INTRODUCTION

A. BACKGROUND OF THE STUDY

In today's architecture, high-rise buildings are becoming increasingly essential. The

process of population increase and concentration in cities, as well as the high demand for
spaces in city centers, necessitates their elevation. The dynamic evolution of their
construction in terms of number and quality may be seen. In 2019, there are plans to construct
219 high-rise buildings around the world. According to the CTBUH (Council on Tall
Buildings and Urban Habitat) Global Tall Buildings Database, 1647 buildings taller than 200
meters have been built to far. The construction of high-rise buildings is marked by a high
need for construction technologies and complicated engineering work.
One of the building kinds that can contribute is high-rise buildings to development
methods that support intensification and efficiency. Communities that are healthy, livable,
and secure. According to the Official Plan, To the nodes and corridors where intensification is
occurring, high-rise structures are being constructed.The Central Area, as well as the Mixed-
Use District, are expected and encouraged. Centres (including new downtown districts and
public transportation) Oriented Development Zones), and a few points along the Arterial
Mainstreets and town centers are examples of this. The following are the locations which
areas are most likely to see new high-rise projects
A large number of residential high-rise buildings exist outside of these nodes and
corridors in locations designated General Urban Area in the Official Plan. These buildings,
located in the mature neighbourhoods within the Greenbelt, were generally built in the 1950s,
60s, and 70s and fashioned around the modernist notion of towers in the parks. While the
Official Plan does not encourage high-rise development within the General Urban Area,
initiatives that aim at retrofitting existing high-rise housing will help improve the liveability
of these neighbourhoods. The Official Plan provides direction to evaluate the appropriateness
of individual sites, small or large, and to inform many aspects of high-rise design. The Zoning
By-law is also a tool that establishes the preliminary framework for high-rise developments.
Through a detailed analysis of a site, amendments to the Zoning By-law may be required to
address issues and opportunities relating to context, massing, shadow, and public space. A
wide range of other applicable regulations and by-laws must also be met.
A high-rise structure is one that is taller than the greatest height that people are willing
to walk up, necessitating the use of motorized vertical conveyance. This covers a rather
narrow variety of building types, mostly residential apartments, hotels, and office buildings,
with retail and educational facilities thrown in for good measure. The mixed-use building,
which contains different quantities of residential, office, hotel, or commercial space, is a
newer kind. High-rise buildings are among the tallest structures produced, with relatively
great unit costs; their commercial and office uses necessitate a high level of flexibility.

B. DISCUSSION OF THE PROBLEM

Clark Green City provides a unique chance to exhibit effective and sustainable urban
design in the Philippines. Clark Green City aspires to be a "green" and "sustainable"
development based on grandiose claims of employing renewable energy sources and green
urban planning to mitigate the negative effects of Metro Manila's urbanization.
Not only is traffic congestion a major source of frustration in the Greater Capital Region
(Metro Manila, Central Luzon, and Calabarzon), but it is also a source of significant
economic losses in the Philippines.
As a developing country, the Philippines is in critical need of new development
In recent years, a development should aim at alleviating traffic congestion in Metro Manila's
Clark Green City. As more structures are built, the protection of people and the environment
is compromised, which is why proper planning and design are critical. Not just to conserve
the city's natural beauty, but also to promote and maintain a high standard of living in the
highlands. The high demand for labor in Clark Green City needs careful design and close
proximity settlement, focusing on environmentally sustainable and working people's daily
lives, preparing to invest in high-rise residences and commercial buildings that will benefit
the individuals who will work in the region while also profiting their company. One of the
designers' main challenges to create a plan for a 40-storey mixed-use/condominium building
A 20-storey office building and a shopping mall complex are located nearby. It will be in
close proximity to Clark Green City. The neighbourhood around the building is catered to and
provided with amenities.

