Planning The Central Area: A Brief Literature 1

By: Mohd Alif Farhan Bin Mohammad Fauzi, Nur Mazlina Binti Masli, FarahNorizwani Binti Nordin, Nur Haziqah Binti Mohamed Suhaimi, Mohd Hafizi Binti Haron

1.0  Definition of Town Centre

Town center is the development of a multi-purpose durable, able to walk, and integrated are arranged around the public areas that can be identified and given power where people can gather and strengthen their community ties. Town centre also, are complex places that serve a wide range of people and purposes. It is anchored by retail, dining, and leisure uses, as well as by vertical or horizontal residential uses. In town center there is at least have one other type of development such as office use, hospitality, citizenship, and culture. Over time, a town center will grow into the most densely populated, densely populated, community-oriented community with strong ties to its surroundings (Michael D. Beyard, 2007). 

According to Mitkovic (2004) the town center is the starting point and the end of many and varied movements of the city, called the "basic path focus." Therefore, it is headed by centrifugal and centripetal flow of tension in the city and its inhabitants. The center combines a range of high and low levels of activity, focusing on broader regional features and imposing high social and communication. In each city tissue, the center is the most interesting and unique ambient unit, as it has a lot of high concentration activities. A city centre also, is the commercial, cultural and often the historical, political, and geographic heart of a city, expressly those in the Western world. The center is the city where trade, entertainment, shopping, and political power is concentrated. in these terms most English-speaking countries have direct similarities in many other languages. However, in the United States, the term "downtown" is generally used to indicate the city center, and in Canada the term "city center" and "downtown" are used interchangeably. The city center is often the first city to be completed, making it the most historic part of the city.

The first Oxford English Dictionary for "downtown" began in 1770, referring to the center of Boston. Some people think that the term "city center" was coined in New York City, where it was used in the 1830s to refer to the original city on the southern tip of the island of Manhattan. By the end of the 19th century, the term was gradually used by cities across the United States and Canada to refer to the city's history, often the city's commercial center. Even though each city center is different, there are still general revitalization lessons that can be implemented anywhere. While any approach must be tailored to the unique physical conditions, institutional assets, consumer demand, history, and civic intent, this paper presents the fundamentals of a downtown transformation plan and the unique "private / public" partnership needed to succeed (Leinberger, 2005).

The Central Business District (CBD) was first proposed by E. W. Burgess, a geographer of American cities, in 1923 in the mode of structure of the well-known central city circular region. A Central Business District (CBD) also, is a city’s focal point or business and commercial center. The area is characterized by a concentration of commercial land use with a high number of commercial offices, retail shops, and services such as finance and banking. Central business area (CBD) is a very high area. Land evaluation is characterized by high concentrations. The center of the circular structure is the geographical and functional core of the city called the CBD.  The CBD is also the cultural and transportation center of the city (Yaguang, 2011).

2.0 Principle of Town Centre

           2.1      Integrating Multiple Uses

Mixed use is one of the important things that determine a city center. The town center has many facilities and services of use to the wider community. The concept of "work, live, shop" is important to the city center with the usefulness of such a market, civic buildings, offices, hotels, and city parks create an active environment that is active during the day and night (Michael D. Beyard, 2007). Build a mix of uses in the new city center or try to introduce new uses of existing center is not without challenges.

2.2      Flexibility of Balance with Long-Term Vision

Long-term vision is the framework, and the implementation of flexibility is provided for planning at the beginning, during the development of the results, and adjustments at the time of maturity.To create a new city center requires analogue flexibility throughout the course of development as markets shift, consumer preferences change, and the relationships between their uses mature. With uncertainty in the future, basic flexibility can be incorporated by establishing a mix of use zones that allow for density and use to move within the project. Flexibility is also ensured through development stages (Michael D. Beyard, 2007).

                     2.3     Connect with the Community

A key feature of urban development is having strong relationships with the surrounding community (Petar Mitkovic, 2004). Surrounding areas, commercial areas and parks system helps to reinforce the view that the center is accessible by all users. The city center requires an effective balance between pedestrian and vehicle traffic. Sidewalks, pedestrian walkways, and bike paths are also key components that feed and connect the city center to the surrounding environment and other communities.

3.0   Elements of Town Centre

The type of urban center element is a term used interchangeably with a city center, CBD (Central Business Centre) or city center, which refers to a business or landmark.

Focus on areas in urban areas that are usually related to shopping or places you visit. It also functions as a correspondence center with a significant open transport center, for example, a set up or transport station. Urban Design, transportation, and economic development improvements to create a series of distinct niche neighborhoods in the Central Area. These niche neighborhoods are the focus of city investments in street and urban design improvements. They complement each other’s services, are li~ed by stzeets that work, and are filled with better, more complete range of services for community members and other (Central Area Action Plan,1999).

Open structures such as city lobbies, exhibition halls and public libraries are often found around the area. The special focus of the city is on the overall placement and often includes engineering cases, basic structures of interest, statues and public spaces.

