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Table of ContentsChapter Title Page123Title PageAcknowledgementsAbstractTable of ContentsList of TablesList of figuresAbbreviationsIntroduction1.1 Background of the study1.2 Rationale1.3 Statement of the specific problem1.4 Study objectives1.5 Scope of the study1.6 Structure of the researchLiterature Review2.1 Definition2.2 Causes and problems of under-utilized land2.3 Urban (re)development and urban land policy2.4 Land utilization schemes2.5 Decision-making in the public sphere2.6 Controversies in Land Redevelopment2.7 Situating the research among the reinvention of ‘sociallyenvironmental’ directions of urban public green space2.8 Tool for ‘urban land management policy’2.9 Policy planning and strategic environmental assessment2.10 Governance2.11 Urban green beyond immediate locality2.12 WiMBY : The key concept of heterogeneity comparativeanalysis2.13 Urban redevelopment and Public Land Management (PLM)2.14 Land management models2.15 The nature of the policy problem2.16 Failure of proper and efficient decision-making in urban landmanagement policy2.17 Approaches in land management2.18 The implementation of the multiplism approach in PLMResearch Design3.1 Situating the research study3.2 Organization of the research design3.3 Methodologyiiiiiiivviiixxii11241212131515262729333842434445464647495051535762626770iv

4567Analysis of major public actors4.1 National level: Principles and approaches4.2 Local Level: Bangkok Metropolitan administrative system inPublic Land Management4.3 State/State enterprise level: Major public land ownerorganizations4.4 Preferred directions of land utilization toward the twoclusters/districts4.5 Findings from the policy dimensionComparative Interest Analysis Results5.1 Understanding the situation5.2 Extracting the evidence of problems : specific plots5.3 Comparative analysis using WiMBY CIA5.4 WiMBY CIA conclusion5.5 Summary of the analysis resultPolicy Implications6.1 Key issues6.2 Citizen, community and locality involvement6.3 Post-analysis in-depth interviewFindings, Conclusion and Recommendations7.1 Findings7.2 Conclusions7.3 Recommendations7.4 Review of the research objectives and accomplishmentsAppendix AAppendix B (in Thai)Appendix CReferences89899497123139141141150155170174176176179180183183186187190192226243255v

5.185.195.205.215.225.235.245.255.26123456789101112131415Ranking table comparing two districts on the preferred direction ofSRT2Ranking table comparing two districts on the preferred direction ofETA1Ranking table comparing two districts on the preferred direction ofETA2Comparing of districts on potential projects on TRD2Ranking table comparing the two districts respondents on thepreferred direction of TRD1 in ChatujakRanking table comparing the two districts respondents on thepreferred direction of TRD2 in RachateweeCIA tests of others independent variablesCIA comparing genders in utilization directionCIA comparing home/work places in utilization directionsCoordination SchemaSample of questionnaire structure for non-decision-makers –citizen respondentsCross organizations analysis on esthetic purposes of both clustersCross organizations analysis on transportation purposes of bothclustersCross organizations analysis on passive recreation purposes ofboth clustersCross organizations analysis on active recreation purposes of bothclustersCross organizations analysis on commercial purposes of bothclustersCross organizations analysis on environmental purposes of bothclustersCross organizations analysis on social welfare purposes of bothclustersWiMBY CIA summarized table on general information of therespondentsWiMBY CIA summarized table on the issue of leisure and lifestylesWiMBY CIA summarized table on the issue of under-utilized landin generalWiMBY CIA summarized table on the case studies plotsWiMBY CIA summarized table on the issue of preferred purposesand potential appearancesWiMBY CIA summarized table on the issue of policy makings164164165167172172173173174192198201201202202203203204208209211215220224vii

List of figuresFigure Title Page1.11.21.31.41.51.61.72.12.22.32.42.52.62.72.82.92.102.112.123.13.23.33.43.53.63.73.83.93.103.113.123.134.1Shows the estimated populationShows the urbanization pattern of BangkokUnder-utilized land under elevated expresswayUnder-utilized land under the elevated road/bridge and under andalong the Hopewell / rail lineUnder-utilized land adjacent to the old fortress conservation siteand its recent land redevelopmentUnder-utilized land on state enterprise property and its un-builtproposalsDissertation structureExamples of the utilization of vacant land under elevatedstructures by public artists : project in SidneyExamples of the utilization of vacant land under elevatedstructures as an urban space in Overtown project in MiamiExamples of the utilization of vacant land under elevatedstructures as commercial space : Paris ViaductPatton & Sawicki’s model of a basic policy analysis processThe classical rational problem-solving processLand use change management as a three-legged stoolThe land management tripodParticipants and relationships in Environmental Planning andManagementThe Land planning game : stakeholders, planners, rules, and thediscourse model of exchange among playersA Tripartite Approach conceptual diagramLevels of citizen participationThe four services of local governmentThree kinds of influence / causalityThe policy dimension of the decision-making processShows selected clusters concerning transportation networkAerial photographs of the selected TRD plotsAerial photographs of the selected SRT plotsAerial photographs of the selected ETA plotsPlot TRD1 (Chatujak) Old north bound bus terminalPlot TRD2 (Rachatewee) Department of Livestock Development,RachateweeSRT 1 (Chatujak) Railway Engineering School, PahonyothinSRT2 (Rachatewee) Railway Factory, MakasanETA 1 (Chatujak) 2nd Stage Express way, PahonyothinETA 2 (Rachatewee) 2nd Stage Expressway, UrupongSampling locations of both clusters – stratified according to landuse typeBMA organization chart6710101111133132333637494951515657596465727475767777787879798696viii