C. PURPOSE
The proposal aims to provide citizens a general idea of sustainable high rise building
and commercial complex and its role in Filipino and ideals, to increase energy efficiency and
encourage sustainable design in order to reduce resource consumption, The development will
represent the Filipino social custom of meeting in large communal places to engage with one
another.
The proposed high rise mixed used commercial and residential complex will not only
benefit Clark Green City but it will also jump start to encourage the construction of high-rise
buildings that contribute to views and air quality perspectives that enhance the city's character
and appearance this will result in streets that are human-scaled, pedestrian-friendly, and
appealing public areas that support livable, safe, and healthy communities

D. HYPOTHESES
The following are research hypotheses which were formulated as the basis for the
purpose of this study.

Hypothesis 1. There will be significant difference in the perception of service quality of high
rise mixed used commercial and residential complex according to demographic factors as
gender, marital status, educational level, age, occupation, and household income.

Hypothesis 2. The service quality of high rise mixed used commercial and residential
complex will have a significant effect on citizens’ satisfaction.

Hypothesis 3. The service quality of high rise mixed used commercial and residential
complexwill have a significant effect on image.

Hypothesis 4. The service quality of high rise mixed used commercial and residential
complex will have a significant effect on their word-of-mouth intention.
CONDOMINIUM

Condominium has been defined as individual ownership in fee simple of a single unit in
a multi-unit structure coupled with ownership of an undivided interest in the land and in all
other parts of the structure held in common with all other owners of individual units. It
contemplates the use of individual mortgages for each unit and the separate alienability of
each unit.'" Condominium is meant to incorporate all the advantages of home ownership with
the economic advantages of cooperative apartment living.

According to James Chen, Condominium is a large property complex divided

intoindividual unit and sold. There are some misconceptions between condominium
andapartments. The only notable differences between the two are that you generally own
acondominium, while you would rent an apartment. In the Philippines, the concept
ofmedium-rise and high-rise housing like condominium has long been used and adoptedby
the government during 1953. It all started from the project Bagong BarangayHousing Project
(BBHP) or also known as Project 5 in Pandacan, Manila that consist 17storey buildings with a
total of 483 residential units which built to support informal andother low-income families

According to Owen Duguid Condominium developments are now ubiquitous in the

Province and exist in a number of different forms each with their own complexities.
Condominium units have become a significant component of the supply of new housing in
Ontario largely due to the density of such developments which is a preference of both
municipalities (who tend to prefer high density land use) and developers (who tend to
maximize profits given the density). The relative affordability of condominium units, when
compared to more traditional freehold home ownership, drives the demand, as condominium
units are often well-suited to first time home buyers and investors alike. Unfortunately for
those buyers, the process and transaction of purchasing a condominium unit from a developer
is one of the more complex residential transactions that one can become involved in and is a
process fraught with uncertainty and legal complexities.

Housing satisfaction is the degree of contentment experienced by an individual or a family

member with regard to the current housing situation. Varady & Preiser (1998) defined
Housing satisfaction as the "perceived gap between a respondent’s needs and aspiration and
the reality of the current residential context". The concept of housing satisfaction has been
used as a key predictor of an individual’s perceptions of general “quality of life” (Djebarni &
Al-Abed, 2000). According to Ogu (2002) the concept of housing or residential satisfaction is
often employed to evaluate residents’ perceptions of and feelings for their housing units and
the environment

COMMERCIAL COMPLEX

Commercial complex itself has many characteristics such as intensification and unity.
At present, it is favored by many consumer groups. It is under this background that urban
commercial complex architecture has developed rapidly in China in recent years. With the
development of commercial architecture performance technology, it not only produces new
things, but also makes outstanding contributions to social reform. The performance art of
commercial architecture is particularly important. The three-dimensional landscape
interactive design method gives the three-dimensional virtual scene of urban landscape, so
that designers can deal with the virtual environment flexibly and creatively, establish effective
information exchange and interaction between information map and human vision, and carry
out knowledge mining

