Bangkok Shophouses: Socio-economic Analysis And Strategies For Improvements.

Abstract

Building combining residential and commercial activities makes up a significant portion of the housing stock in Bangkok. There are two types of these mixed use buildings: the commercial shophouse has a ground floor shop in a row building with living quarters above; the residential shophouse is a former residence partially converted to accommodate a small shop or workshop. While economic, social, and cultural advantages of these shophouses are evident, many experts have found that without effective regulatory controls there are several problems related to residents' living and work environments. This study identifies the major characteristics of shophouse residents and buildings using direct observations, user satisfaction and their perceptions of problems associated with shophouses are also identified using an attitudinal questionnaire. Two hundred twenty-five users were sampled from fifteen areas located in commercial, residential, and mixed land use districts in Bangkok, Thailand. Among the findings, appropriateness for business activities was mentioned more often than problems created by business operations. Poor neighborhood conditions were the biggest problems associated with the shophouse as a place to live. The convenience of having a combined work place and residence was the most important reason for the residents' decision to live in both types of shophouses. The majority of residents rated their shophouses most favorably as a work place. Locational factors was the important predictor in the residents' satisfaction with a shophouse as a work place. Neighborhood conditions were the most important predictor in the residents' satisfaction with a shophouse as a living place. The residents gave mixed responses when asked about future housing plans. Many wanted to move out if they were not running a business. The main reasons for such decisions was the residents' dissatisfaction with his living situation. While the mixed use shophouses should be maintained, their present situation needs to be improved. Such improvements should include both improvements of their physical conditions and land use improvements where shophouses and other forms of mixed-use developments will be located.