Sarasatr: Journal of Architecture and Design

Reflections on Nat Pwe at Household No. 143: Changes of “Body Techniques” and Domestic Spaces within the Spiritual Cult of Myanmar

Aung Khant, M.L. Chittawadi Chitrabongs — Fri, 19 Dec 2025 00:00:00 +0700

This article explores the changes in body techniques of shikho, a five-point prostration, which is a fundamental practice during acts of devotion within the spiritual cult of Myanmar, and domestic spaces, particularly during nat pwe, a spirit possession festival at contemporary household No.143. Using Marcel Mauss’s “Techniques of the Body” as a theoretical framework to explore the evolving traditions and beliefs of the people in a spiritual cult, this research aims to understand how the shikho have changed due to colonization and its relation to sacred spaces within the domestic contexts in contemporary Myanmar.

In “Techniques of the Body”, Mauss argues that body techniques can be passed on from one generation to the next. Habits are read as traditions, and body techniques are learned behaviors, rather than instincts. Mauss emphasizes that each society develops its own unique forms of body techniques, shaped by social, educational, cultural, and environmental factors. While previous scholars have analyzed the changes within Myanmar’s spiritual cult due to the historical shifts, the relationship between body techniques and domestic spaces remains underexplored. This research addresses this gap. Using Mauss’s theoretical framework with architectural analysis, this research offers a new lens to examine the changes in habits and sacred spaces in residential buildings.

Traditional and post-independence practices of shikho are compared and analyzed. A contemporary case study of nat pwe in a contemporary Buddhist household is conducted to analyze the bodily techniques practiced by nat kadaw, spirit medium and non-worshippers, revealing how rituals have adapted and changed to the beliefs of the inhabitants and the urbanized landscape of modern Myanmar. By emphasizing contemporary shifts and tracing these traditions, this research aims to understand the relationship between anthropology, bodily practices, and architectural spaces. The finding suggests that domestic spaces are organized by the beliefs and habits of the inhabitants, and the spaces influence bodily practices and vice versa. As bodily practices changed and some endure, this study contributes to ongoing discussions on cultural identity, tradition, and the built environment.

Façades as Defensive Interfaces: Bottom-Up Architectural Adaptations Against Urban Monkeys in Lopburi Old Town

Pitchawut Virutamawongse — Fri, 19 Dec 2025 00:00:00 +0700

Human–monkey conflict in Lopburi’s old town has long shaped residents’ lives and the form of its historic urban fabric. This study investigates bottom-up architectural adaptations developed by local residents to protect their properties from urban monkeys, focusing on both the typology of deterrent elements and their spatial distribution.

Fieldwork documented the façades of buildings surrounding Phra Prang Sam Yot, analyzing each vertical bay from the second floor upward to record how deterrent elements were applied as single or combined strategies. Six principal types of monkey-deterrent elements were identified: ironwork, wire-mesh grilles, solid and slatted façade cladding, barbed wire, and electric fencing. Many of these remain despite the recent reduction in monkey populations, reflecting a long-standing resident-driven response to the pressures of human–monkey coexistence.

Findings show that deterrent measures often appeared as layered protective strategies in areas of intense conflict or higher commercial value, while other sections remained unprotected due to building abandonment or the relocation of residents. The study highlights the façade as a negotiated interface between humans and monkeys, shaping both the appearance and identity of the historic streetscape. Yet these measures remain fragmented, implemented individually by property owners with no communication or coordination, leading to discontinuous protection across the street-façade network and reducing overall effectiveness.

The research underscores the need for integrated urban strategies that recognize the dynamics of human–wildlife coexistence and draw on adaptive architectural mechanisms to inform urban-space design that supports multi-species coexistence, grounded in species behavior, environmental context, and local resources.

