. Data was collected through field surveys and subsequently represented in cartographic form. The data was analyzed through theoretical concepts related to urbanization.

The findings revealed that the expansion of housing in the upper Bangkok area has an impact on the development of the road network connecting the suburbs with Bangkok, resulting in low-rise housing types along main roads such as Tiwanon Road, Chaengwattana Road and Ramintra Road. It also covers shophouses along the road. When the MRT Pink Line began construction, the housing style changed to high-rise housing in some areas along the MRT Pink Line, especially at the intersection of the road and rail networks. Moreover, it significantly affected the dynamics of commerce. When the MRT Pink Line was completed, high-rise residences increased noticeably at the MRT Pink Line connection point with other electric trains. More community shopping centers are being developed in high-rise and low-rise residential areas near BTS stations. Within the Pink Line MRT station area, there are high-rise residential developments, shopping malls, and community shopping centers. Outside the MRT Pink Line station area, there are low-rise residential developments, shopping malls, and community shopping centers, following the development of residential expansion and the rail network.

Process and Physical Characteristics of Residential Units in the Development of a WELL Building Standard Certified Multi-family Residential Project

Chayanont Taechahasadin, Phatsaphan Charnwasununth, Atch Sreshthaputra — Fri, 18 Oct 2024 00:00:00 +0700

In recent years, condominiums have become increasingly popular in Bangkok, and people have begun to pay more attention to living in a way that promotes well-being. This study focuses on the process and physical of residential units in the development of condominium projects that have been certified by the WELL Building Standard. This Standard is a strong emphasis on the well-being of building occupants. In 2022, only one project in Thailand received WELL certification for multi-family residential buildings. This project is a 42-storey condominium with 222 units located in Bangkok. The researcher conducted the study using methods of literature review, project documents, physical observation of the building, and in-depth interviews.

The study found that the development process for WELL Gold Certified Multi-family projects involves seven additional steps compared to non-certified projects. All 26 criteria from 6 of the 7 WELL categories (Air, Water, Nourishment, Light, Comfort, and Mind) must be met in all residential units. These criteria fall into 2 categories: 1) physical criteria (5 items), such as sink size, operable windows, blackout curtains in bedrooms, two-basin deep sink, refrigerator with food labels and compartmentalized storage, under-sink trash bin with hands-free operation, and 2) system criteria (21 items), such as the use of MERV 13 or higher air filters. The air category demands the most extensive measures. The air category requires the most attention. The project developer, WELL experts, and designers agreed that the advantages of developing condominiums under WELL criteria include: 1) residents can be confident that they will live in a healthy environment and 2) the project will have a higher value. However, the disadvantages include increased costs for WELL certification and for materials and equipment that must meet WELL standards.

The Study of Laws on Architectural Plans for Residential Building Permit Applications under the Bangkok Metropolitan Administration Regulation B.E. 2544 (2001)

Watinee Poonpermpun, Traiwat Viryasiri — Fri, 18 Oct 2024 00:00:00 +0700

This report is part of a research study with the following objectives: 1) to study and review the relevant laws regarding the building permit plans for residential buildings under the Bangkok Metropolitan Administration Regulation B.E. 2544 (2001) 2) to study the issues related to the building permit application plans for the Bangkok Metropolitan Administration. This is a qualitative research study that collected data from the study of primary and secondary documents, as well as structured preliminary interviews. The data were then analyzed, and compared, and conclusions were drawn.

This study found that, in considering the relevant laws for building permit plans for residential buildings in Bangkok, it is necessary to consider the Bangkok Metropolitan Administration Regulation B.E. 2544 (2001) in conjunction with other related ministerial regulations. From the interviews with 9 people involving the submission of documents requesting building construction permission regarding issues related to building permit plans for the group of permit applicants, the following issues were identified: 1) issues in finding relevant laws for design, 2) redundant or conflicting laws, and 3) a different understanding between permit reviewers and applicants. Meanwhile, the group of permit reviewers also encountered similar issues: 1) issues in finding relevant laws for review, 2) a different understanding between reviewers and applicants, and 3) issues in reading building permit plans. In addition, interviews with the sample group found that the legal topic with the most differing understanding was related to building setbacks. The building permit plans for which reviewers most frequently required revisions were the site plans about building setbacks, as these involved the most relevant laws. The results of this study revealed issues related to building permit plans and preliminary information on relevant laws. This information can be used to develop guidelines for building permit plans, which could be one approach to addressing issues related to building permit plans for the subsequent full thesis.

