Visual impact control of urban waterfront development on the background mountain view: Examining its justifiability through two types of immersive virtual reality experiments

Abstract

Several cities built along the waterfront are also accompanied by mountainous backgrounds, and thus have characteristic panoramas contributing to their visual image and identity. However, urban waterfronts are also often subject to high-rise development, which may damage that identity by shielding the mountainous background. Building regulations are adopted as visual impact management policies to retain mountain visibility, but it is difficult to find either scientific evidence to support the effectiveness of such private property control or further empirical guidance for its elaboration. Through a case study of Seoul's Han River, this study thus analyzed the actual impact of relevant building characteristics on the visual preference of urban waterfront views with mountainous backgrounds. Immersive virtual reality experiments using both actual and simulated cityscape images were conducted. Hierarchical linear regression and quasi-rank-based conjoint analysis results confirm that controls on buildings to retain background mountain visibility would actually serve as reasonable visual impact management measures. Insights into what kinds of regulation could be desirable in which circumstances were further obtained—excessively high buildings are especially unrecommended when the height of the background mountain is low, and in all cases a combination of view corridors with convex skylines are advisable for mitigating the negative impacts of mid-to-high building heights.