Architectural Communication through Extension Methods

Pattaraporn Thamma — Fri, 19 Dec 2025 00:00:00 +0700

Many historic buildings have been abandoned or underutilized due to functional limitations and regulatory constraints. Architectural extension has therefore become a crucial mechanism to balance between preserving original values and accommodating contemporary needs. This study investigates and analyzes architectural communication through the process of architectural extension, employing the theoretical framework of architectural communication and the concept of the relationship between the old and the new (Contrast and Continuity). The aim is to understand how extension can convey the architect’s intention and establish a dialogue with the past. The main research question is In what ways does extension generate forms of architectural communication ? The methodology is based on typological analysis and the interpretation of the architect’s intention in relation to the structural, material, and heritage dimensions of extension works. Three case studies are examined Shanghai Foreign Language School, Music School Louviers Extension, and Vast Gallery & Artist Residency. Findings reveal that extension produces three primary modes of architectural communication 1) Respect for the past through the exposure of original structures and materials. 2) Transition expressed in connecting spaces such as halls, courtyards, and corridors that reflect the passage of time. 3) Reinterpretation employing contemporary forms and materials to question or propose new perspectives on the past. Thus, extension is not merely the addition of functional space, but rather a design process of communication that creates continuity between past and present across dimensions of concept, aesthetics, and contemporary cultural values.

Development and Performance Evaluation of Recycled Textile Composites for Creative Architecture

Thawatchai Rawboon, Vachira Saengrasmee — Fri, 19 Dec 2025 00:00:00 +0700

This study evaluates the potential of epoxy–resin composites reinforced with recycled textiles as architectural finishing materials, with the aim of identifying suitable resin-to-textile ratios and fabric lay-ups. Four resin-to-textile mass ratios were investigated—1:0.5, 1:0.4, 1:0.3, and 1:0.2—together with three reinforcement configurations: 1) cotton textile fibers (EC), 2) polyester fabric sheets (EP), and 3) a hybrid of both fibers and sheets (ECP), stacked in discrete layers. Physical properties (surface characteristics, density, water absorption, and thickness swelling) and mechanical performance (flexural strength) were determined and benchmarked against the Thai Industrial Standard for plywood products (TIS 876-2565).

The results show that EP panels exhibited a smoother and glossier surface than EC panels, which displayed a rougher texture with visibly alternating fibers. All three lay-up schemes afforded wide aesthetic latitude for color and pattern design. The EP composite achieved the highest flexural strength (42.49 MPa), relatively high density (865.54–1075.51 kg/m³), low water absorption (0.38–4.87%), and the lowest thickness swelling (0.02–0.08%), followed by the EC and ECP composites, respectively. When compared with TIS 876-2565, the optimal resin-to-textile ratio was 1:0.2, yielding flexural strength exceeding the plywood standard along with favorable physical properties. These findings indicate that the developed composites are promising for advancement into decorative wall panels and furniture components.

In summary, epoxy–resin composites incorporating recycled textiles offer a compelling alternative for architectural finishes that adds value to textile waste and mitigates solid-waste burdens, while supporting upcycling practices and the transition toward a circular economy.

A Study on the Properties of Concrete Blocks Mixed with Rubber Seed Shells: A New Approach to Environmentally Friendly Building Materials

Worawut Matthayan — Fri, 19 Dec 2025 00:00:00 +0700

This study aims to develop lightweight concrete blocks using ground rubber seed shells (RRIM600), an agricultural by-product rich in cellulose, as a partial replacement for coarse aggregate (crushed stone). The research objective is to enhance thermal insulation, reduce unit weight, and lower production costs, while maintaining the minimum compressive strength (≥ 2.5 MPa) as specified by the Thai Industrial Standard (TIS 58–2533). Rubber seed shells were used to replace crushed stone in proportions ranging from 0% to 100% by weight. The optimal mix (A2), with 20% replacement, achieved an average compressive strength of 4.98 MPa. When molded into standard concrete block dimensions (19 × 39 × 7 cm), the A2 mix reduced unit weight by 10.58% compared to the control mix (A0), and by 7.00% compared to conventional market blocks. Thermal conductivity decreased by 18.87% and 21.40%, respectively, indicating enhanced thermal performance. Field testing further revealed that buildings constructed with A2 blocks exhibited indoor temperatures up to 1.04 °C lower during the day compared to buildings using conventional concrete blocks. Additionally, the production cost of A2 blocks was 7.70% lower than the average market price, demonstrating its cost-effectiveness.

These findings underscore the potential of rubber seed shells as an eco-friendly alternative material that adds value to agricultural waste, supports sustainable construction practices, and aligns with circular economy principles.