Housing Project Management before Establishing a Legal Entity: Case Study of Housing Projects in Bangkok Metropolis and Vicinity

Chamaiporn Pengjan, Wanlaya Patanapiradej, Traiwat Viryasiri — Fri, 18 Oct 2024 00:00:00 +0700

The housing project is a result of residential development, involving the allocation of land for building houses or townhouses and the construction of utilities to facilitate living. There is a clear boundary of the project, both legally and physically. Housing projects differ in terms of project size, house types, market share (segment), common areas, and common fee collection rates. Therefore, the management of housing projects varies accordingly. This article aims to study the physical components of public utilities and the expenses incurred within the housing project (before establishing a legal entity) by collecting information from documents, surveys, photographs, observations, and interviews, followed by a comparative analysis. This will lead to suggestions and guidelines for managing housing projects before and after establishing a juristic person.

The study found that the 18 projects examined offer 16 types of common facilities, which are basic features required in every project. These facilities include entrances and exits, guard rooms, project fences, ornamental plants, project signboards, parking spaces, green spaces, common gardens, streets, walkways, lighting, electrical systems, water supply systems, water drainage systems, water treatment systems, and security systems. The other 9 items are considered secondary utilities because not all projects provide them. These include entrance arch structures, entrance arches, clubhouses, fitness rooms, swimming pools, sports fields, playgrounds, fountains, and ponds.

Furthermore, it was found that in 15 out of 18 projects, income was determined to be unbalanced with expenses. In these cases, income was lower than expenses by -0.92 to -59.04% (representing 0.47-186.23 baht per square wa). In the remaining 3 projects, income was balanced with expenses, with income higher than expenses by +0.08 to +7.78% (representing 0.02-2.31 baht per square wa).

Therefore, it can be concluded that there are 16 essential utilities that must be included in all types of housing projects and market segments. Other elements can be optional, depending on the type of house and market share. It was also found that market segmentation and housing project type are related to the expenses incurred within the housing project (before establishing a legal entity). Projects with higher market segmentation levels generally have higher administrative expenses compared to projects with lower market segmentation levels.

Approaches to Handle the Issue of Housing Demand of Employees Working in Laem Chabang Industrial Estate, Si Racha, Chonburi

Panpassorn Wiriyakidja, Yuwadee Siri — Fri, 18 Oct 2024 00:00:00 +0700

Laem Chabang Industrial Estate, Sriracha District, Chonburi Province has been laid out with infrastructure along the Eastern Economic Corridor (EEC) to become an industrial city. However, the industrial sector is very important to the economy and people's income. From searching for forecasts of future personnel needs from the tourism development and promotion action plan, it was found that labor trends in the Sri Racha District area tended to increase by more than 86,191 positions or 229%. As a result, the estimated demand for housing has increased a lot. Consequently, this research aimed to study the housing problems of labor groups and exploring strategies to manage these issues to predict future housing demand trends.

According to preliminary results, the main housing issues today are affordability and quality of life factors. Out of 423 samples, 198 people (46.8%) wanted to relocate, while 225 people (53.2%) did not need to relocate. The findings revealed that the demand group from the sample was 360 people with rental power or 85.1 %. When calculating the affordability by household income level, it was found that the average household income level was 15,200 baht per month and the average housing rental rate was more than 35-40 percent of income. When comparing the results, it was found that there was a significantly higher demand for relocating because rental power was inconsistent with income level. For transportation, most samples in the demand group traveled by motorcycles and welfare vehicles. On average, it was found that the demand group took 15-60 minutes from their current address to their workplace. It is possible that a sample group who took an average of 15-30 minutes to their workplace from their current address decided to stay in the Ao Udom-Laem Chabang and Sahaphat-Kao Kilo Road areas and a sample group who took more than 30-60 minutes to their workplace from their current address could stay in any location. It reveals the opportunity to develop networks and remote industrial areas to meet the housing needs of the growing labor group in the future. The results will be beneficial to entrepreneurs in the future further.