Many cities and towns have engaged in redevelopment programs of some kind, usually in
the hope of economic gains. Commercial redevelopment has been explored in a variety of
contexts, from downtown revitalization to shopping center redesign. In general, commercial
redevelopment is favored because a healthy economy is considered an important goal for
most jurisdictions. Professors Joan Fitzgerald of Northeastern University and Nancey Green
Leigh of the Georgia Institute of Technology argue that the need for a strong economy makes
commercial redevelopment an important issue for all planners. Fitzgerald and Leigh not alone
in placing a strong emphasis on retail. J. Thomas Black and his colleagues at the Urban Land
Institute note that we must take notice of under-performing retail if we are to properly care for
and nurture our cities. They suggest that retail is a key aspect of urban life, and a downturn in
retail signals a wider problem of urban decline. Such a pattern must be arrested immediately.
These arguments highlight the centrality of retail to the economic well-being of cities, as well
as the general relevance of commercial redevelopment efforts in the field of urban planning.
The Urban Land Institute (ULI) applies this theory to downtown cores, and argue

The history of the shopping mall in America is a matter of general agreement in the
literature, as is the reality that many of these centers are in decline. But multiple explanations
for this decline are offered. Although the concept of the shopping center seems to have arisen
in the 1920s or 1930s, it was primarily characterized by local stores grouping themselves
under common ownership or management. Until World War II, American shopping was
primarily done in downtowns and town centers. The enclosed mall anchored by department
stores appeared in the postwar period, then gradually “expanded into regional, super-regional
and megamall sizes” over the next twenty years. During this period, rapid mall construction
occurred in the suburbs as retail followed the movement of the American population away
from central cities. Unsurprisingly, this migration of residents, retail, and dollars had dire
consequences for American downtowns. Sharp retail decline in central cities occurred as
market share was lost to suburban malls. According to Fitzgerald and Leigh, inner-ring
suburbs have faced many of the same problems as downtowns as a result of continued
suburban expansion. The success of suburban shopping has resulted in the movement of malls
to ever more distant exurbs, making older suburban centers “victims of their own success.”
The continual construction of new shopping centers has resulted in an America that is
“overstored.” Oversupply appears to be the most common explanation for the decline of
enclosed regional malls in downtowns and inner-ring suburbs. But many researchers have
suggested additional reasons for the decline.

RESIDENTIAL COMPLEX

Residential complex means a building or related group of buildings in which one or more
member units are located and includes all common areas and services and facilities available
for the use of its residents.

Environmental enhancement aims to avoid the decreasing of natural resources and maintain
the ecological balance for the future generation. The environmental enhancement concept
becomes essential in many industries, including property development. It increasingly plays a
vital role. Malaysia has initiated the environmental enhancement initiatives for building by
implementing Green Building Index (GBI) rating system. The trend of green concept
especially in residential property accelerates throughout the year due to the introduction of
GBI. Malaysia also has launched a National Green Technology Policy (NGTP) in 2009, with
the purpose to implement green initiatives in Malaysia. NGTP offered several green
incentives including green technology research and innovation, promote public awareness in
green practices, application of energy efficiency and GBI. Sood et al. stated that the National
Policy on Climate Change also highlighted the importance of sustainable development in
Malaysia through the commercial sector. However, there is still much room for improvements
to ensure green technology to become a practice among property development.

Mohit, M.A., Ibrahim, M. and Rashid, Y.R. (2010) concluded that Customer's
Residential Satisfaction is a feeling of contentment or fulfillment when the customer has
ultimately achieved what he has expected in a house; residential satisfaction has been used as
a key predictor of an individual's perception of general "quality of life"; residential
satisfaction is an ad hoc evaluative measure for judging the success of developments
constructed by private and public sectors, and an assessment tool of residents' perceptions of
inadequacies in their current housing environment in order to improve the status quo.