Porosity, Thermal Behavior, and Architectural Potential of Polyporaceae Mycelium-Based Insulation Panels

Supawan Pundi, Narumon Seeponkai — Fri, 19 Dec 2025 00:00:00 +0700

This research investigates the thermal properties and microstructural of mycelium fiber sheets from the Polyporaceae family collected in northern Thailand, aiming to evaluate their potential as sustainable architectural insulation materials. Simultaneous Thermal Analysis (STA) and Brunauer–Emmett–Teller (BET) techniques were employed.

STA results revealed three stages of weight loss: 30–150 °C due to moisture evaporation, 200–320 °C from the decomposition of cellulose and hemicellulose, and above 350 °C from lignin degradation accompanied by char layer formation, which contributes to fire retardancy. The DTG curve indicated critical decomposition peaks at 280–310 °C, while DTA showed endothermic and exothermic events corresponding to thermal transitions. BET and BJH analyses confirmed that the mycelium sheets are mesoporous materials, with an average pore radius of 8.8 nm, and a prominent pore distribution peak at 1.5–2.1 nm, a specific surface area of 3.97 m²/g, and a total pore volume of 0.0175 cc/g. The type-IV isotherm indicated clear adsorption and desorption behavior. These finding suggest that mycelium panels possess favorable characteristics for ventilation, moisture regulation, and thermal insulation, making them suitable for energy-efficient building applications.

The Study of the Improvement of Artificial Lighting in University Classroom: A Case Study of Faculty of Architecture, Kasetsart University

Sirapassorn Somthon, Nuanwan Tuaycharoen — Fri, 19 Dec 2025 00:00:00 +0700

This study mainly aims to explore methods for improving artificial lighting in university classrooms, focusing on a case study of the Faculty of Architecture at Kasetsart University. The research was explored in three representative classrooms at the Faculty of Architecture, Kasetsart University, which differ in size and function: a small classroom (Room 2406), a medium classroom (Room 1301), and a drafting laboratory (Room 2401). These rooms were selected for their high frequency of use and representativeness of typical learning spaces within the faculty. Daylighting conditions were simulated between 9:00 AM and 4:00 PM on important solar dates, including the Vernal Equinox (March 21), Summer Solstice (June 21), Autumnal Equinox (September 21), and Winter Solstice (December 21). The independent variables in this study consisted of two factors: three types of light bulbs (E27 LED lamps, dual MR16 LED lamps, and fluorescent lamps) and four lighting fixture layout configurations applied across the three classrooms (original layout, usage-based layout, layout avoiding natural light, and dispersed layout). The results suggest that the most suitable option for small classrooms is using E27 LED bulbs with the original layout of the lighting plan, while the best lighting option for medium classrooms and drafting labs is using E27 LED bulbs with a distributed layout lighting plan. The findings provide a valuable lighting guideline for improving artificial lighting in similar university learning environments.

Methodological Review of Artificial Plants as Meaningful Stimuli in Environmental Psychology

Phonkrit Kritayopas, Rujiroj Anambutr — Fri, 19 Dec 2025 00:00:00 +0700

This methodological review aims to reposition artificial plants from comparison conditions to meaningful stimuli in psychophysiological research. Despite widespread use in design, empirical evidence remains limited. A systematic search spanning 2014–2024 across Scopus, WOS, and Google Scholar identified only nine experimental studies, predominantly short-term laboratory investigations with small samples relying on self-report measures.

Five key findings emerged from the synthesis. Artificial plants demonstrate positive effects versus no-plant conditions, but generally underperform compared to live plants. Some studies report comparable effects to real plants, challenging biophilia hypothesis assumptions about biological authenticity. Perceived authenticity significantly influences outcomes, with disclosure reducing naturalness evaluations despite unchanged physical properties. Specific populations, including children, the elderly, and patients, demonstrate heightened responsiveness while arrangement characteristics affect results. Methodological limitations, including short durations and a lack of integrated physiological measures, constrain conclusions to trends rather than comprehensive findings.

The review proposes methodological repositioning of artificial plants as legitimate research variables rather than control conditions. This perspective expands theoretical frameworks for Attention Restoration Theory, Stress Reduction Theory, and the biophilia hypothesis while supporting evidence-based design in contemporary architecture and landscape architecture, particularly where live plant use faces practical constraints. This repositioning advances both theoretical understanding and practical applications in environmental design research.