Attitudes toward Home Ownership among First-jobber Tenants in the Bangkok Metropolitan Region

Yanin Pitchayakul — Fri, 18 Oct 2024 00:00:00 +0700

First-jobber is a group of people who are in the early stages of their careers. They are between the ages of 21 and 30 and likely to be new graduates. At present, most of them belong to Generation Z, which has different attitudes from previous generations. Almost all of them want to own their own home but this group’s ability to own housing has decreased. Therefore, this research aims to study their economic and social characteristics, rental’s characteristics, reasons for current rental and attitudes towards future home ownership by asking 399 people of first-jobber who rent in Bangkok metropolitan region.

The study found that most of the sample group were single with a bachelor's degree. They mostly were full-time employees of private companies and did not have a second career, with personal incomes around 10,000 - 25,000 baht and household income over 100,000 baht. Playing on social media was reported as their favorite hobby. They usually rent an apartment room located in metropolitan provinces. with 21-25 square meters and 5,001-7,000 baht rent. Their reason for rental is that the location is near their working area or easy to travel to work. The sample group lives in a rented place every day and lives alone. They commute to work by motorcycle and take 15-30 minutes to travel. They use the accommodation area for cooking and exercising and some of them are used for raising pets. Satisfaction of the rental is at the moderate to moderate near high level. The most satisfactory factor is the location and they usually found no problems with renting. In the next 5 years, they want to buy (67.9%), want to rent (30.8%) and want other type (1.3%). They want to buy a single house or twin house priced at 1-2 million baht to increase the stability in life and want to rent a condominium priced 4,001-7,000 baht per month because they can move easily. Most are planning at the financial planning stage and have no plans to return to their hometowns right now.

The results of the study indicate that a majority of those in the first-jobber renters want to buy a house in the next 5 years, have the ability to pay in no more than 2 million baht and consider the location near their working area or easy to travel to work. Therefore, it is suggested that the National Housing Authority (NHA) and entrepreneurs consider accelerating the increase in the number of houses for rent and rent-to-own homes and also to improve the quality of houses for rent for people in their first 5 years of working then increase the quantity of housing projects which priced not more than 2 million baht, emphasize the design of a good atmosphere within the residence with a facility as necessary and focus on the locations that can travel easily. Also, they can establish a collaboration with financial institutions to promote knowledge on financial planning for housing to first-jobber 5 years before they buy a house.

Attitudes towards Well-being Living of Residents in Condominiums Priced 2-3 Million Baht in Bangkok Metropolitan Region

Naowarat Viwatborvornwong — Fri, 18 Oct 2024 00:00:00 +0700

The concept of well-being living has attracted significant attention, particularly within the vertical residential real estate sector. However, many modern condominium units are smaller than those in the past, which may impact residents' well-being. This research focuses on studying residents' attitudes toward well-being and analyzing the physical aspects of condominium components that affect well-being in condominiums priced between 2-3 million baht in the Bangkok Metropolitan Region. Data were collected through questionnaires from 470 residents and analyzed using descriptive statistics.

The study found that, first, respondents experienced a moderate to high level of well-being in their living environment. Responddents characteristics included a female majority (70%), aged 25-39 years (62.98%), and predominantly single (84.89%). The highest proportion earned a monthly income of 10,001-20,000 baht (25.74%). Most residents owned their condominiums (49.15%), lived alone (40.85%), and spent 6-12 hours a day in their condominiums (38.30%). Second, the physical aspects of condominium components that significantly impacted well-being included room features such as air quality, moderate temperature, and noise control, which residents deemed important yet unsatisfactory. Improving these aspects could significantly enhance well-being. Third, condominium characteristics that influenced well-being in living spaces included proximity to BTS and MRT stations, project type, building age, and unit size. Forth, residents with higher well-being levels often lived in low-rise condominiums within 500 meters of train stations, in buildings less than five years old, with unit sizes ranging from 30-34 square meters.