According to the Swedish Government’s set targets for energy use and environmental
quality imposed by the European Union, the total energy per heated unit area in residential
and commercial buildings will have to be decreased by 20% in 2020 and 50% by 2050 in
relation to the annual consumption of 1995. The building sector should additionally be
completely independent of fossil fuels for energy usage, with the increasing sector of
renewable energy continuously growing until 2020. In its current state, the number of
multistory buildings and single-family houses in Sweden exceeds 4 000 000 units. In order to
attain the set goals, renovation of the existing housing stock is a necessity given its current
relatively slow turnover. As a result of the Swedish Million Unit Program undertaken during
1965 − 1974, about 750 000 apartments are currently in need of renovation in order to meet
today’s building standards.

Pritchett (1984) and Gordon et al. (1996) defined business conditions in the real estate
market in terms of variations in housing prices and construction costs; as well as rents and
vacancy rate adjustments. Kaiser (1997) stated that the business conditions of the real estate
industry can be best represented by movements in return on investment.

HIGH RISE BUILDING

A building is an enclosed structure that has walls, floors, a roof, and usually windows. “
A ‘ tall building ’is a multi-story structure in which most occupants depend on elevators [lifts]
to reach their destinations. The most prominent tall buildings are called ‘ high-rise buildings
’in most countries and ‘ tower blocks ’in Britain and some European countries.

Mixed use of urban areas is the basis of the concept of «new urbanism», calling for the
development of more dense, multifunctional and high-rise construction. Mixed-use high-rise
buildings correspond to the concept of three-dimensional development of urban infrastructure
when various urban functions tied traditionally to the ground level are actively developed
vertically (trade, transport hubs, pedestrian communications, recreational spaces, etc.).
Mixed-use high-rise buildings are not single objects, they are an extensive group that requires
careful study and system analysis in order to structure and identify the features of the
typological structure development. The following factors require such analysis and research:
optimal combination of functional components; proportional ratio and height distribution of
basic functions; availability and features of additional and service functions; means of
integration into the urban environment and a lot more.

Arvind Y. Vyavahare1, Godbole. P.N2, Trupti Nikose3, 2012, As author study that Tall
buildings are slender flexible Structures in nature and require to be examine to settle on the
significance of wind speed induced excitation along and across the path of wind in specific
zone.

K.R.C. Reddy1 (2015) In different type of high rise structure chimney has its own
importance.
The high-rise housing estate is a modern housing form that was generated under the influence
of Modernism in the 1930s, and it is a new housing product that was produced according to
utopian idea of designers, developers and policy-makers, without users’ participation (Power
1993). According to the existing literature, the widely accepted definition was given by Power
(1997,p20) and Turkington, etc. (2004,p3), when they defined the high-rise housing estate as
a purpose-built, distinct and discrete geographic housing area which is planned, designed,
constructed and managed as a whole, and dominated by a number of high-rise residential
buildings that are multi-family housings and are equipped with elevators due to their being
over the maximum height which people are willing to walk up. Compared to other housing
types, the high-rise housing estate constructs a more complicated residential environment. On
the one hand, the high-rise housing estate forms a multi-level psycho-social environment
which extends from the private personal and family spaces, the semi-private residential
building shared with neighbours, the semi-public gated or open community, to the
circumambient public urban spaces. The four spatial levels correspond to residents’
environmental cognition from home, house, community, to neighbourhood.

According to the book, ‘Daily Life in the Roman City: Rome, Pompeii and Ostia’
(Aldrete 2004), the high-rise apartment buildings were rented out to a wide variety of tenants
of differing socioeconomic classes, and the lower floors were typically occupied by either
shops or wealthy families, while the upper stories were rented out to the lower classes and had
higher population densities. As there was no toilet on upper floors, the residents had to use the
chamber pot. Despite legislation prohibiting such actions, full pots were often dumped out the
window. In addition, because of the destruction caused by poorly-built high-rise Insulae
collapsing, several Roman emperors set limits of 20–25 metres for multi-story buildings, but
these limits were routinely ignored by the owners of Insulae who were only interested in
higher profit from the rents (Aldrete 2004). In Arab Egypt, many high-rise residential
buildings were built in the main cities, and some of them were seven stories tall that could
reportedly accommodate hundreds of people. The two lower floors were for commercial and
storage purposes and the multiple stories above them were rented out to tenants (Mortada
2003).