An Evaluation of Street Trees for Environmental Suitability and the Promotion of Species Diversity: A Case Study of Phaholyothin Road, Phaya Thai District, Bangkok

Namchok Suwannahong — Fri, 19 Dec 2025 00:00:00 +0700

The Bangkok Metropolitan Administration's "Beautiful Roads in 50 Districts" project aims to promote sustainable urban development across three dimensions: physical, functional, and environmental. The initiative seeks to expand green spaces by planting trees along roads. While increasing roadside trees offers environmental and aesthetic benefits to the city, selecting species unsuitable for the environment and a lack of species diversity can negatively impact the overall urban ecosystem. Consequently, this research aimed to assess the diversity of roadside tree species and the conditions of their planting environments. The study focused on the section of Phahon Yothin Road between Victory Monument and Bang Sue Canal, which is a pilot area for the project.

The research employed a mixed-methods approach, combining both quantitative and qualitative techniques. This involved surveying species diversity, evaluating tree conditions in various environments, and interviewing experts in landscape architecture, horticulture, forestry, and botany to gather their opinions on suitable roadside tree species.

The survey results revealed a lack of species diversity among roadside trees in the study area. The roadside landscape was found to vary and could be divided into five distinct patterns. Tree health and condition differed based on the characteristics of each environmental pattern. Therefore, this research proposes guidelines for selecting large tree species that are appropriate and create species diversity for environmental benefits

Assessment of Pedestrian Walkways within Mahasarakham University

Sirithorn Boranmoon — Fri, 19 Dec 2025 00:00:00 +0700

Mahasarakham University is one of the educational institutions with a vast campus and a continuously growing population. Therefore, the development of pedestrian infrastructure within the university is of critical importance. This research aims to study the current conditions of pedestrian pathways within Mahasarakham University, evaluate pedestrian efficiency, and propose policy-oriented recommendations for improving walkable environments. Presently, the university faces issues such as insufficient pedestrian paths, a lack of connectivity, and environments unsuitable for walking.

The study involved field surveys to assess the physical characteristics of pedestrian routes and applied the Space Syntax method to analyze pedestrian efficiency. A total of 51 pedestrian points across five main zones of the university were evaluated based on four key components: connectivity, accessibility, safety, and comfort. These assessments were integrated with Space Syntax analysis to calculate spatial integration values of pedestrian routes. The findings reveal that most pedestrian pathways are in a critical condition, with 22 out of 51 points (43.1%) rated as low to very low quality. Accessibility scored the lowest average at 2.47 points, with only two locations meeting design standards. Safety scored an average of 2.66 points, indicating a lack of user-centered design. A significant discrepancy was found between spatial integration values and pedestrian quality: among the 11 areas with high integration values (>0.700), only five had good to very good pedestrian quality. Notably, the university’s main entrance, despite its structural potential, lacks adequate pedestrian infrastructure.

The study categorizes areas into four groups based on development priority: Group A (9 points): Urgent areas with high integration but low-quality, Group B (10 points): Model areas that should maintain standards, Group C (9 points): Areas needing improved connectivity Group D (23 points): Areas to be considered based on budget availability. Systematic and prioritized interventions are essential to effectively enhance the quality of life for students and staff. The findings can also serve as a guideline for other educational institutions with similar contexts.

Use Behaviors of Ecological Parks in Bangkok and Its Metropolitan Area

Plaifa Ueasereewong — Fri, 19 Dec 2025 00:00:00 +0700

Ecological parks represent a contemporary model of urban green space that has gained prominence in Western countries since the early 2000s. Characterized by a design philosophy that prioritizes biological diversity and ecological sustainability. Although ecological parks have recently been introduced in Thailand, there is a lack of empirical research examining how these spaces are used by the public. This research, therefore, aims to investigate user behavior in ecological parks, with a particular focus on how such behavior correlates with landscape design features.

The study was conducted at three ecological parks in Thailand: 1) the 80th Birthday Anniversary Park in Bang Kachao, 2) the 7th Cycle Birthday Anniversary Park in Bang Bon, and 3) Benjakitti Park. Within each park, three observation points with distinct landscape design characteristics were selected for behavioral observation. Data were collected using behavioral mapping techniques. The analysis was guided by the Stimulus-Organism-Response (SOR) model to explore the relationship between landscape and user behavior.