The study indicates that although condominiums did not adhere to international well-being assessment standards, residents still experienced moderate to high levels of well-being. Condominium units played a crucial role in impacting overall well-being. These findings can benefit developers and government agencies in creating condominiums that better promote residents' well-being.

Monitoring Application Usage by Juristic Person in Residential Condominium Management

Ariya Ariyachotima, Phatsaphan Charnwasununth — Fri, 18 Oct 2024 00:00:00 +0700

In 2024, the residential condominium real estate business in Bangkok is growing rapidly, leading to increased market competition. As a result, developers are focusing on improving the quality of property management to meet customer demands. The adoption of technology, such as applications, has become a crucial tool for enhancing the efficiency of property management. This article aims to study the concepts of application development, preparation for usage, usage monitoring and results, and the limitations of using applications in property management. The study includes a review of relevant literature, project document studies, interviews with application developers and project managers, and non-participant observations. The case study projects include The Address Siam-Ratchathewi, managed by Smart Service and Management Co., Ltd.; The Line Chatuchak-Mochit, managed by Plus Property Co., Ltd.; and Knightsbridge Kaset Society, managed by Primo Service Solution Co., Ltd.

The study found that the main factor driving the adoption of applications in property management is the change in living behavior of residents during the COVID-19 pandemic. Using applications can reduce paper resource costs, save time in operations, and improve the quality of information in various tasks. However, some limitations were identified, such as difficulties arising from inappropriate user interface design and features, lack of data integration, which can complicate operations, waste time, and prevent full utilization of the application’s potential.

The study's recommendations include that application developers should focus on designing user interfaces and features that are easy to use and meet operational needs while ensuring seamless data integration. Administrators should provide adequate training to prepare staff, evaluate the overall investment value in application development, and encourage further research on application usage in other dimensions to maximize the effectiveness of application implementation.

Evaluation of Funding Sources Efficiency for Small-scale Real Estate Developers in the Bangkok Metropolitan Area

sutthinon mankhong — Fri, 18 Oct 2024 00:00:00 +0700

The economy of Thailand is significantly driven by small and medium-sized enterprises (SMEs), particularly in the real estate sector. This study explores the resilience and adaptability of SMEs in challenging economic scenarios, such as the global financial uncertainty following the COVID-19 pandemic. It focuses on the financial management and planning capabilities crucial for the survival of these businesses, especially in terms of capital management. The research encompasses a sample of 508 small real estate companies, analyzing their financial statements from 2018 to 2022.

Findings indicate that 1) the majority (72%) of small companies in Bangkok and its vicinity earned less than 11 million baht in 2022, 2) the average registered capital remained stable at about 90 million baht per company in 2022, 3) small real estate firms have been experiencing operational challenges with increasing cumulative losses from 2018, peaking between 2020 and 2022, 4) the average debt of these companies was around 94 million baht per company in 2022, showing an upward trend, 5) in 2022, small real estate companies predominantly opted for debt financing over equity, 6) total revenues have trended downwards since the onset of the COVID-19 crisis, averaging 10 million baht per company in 2022 and 7) there has been a decreasing trend in net losses since 2021.

The study revealed that small real estate companies are likely to maintain their operational capital levels; if previous years were unprofitable, they might increase their capital the following year and vice versa. Debt was the primary source of financing adjusted first. Additionally, the research recommends that entrepreneurs utilize both equity and debt financing to maximize the benefits of each. It is crucial to sequence the use of these financing sources appropriately according to the company’s revenue. Initially, companies should opt for equity financing to avoid interest burdens. Subsequently, they can leverage debt financing to spur growth once they have sufficient revenue to cover potential interest expenses. This research can aid entrepreneurs in planning and selecting financing sources and inform financial institutions and governmental bodies about how to better support and develop SME efficiency.