Thomas and Cousins (1996, p 156) have summarized the benefits of the compact city
which can improve urban sustainability: ‘less car dependency, low emissions, reduced energy
consumption, better public transport services, increased overall accessibility, the re-use of
infrastructure and previously developed land, the rejuvenation of existing urban areas and
urban vitality, a high quality of life, the preservation of green space, and a milieu for
enhanced business and trading activities.’ However, there is considerable debate surrounding
the appropriateness of urban intensification as a means of ensuring a more sustainable
development pattern (Howley 2010). Especially for high-rise high-density housing
development, there are also a lot of debates on its sustainability (Rudlin and Falk 1999, Zhu
and Lin 2004, Yuen 2007). There are other problems such as noise, pollution, loss of identity,
overcrowding and reduction in privacy that world effect the liveability of high-rise housing
(Williams 2000

Yeh and Yuen (2011, p3) argued, ‘whatever the desire, a change is happening: living in
flats may and could increasingly become an urban norm for many people in cities in the
coming decades.’ More importantly, the residents living in high-rise housing began to
participate in the whole process, and their opinions and experiences have gradually become
an important basis for housing development in many countries. Faced with this trend, it is
inevitable that user-cantered housing research is becoming the mainstream, and how to
provide residents with liveable high-rise residential environment becomes one of important
issues. The following section will summarize the existing findings and analysis on the current
research status, in order to construct the conceptual framework of liveability of high-rise
housing estate for this research.
 Although high-rise housing has been widely accepted as a sustainable housing solution,
there have been on-going debates on the liveability of high-rise housing. Some scholars
believed that the liveability problems were one of the fundamental reasons behind the decline
of high-rise housing estates in developed countries in the mid-1970s (Power 1997,
Turkington, Kempen et al. 2004). Many commentators assert that, while high-rise housing
development does indeed provide substantial benefits and contribute towards sustainable
urban development, it is unclear whether the benefits outweigh the negative effects on
individuals’ quality of life (McLaren 1992, Jenks, Burton et al. 1996, Masnavi 1999, Pank,
Girardet et al. 2002, Wener and Carmalt 2006). Disregard of the relative importance between
liveability and sustainability of high-rise housing, it is an undeniable fact that liveability of
high-rise housing has been continuously questioned and debated.

Large-scale public and semi-public spaces usually provide residents with high-quality
and well-maintained public green areas around their buildings in high-density inner-city,
which is indeed very attractive for the people living in the busy cities (Yuen 2011). Other
researchers have discussed that high-rise living could give the residents spectacular view and
quietness (e.g., Roeloffzen, Lanting et al. 2004, Appold and Yuen 2007, Jim and Chen 2010).
For instance, Benson and Hansen (1998) suggested that high-rise living is valued for the
spectacular views and sensation of height. Haber (1977) found that more women are attracted
by the view while more men are attracted by the feeling of height. And the feelings of
prestige and status is often associated with high floor living. Some studies discovered that the
value of high-rise housing has significant relationship with the view and height of floor (Jim
and Chen 2009, Jim and Chen 2010, Tang and Yiu 2010).

Mackintosh (1982) found that high-rise living attracted more families with employed
women and people who had grown up in high-rise housing. Moreover, some researchers
concluded that among high-rise dwellers, the wealthier residents living in tall expensive
buildings in desirable locations are more satisfied with their high-rise housing than the low-
income residents in public high-rise dwellings, which not only showed that economic status
could influence the residents’ high-rise living experience, but also proved that living context
may moderate the impact of high-rise housing (e.g., Turkington, Kempen et al. 2004, Fincher
2007, Joseph 2008, Mohit, Ibrahim et al. 2010, Ornstein, Villa et al. 2010).