The study found that ecological park usage behavior is significantly associated with landscape design. In particular, areas designed to support biodiversity and ecological value serve as stimuli influencing users' perception processes and behavioral responses. Specifically, densely vegetated areas were found to be used less frequently and typically for shorter durations. Therefore, landscape design should consider the balance between human usage patterns and ecological sustainability, in order to encourage greater engagement with and learning about nature—aligning with the core objectives of ecological public parks.

Coworking Spaces as “Third Places”: The Transformation of Urban Workplaces in Bangkok during the COVID-19 Pandemic

Sirima Srisuwon, Sutee Anantsuksomsri — Fri, 19 Dec 2025 00:00:00 +0700

The COVID-19 pandemic significantly increased the importance of coworking spaces (CWSs) as flexible alternatives to traditional offices, characterized by both their function and spatial distribution. This study aims to analyze the role of CWSs during the pandemic within the urban context of Bangkok, using data collected from a sample of 200 respondents. The research compares workplace behaviors before and during the pandemic.

This study applies Location Theory, the concept of the Third Place, and Urban Decentralization to explain changes in workplace patterns. The study results classified workplace locations into Bangkok’s inner, middle, and outer urban zones, and identified types of workplaces used before and during the COVID-19 pandemic. The findings show that workers shifted from commuting to CBD offices to working at home and in CWSs. Working at home increased from 30.75% to 40.04%, and the use of CWSs rose from 24.89% to 36.08%. Workers also chose workplaces in the middle and outer urban zones more, with change rates of 16.32% and 2.95%, while the inner zone decreased by 4.88%. These shifts helped workers maintain their jobs and show a clear move toward working outside the CBD.

The study highlights the potential of CWSs to serve as urban infrastructure that supports both urban resilience and decentralized workplace systems. Recognizing the importance of CWSs in urban planning strategies can significantly reduce the challenges associated with commuting to the CBD. Furthermore, it can broaden access to a diverse range of high-quality work environments in the context of a post-pandemic urban landscape.

The Guideline on Healing Environment for Older Persons: A Case Study of the 20-Storey Patient Building Panyananthaphikkhu Chonprathan Medical Center Srinakharinwirot University

Ratchanee Toopsuwan, Arachaporn Punpiputt, Trirat Jarutach — Fri, 19 Dec 2025 00:00:00 +0700

Thailand’s healthcare system is facing growing challenges as the nation transitions into a super-aged society. Hospitals are increasingly required to care for older adults vulnerable across physical, social, and psychological dimensions. Creating healing environments has therefore become an urgent priority. This study identifies key determinants of elderly well-being, examines environmental attributes conducive to their needs, and proposes management strategies for the 20-story inpatient building at Panyananthaphikkhu Chonprathan Medical Center, Srinakharinwirot University.

A qualitative approach was employed, using surveys, in-depth interviews, and focus group discussions with experts, healthcare professionals, and family caregivers.

Findings revealed that the outpatient internal medicine department on the second floor was overcrowded, and the waiting area lacked privacy for stretcher-bound patients. On the 12th and 14th floors of the general wards, patient movement was hindered by misplaced equipment, and emergency exit signs were unclear, posing safety concerns. Socially, while family members and caregivers were encouraged to participate in care, the facility lacked shared spaces that promote positive interaction. Psychologically, older adults valued tranquillity, privacy, and dignity; however, recovery areas were poorly ventilated and uncomfortably warm, affecting overall well-being.

In conclusion, a holistic approach integrating physical, social, and psychological dimensions is essential for improving elderly care. Key recommendations include enhancing privacy, upgrading lighting and ventilation, creating communal spaces, improving restroom accessibility, and maintaining clear circulation with standard emergency signage. Equal attention should also be given to staff conditions, as supportive workplaces are crucial for sustaining compassionate, high-quality care.

Guidelines for the Development of Residential Accommodation Supporting Private Hospital Operations to Promote Medical Tourism

Supakarn Chaichana, Trirat Jarutach — Fri, 19 Dec 2025 00:00:00 +0700

Medical tourism plays a vital role in generating national income and supporting overall development. Accommodation for foreign patients and their companions is crucial to private hospitals’ operations and competitiveness. This research examines accommodation needs and physical design characteristics to propose development guidelines suitable for medical tourists. The qualitative study analyzed six types of hotels and serviced apartments located within one kilometer of private hospitals in Bangkok, using in-depth and structured interviews with 30 participants.