Marketing Strategy of Pet-friendly Tourist Accommodations in Khao Yai Tourism Area, Nakhon Ratchasima Province

Patchara Puttanimon — Fri, 18 Oct 2024 00:00:00 +0700

Currently, the group of customers who love animals has grown a lot. And there is a desire to take pets to travel to various places as well. Many accommodations recognize this demand trend. This has resulted in the growth of the tourist accommodation business that allows pets to stay. Especially in the Khao Yai tourism area. The article therefore aims to study the characteristics of accommodations and marketing strategies, including problems, obstacles, and limitations of pet-friendly tourist accommodations in the Khao Yai tourism area. By collecting data from the Booking.com website, the accommodation's website, and the Facebook page, as well as interviewing 6 case study accommodation operators and analyzing the qualitative data to summarize lessons learned from implementing the said marketing strategy.

The study found that 1) there are 3 types of pet-friendly tourist accommodations in the Khao Yai tourism area: hotels, resort/villa and other types such as tents, tree houses, farm stays, etc. The entrepreneur's main idea is that they love pets and want to have space for pets, 2) accommodation characteristics and important amenities. This is the type of accommodation that has a lawn area, 3) 4 groups of customers come to use the accommodations: teenagers, working age group, family group, and couples. The group of customers who are most likely to come back and use the service again is the family group because they like the service of the accommodation and it is an accommodation that accommodates pets. From the target group that came to use the service, the researcher found that the previous accommodation marketing strategies that the operators had implemented were product strategies, such as having a lawn area in front of every residence. Having 24-hour care staff and marketing promotions such as free accommodation for the first dog, 4) problems and obstacles that most entrepreneurs have to face are: customer responsibility for their pets during their stay which affects amenity listing and room pricing.

The study reveals important lessons for implementing pet-friendly accommodation marketing strategies. The key strategies to consider are: 1) determine the type of accommodation and its characteristics, focusing on optimizing the usable area for pets, which influences pricing and activities, 2) enhance the experience for customers who bring their pets, increasing the likelihood of repeat visits by ensuring staff are trained to handle pets and providing specific amenities for them, 3) include more pet-related offers in marketing promotions to attract more customers, such as special deals, discounts, or packages designed for pet owners. By focusing on these areas—product, service, and marketing promotion—accommodations can effectively attract and retain pet-owning customers.

Restoration and Improvement of Public Spaces for Recreation and Relaxation in Community Areas and Workplaces: A Case Study of the Coastal Area near Suchada Beach, Mueang District, Rayong Province

Pathomrat Ruangkaew, Panayu Chairatananonda — Fri, 18 Oct 2024 00:00:00 +0700

This research aims to understand the restoration and improvement of public spaces suitable for recreational and leisure activities of the community, focusing on the area around Suchada Beach in Mueang District, Rayong Province, which has potential for development and presents effective development guidelines for the sustainable use of public spaces in the community and helps improve the quality of life of the people in that area. The objectives are as follows: 1) to study the physical characteristics and current problems of the area. 2) to study the activities and amenities provided in the area. 3) to study the needs of the agencies responsible, community members, and service user groups in the area. 4) to propose suitable restoration and improvement guidelines for supporting recreational and leisure services. Data collection tools for the study included a field survey form to identify current problems, recreational activities, and facilities, an interview with relevant agencies to understand their plans, needs, and regulations affecting the situation being analyzed, and a questionnaire to survey opinions and gather information that will lead to conclusions for the rehabilitation and improvement of public spaces for recreation and relaxation. The sample group for this research consists of community members and service users who participate in recreational and leisure activities in the area, totaling 400 people. The statistical analysis used includes frequency, percentage, average, and inferential statistics to describe the data characteristics. The study found that the majority of the sample group engaged in recreational activities in the area (49%), followed by eating (29%) and shopping (11%). The main suggestions for facilities in the area from the sample group were to increase the number of public toilets (39%), followed by seating and benches (26%), and suggestions for greenery and shops/markets (9% each). The research suggests that collaboration among relevant organizations, communities, and the private sector greatly enhance the effectiveness of restoration and improvement efforts.