Cao , D., Li, Z. and Ramani, K. (2010) observed that home-buying customers actually
influence the demand of a construction project. In order to satisfy the home-buyer's
preferences, the builder (or promoter) has to prepare him from the learned lessons of the past
projects or understand the customer’s needs or expectations through a scientific feedback
system. But the main problem is that the feedback of one client cannot be directly used for
another client, as the main preference of one buyer may not be the preference of another.
Customers definitely differ in their preferences and buying behavior relative to the same
product.

According to (US EPA, OAR, Climate Protection Partnerships Division, 2005), Principles
of Green Building and Sustainable Site Design include; 
* Evaluate site in terms of the location and orientation of buildings and improvements in
order to optimize the use of passive solar energy, natural day lighting, and natural breezes and
ventilation.

*Help reduce the urban heat island effect by maximizing the use of pervious surfaces, and
using light colored roofs, paving, and walkways.

*Provide natural shading of buildings and paved areas with trees and other landscape
features.  Optimize the use of on-site storm water treatment and ground water recharge. 
*Use landscape design to preserve and restore the region‟s natural habitat and heritage by
using indigenous, hardy, drought resistant trees, shrubs, plants and turf. 

*Help reduce night-time light pollution by avoiding over-illumination of the site and use low
cut-off exterior lighting fixtures which direct light downward, not upward and outward. 
Designing and locating buildings to optimize use of storm water technologies such as bio-
retention, rain gardens, open grassy swales underground water storage tanks and pervious
bituminous paving. 

*Minimize the building‟s footprint to absorb and store up to 80% of natural rainfall until it
can be absorbed by vegetation or enter the site‟s natural sub-surface ground water system. 

*Use energy efficient T-8 and T-5 bulbs, high efficiency electronic ballasts, and lighting
controls. Incorporate sensors and controls and design circuits so that lighting along 3
perimeter zones and offices can be switched off independently from other interior lights when
day lighting is sufficient in perimeter areas. 

*Use state-of-the art, high efficiency, heating, ventilation and air conditioning (HVAC) and
plumbing equipment, chillers, boilers, and water heaters.  Optimize the use of natural
ventilation and where practical use evaporative cooling, waste heat and/or solar regenerated
desiccant dehumidification or absorption cooling. 

*Identify ways to reduce the amount of materials used and reduce the amount of waste
generated through the implementation of a construction waste reduction plan. 

*Identify ways to use high-recycled content materials in the building structure and finishes. 

*Use of bio-based materials and finishes such as various types of agri-board (sheathing and or
insulation board made from agricultural waste and byproducts, including straw, wheat, barley,
soy, sunflower shells, peanut shells, and other materials

LANDSCAPE DESIGN

Scholars have considered the strategies for the landscape design of communal space from two
viewpoints. On the one hand, scholars believed that landscape design can partially improve
the natural climate of the apartment area, especially in cold areas (Noguchi & Tsukidate 2002;
Yin 2013) and also tropical regions (Bay 2004; Jamaludin, Hussein & Tahir 2018). Leng and
Yuan (2012) and Feng (2016) pointed out that the planting of the natural landscape could
improve the light and wind environment of communal spaces and result in more people
staying for longer. Some scholars recommended the strategy of implementing multi-storey
planting and greening into the shared space. Matovnikov et al. (2018) argued that multi-layer
plants alter the microclimate and the radiation connected to the building, and that planning
features that mimic nature can improve the ecological performance of highrise residential
areas. Prihatmanti & Taib (2018) proposed that the addition of green rooves and vertical
greening systems in high-rise apartments effectively reduce the heat island effect. This design
approach has ecological and aesthetic benefits and

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