Findings show that preferences vary by region: Asian and ASEAN users prioritize affordability and comfort; European and American users value environmental quality and recovery-focused services, while Middle Eastern users prefer family-oriented accommodations with full facilities. Key factors influencing accommodation include price, proximity to hospitals, room quality, cleanliness, and available amenities.

The study recommends flexible design and services that accommodate all age groups, support both short- and long-term stays, include family activity areas, and provide comprehensive facilities that foster physical and mental recovery. Such features can enhance Thailand’s competitiveness as a global health hub and effectively promote its medical tourism industry.

Empowering Urban Community: A Participatory Approach to Public Space Design in Bangkok

Sadanu Sukkasame — Fri, 19 Dec 2025 00:00:00 +0700

This article aims to examine the important role of community involvement in improving community public spaces through a case study of the Ruam Phatthana Chueaphloeng Song community, which is a slum community in the heart of Bangkok that is facing socio-economic and urban infrastructure challenges. Therefore, the participation of villagers in the urban community design process has become an important strategy to promote sustainable community. The research methodology used consists of surveys, participant observation and design workshops to identify the needs of residents while also promoting participation in community improvement together. The findings reveal that community involvement not only instills a sense of ownership and responsibility among residents, but also directly influences the effectiveness of designs to improve community common spaces. The community has expressed a desire for a safe and productive public space for everyone and a space that fits their unique social context. Despite resource constraints and implementation challenges, this study has shown that participatory practices can strengthen social bonds and demonstrate the transformative potential of community engagement.

The Development of a Participatory Community Logo Design Framework

Ackapol Lamuang — Fri, 19 Dec 2025 00:00:00 +0700

A successful community logo design must not only capture authentic identity but also secure community acceptance. However, many projects fail due to limited community participation throughout the design process. This study examines the relationships among community narrative extraction, visual translation processes, and participation levels that influence acceptance, to develop a participatory framework for community logo design.

A qualitative methodology was employed, drawing on document analysis of 50 community logo design projects conducted under U2T, QD, KBO, and CCPOT initiatives between 2021 and 2024. Analytical techniques included thematic analysis for community narratives, visual content analysis for design elements, and statistical correlation analysis. Data credibility was strengthened through cross-case triangulation across multiple projects.

Findings revealed five major narrative themes: 1) culture and local heritage, 2) nature and environment, 3) economy and agriculture, 4) religion, spirituality, and belief, and 5) contemporary development. Each theme displayed distinctive visual translation patterns across three levels: direct, symbolic, and abstract translation. Results further indicated a significant positive correlation between community participation and logo acceptance, with co-briefing and co-design processes producing higher acceptance levels compared to top-down approaches. This research contributes a systematic Participatory Community Logo Design Framework that integrates the Narrative–Visual–Participation–Acceptance dimensions, offering a practical tool for local identity design and extending participatory design practices to broader contexts.

Zero Waste Management Process: A Case Study of Chula Zero Waste Project of Chulalongkorn University

Amnaj Orapa — Fri, 19 Dec 2025 00:00:00 +0700

Currently, the amount of waste in Thailand is on the rise. In 2023, Thailand generated 73,840 tons of waste per day. Educational institutions are also places where many students and staff utilize the facilities. The Chula Zero Waste project recognizes the importance of waste management and aims to reduce the amount of waste at Chulalongkorn University. As a result, the project has collaborated with various faculties to reduce waste, successfully decreasing the waste by 530.66 tons in 2024. This led to the objective of studying the waste management process of the Chula Zero Waste project.

The study found that the Chula Zero Waste project utilizes four types of waste bins: general waste, recyclable waste, food waste, and ice disposal bins. The average daily waste volume is approximately 4 tons for general waste, 0.83 tons for recyclable waste, and 0.3 tons for food waste. An analysis comparing the number of bins to the daily waste volume in each faculty revealed that a general waste bin is filled to about 30% of its capacity, a recycling bin to approximately 6%, and a food waste bin to around 6.1%. These findings are consistent with the project's once-daily waste collection cycle. The project’s waste management process comprises six steps: waste generation, collection, sorting, transportation, storage, and disposal. Key issues identified include improper waste segregation and non-compliance of general and recyclable waste storage areas with legal requirements. According to regulations, waste storage areas must be enclosed rooms with waterproof walls and drainage systems for wastewater.