4.24.34.44.54.64.74.84.94.104.114.124.134.144.154.164.174.184.194.204.214.224.234.244.254.264.274.284.294.304.314.325.15.25.35.45.55.65.75.85.95.105.115.125.135.14BMA organization chart (before 2005)Shows the existing TRD PLMTRD old organization chartTRD new organization chartShown the existing SRT PLMSRT old organization chartSRT organization chartShown the existing ETA PLMExpressway system mapETA Organization chartSports corner for basketball and street soccerFood and drink kiosks and a tot-lotComparison of informants’ preference for esthetic directionComparison of informants’ preference for transportation directionComparison of informants’ preference for the passive recreationdirectionComparison of informants’ preference for the active recreationdirectionComparison of informants’ preference for commercial directionComparison of informants’ preference for environmental directionComparison of informants’ preference for social welfare directionPreferred activities direction on each plot by percentagePreferred projects direction by each actorPreferred projects for each organization’s plots by percentagesShow of support for the national policy#1-SecuritizationShow of support for the national policy#2-Against drugsShow of support for the national policy#3-Life long learningShow of support for the national policy#4-A new parliamentShow of support for the national policy#5-Infrastructure Dev.Show of support for the national policy#6-Env conservationShow of support for the national policy#7-TourismShow of support for the national policy#8-counter corruptionShow of support for the national policy#9-Bereaucratic reform.Actual and preferred leisure activitiesThe preferred policy directionsThe preferred participationThe preferred activity directions for each plotPreferred project directions for plots in the Chatujak clusterPreferred project directions for plots in the Rachatewee clusterComparison across clusters on leisure behavior (actuallydo/prefer)Comparison across clusters on concerned directionsComparison across clusters on preferred directionsComparison across clusters on their familiarity with case studyplotsComparing across clusters on the preferred directions for each plotWiMBY test on the preferred projects on each plotNiMBY test on the ‘not to any plot’WiMBY test on the most familiar plots :TRD1,TRD29799102103106109110113116118122122125125126126127127128131133134134136136137137138138139139143148150152154154157159161162166168169171ix

6.1123456789PLM Decision-making processComparative across clusters on preferred direction of TRD1Comparative across clusters on preferred direction of TRD2Comparative across clusters on preferred direction of SRT1Comparison across clusters on preferred direction of SRT2Comparison across clusters on preferred direction of ETA1Comparison across clusters on preferred direction of ETA2Comparison across clusters on preferred projects on TRD2Comparison across clusters on policy directionsComparison across clusters on participation179205205205205206206206206207x

AbbreviationsBBMBMABOTCBOCDCCIACPACSRDCPETAFESFYGISISOL/RMCDMMOSTEMSNGONiMBYNSEDBNSEDPOCMLTOTPORPPDPPSPLMPWDRAEROWSESSMARTSMESRTTATTEITPSTSPTRDUEMWiMBYBenefit Based ManagementBangkok Metropolitan AdministrationBuild – Operate - TransferCommunity Based OrganizationCommunity Development CorporationsComparative Interest AnalysisComparative Policy AnalysisCorporate Social ResponsibilityDepartment of City PlanningExpressway and Rapid Transit AuthorityThe First Stage Expressway SystemFiscal YearGeographic Information SystemIndustrial StandardLand ReadjustmentMultiple Criteria Decision-makingMinistry of Science, Technology, and EnvironmentManagement scienceNon-Government OrganizationNot in My Back YardNational Social and Economic Development BoardNational Social and Economic Development PlanThe Office of the Commission for the Management of Land Traffic(old)The Office of Transport and Traffic Policy and Planning (new)Operation researchPolicy and Planning DepartmentProjects for Public SpacePublic Land ManagementPublic Works DepartmentRam Intra – At Narong ExpresswayRight Of WayThe Second Stage Expressway SystemSimple Multi-Attribute Rating TechniquesSmall and Medium EnterprisesState Railway of ThailandTourist Authority of ThailandThailand Environment InstituteTanarak Pattana Sinsap / Treasury Property DevelopmentTotal Suspended ParticulatesTreasury DepartmentUrban Environmental ManagementWelcome into My Back Yardxi

BDCDDCLDCPDCTDDMDDSDEDDEVDFNDHDMSDPCDPPDPWDSDDSEDSWDTTDDepartments in the BMABudget DepartmentCommunity Development DepartmentCity Law Enforcement DepartmentCity Planning DepartmentCulture Sports and Tourism DepartmentDisaster Prevention and Mitigation DepartmentDrainage and Sewerage DepartmentEducation DepartmentEnvironment DepartmentFinance DepartmentHealth DepartmentMedical Services DepartmentPublic Cleansing and Park DepartmentPolicy and Planning DepartmentPublic Works DepartmentSocial Development DepartmentStrategy and Evaluation DepartmentSocial Welfare DepartmentTraffic and Transportation Departmentxii