Strategies for Gaining Competitive Advantage in Office and Retail Real Estate Development Complying both LEED BD+C and WELL Core & Shell Standards in Bangkok

Rattikarn Suksaard, Trirat Jarutach — Fri, 19 Dec 2025 00:00:00 +0700

Environmental and energy challenges are rapidly evolving, significantly impacting human health and quality of life. The Global Risks Report 2025 identified that half of the world’s top ten long-term risks are environmentally related, highlighting the need for sustainable, health-oriented practices in the built environment. Building certification systems such as LEED and WELL have gained international recognition for integrating sustainability with occupant well-being. Their application in real estate development enhances environmental responsibility, asset value, and market competitiveness. This study investigated key factors influencing the success of office and retail developments certified under LEED BD+C and WELL Core & Shell standards. Using a qualitative approach, structured and in-depth interviews were conducted with experts and stakeholders, and data were analyzed via the Delphi Technique.

Findings indicated that LEED factors with the greatest influence include Integrative Process (IP), Indoor Environmental Quality (EQ), and Energy and Atmosphere (EA), while WELL factors include Comfort, Air and Water. These elements collectively enhance project performance, user satisfaction, and economic viability. Although certified projects might incur higher construction costs, they achieve greater rental performance and long-term returns. Moreover, certification strengthens organizational reputation, attracts high-quality tenants, and improves competitive positioning.

In conclusion, integrating LEED and WELL standards serves as a strategic approach for sustainable real estate development, promoting environmental stewardship, occupant well-being, and long-term economic competitiveness.

Data Formatting for Air Conditioning Systems from As-Built BIM Models for Facility Management (BIM-FM): A Case Study of an Educational Building

Suphattha Chitteerapab — Fri, 19 Dec 2025 00:00:00 +0700

At present, the application of Building Information Modeling (BIM) for facility management still encounters limitations in terms of data completeness, both graphic and non-graphic information, particularly in As-Built BIM models. This information is essential for efficient building management. This research aims to study, analyze, and define the level of information requirements in BIM models for managing air conditioning systems in educational buildings, based on the Level of Information Need (LOIN) standard, in order to develop an As-Built BIM data set suitable for facility management.

This research employs a mixed-methods approach, including a review of international standards such as Level of Development (LOD) and Level of Information Need (LOIN), as well as case studies of three educational buildings. The data collected were analyzed and used to develop an appropriate As-Built BIM data model for the maintenance of air conditioning systems.

The results present a data set necessary for managing air conditioning systems in educational buildings, covering both split-type and central systems, including large-scale chilled water systems (Chiller) and variable refrigerant flow (VRF) systems. The data set consists of geometric information, alphanumeric data, supporting documents, and asset information. This data can be further used for analyzing air conditioning systems and developing knowledge in future research.

Adaptation Strategies of Large and Medium-Sized Real Estate Companies Listed on Stock Exchange of Thailand: A Comparative Analysis During the COVID-19 Pandemic (2019-2023)

Niasera Nisahoh, Bussara Povatong — Fri, 19 Dec 2025 00:00:00 +0700

The study examined the business adaptation strategies and their resulting outcomes for real estate development companies listed on the Stock Exchange of Thailand during the COVID-19 pandemic from 2019 to 2023. This study employed a qualitative research methodology, collecting secondary data from the 56-1 One Reports of two large-sized and eight medium-sized companies. A comparative analysis over time was conducted to identify similarities, differences, and the factors influencing these changes. The findings revealed that the COVID-19 pandemic precipitated divergent adaptation strategies, primarily determined by internal factors. Large-sized companies, leveraging their financial strength and diversified business portfolios, adopted growth strategies through Concentric Diversification and Stability. This involved reinforcing their core business by adjusting product portfolios towards low-rise projects and the luxury market, and employing financial strategies such as Asset Rotation to enhance efficiency and manage liquidity. In contrast, medium-sized companies, which previously relied on a revenue structure heavily dependent on a single business line, demonstrated two adaptation approaches. The first group opted for a Conglomerate Diversification strategy, diversifying into new, non-related sectors such as healthcare, logistics, energy, and financial services to build sources of recurring income and explore new growth engines. Meanwhile, the second group adopted a Concentrate Growth strategy, focusing on leveraging their existing business to maintain a strong core revenue structure and high profitability. This transformation reflected not only a tactical response to the crisis but also a long-term strategic realignment of their business models.