According to the Central Area Action Plan II 1999, the City Center also covers a wider area than the city itself, so there is a wider range of offers for the community. Several attempts to classify the town center in an effort to show that the study focused primarily on planning issues or aspects of retail supply. There are several types of elements available in the central area such as:

a.    Land use and open space

b.    Urban design
c.    Economic development
d.    Housing
e.    Transportation
f.     Human development
g.    Infrastructure 

4.0  Factors of Town Centre 

A town center will best succeed if it’s an active and animated place, with its own distinct personality. Here are some factor to keep in mind when planning for town center development

          4.1    Physical Environment

This includes the placement of the town or town also because the area’s geologic history. A desert town in California will have different needs than a city with many green space on the coast of the Pacific Northwest. Climate plays a task in a very region’s physical environment; so does its proximity to water and food sources. Urban planners must also consider the land’s current use. Planners may fit with their city’s GIS department to get terrain mapping data so they'll better understand the area’s geography.

           4.2      Social Environment

The existing social fabric of a town or city could be a crucial component within the expansion or revitalization of a selected area. Planners must concentrate to the resources available to different demographics within the region, like public transportation.

         4.3    Economic Environment

Planners need to know what economic factors might help or hinder a city’s development. The number and types of businesses will impact how an area is laid out. Residents’ socioeconomic levels as well as any employment or economic trends in a region can help planners develop an urban area

5.0  Requirements of Town Centre 

The Town Center Design Guidelines, Sept. 2011 describes the general design considerations that shall apply to the entire Town Centre. These is the requirements of town center. 

5.1  Structure Plan

Structure plan is a framework for development or redevelopment of an area by defining planned land use and development patterns, open space, layout and functioning of facilities including transport links, and other key features and constraints that influence how construction impacts. There are various terms used to describe the general structure design process, including Master Plan, Development Framework and others. While the nature of the design may vary depending on the focus and scale of the design, the overall design design phase is similar.

5.2   Building Rhythm and Articulation

The Town Centre should be characterized by a range of building heights, streetwall heights, and building setbacks.

Higher buildings are usually located in the town center and the building height should be reduced to blend with the surrounding urban scale. To emphasize the traditional pedestrian-oriented retail character of this street, buildings facing the road should retain a lane wall height of one (1) floor (up to 20 ft.) at or near the property line. Any additional height above the first floor should step backwards.  

Buildings facing onto other streets may establish a street wall height of up to four (4) floors provided they are set back from the property line by at least 3.6 m (12 ft.). Any extra height should step backwards on the fourth floor. The building comprises residential units, the ground floor facing directly to the public road, the ground floor should be strategically elevated to a sidewalk height of at least 0.6 m (2 feet). To help create a strong dividing line between public and private areas, and have a higher front porch of "eyes on the road”.

5.3  Grain and Permeability

The town center should be established as an outstanding community, pedestrian scale, with a network of roads and walkways made of small blocks, many route options, and the maximum way. This means:

   §  Encourage pedestrian network rich in the town center.
§  Encourage smaller roadblocks. Encourage breaks in street walls to facilitate views to/from adjacent public spaces.
§  Encourage buildings that help to define the public realm with strong street wall edges that come out to the property line or form a consistent setback along the street.
§  Do not let the location of the surface at a location in front of the interface and the road. Any on-site parking should be located at the rear of the building.

5.4  Orientation, Sitting and Axes

     Orientation & Siting

§  The building must be oriented and located to capture and optimize the areas of public and private water. This means that in general, the building must be oriented with the longer dimension of the north-south instead of east-west, to maintain maximum aperture between adjacent buildings.

      Visual Axes

§  Emphasize and celebrate the focus and termination of the visual axis, whether it be the installation of public art or the use of special architectural features on the building occupying the end of the axis.

5.5  Views

Protect all street-end views.

Enhance street-end views, where practical by setting buildings back from the property line to widen the view angles at key intersections.

5.6  Weather protection

Encourage continuous weather protection on all commercial street frontages in the town centre.

5.7  Privacy

Encourages the separation and filtering of all external private spaces, benches, balconies, balconies, balconies, yards, and more through the use of evergreens and / or walls / screens made of materials such as stone, concrete, glass blocks, opaque glass or stainless steel. The outer wall / screen should be a maximum of 1.8 m (6 feet).

5.8  Safety

To live, work and participate in urban life without fear of bodily harm. It should be viewed as a complex set of ever-changing and interconnected problems related to:

§  Physical built environment

§  Socioeconomic practices

§  Systems (governmental, service provision, environmental)

5.9  Access and Circulation

The town center should be constructed with a network of more subtle details of the trails, paths and walkways lead to a narrow area, allowing direct access to all forms of transportation (walking, riding, train and car), and offers a wide choice of routes.

§  Access shall be enhanced by the introduction of new streets and new lanes over time.

§  Access to on-site (underground) parking, loading and garbage/ recycling services shall be from rear/side lanes wherever feasible. Access to on-site parking and/or loading shall only be permitted where no rear/side lane access is possible.

Circulation shall be enhanced by the introduction of new vehicular routes, a new bus transit and new pedestrian connections

5.10  Sustainability

Encourage construction systems and building systems that support more sustainable buildings and landscapes, use less energy, and generate less greenhouse gas emissions.

Encourage low impact developments that use more sustainable approaches and systems such as recycled materials, passive heating and cooling, alternative energy sources (e.g. solar, wind, biomass, geothermal heat systems, district energy systems, etc.), recycling/grey water systems, drought tolerant landscaping, less impervious surfaces.

§  Increase the urban forest by planting more street trees.

§  Promote groundwater management best practices, encourage the use of rain water and grey water re-use.

§  Encourage the use of locally sourced durable materials in buildings and landscape (e.g. wood & stone).

§  Design for maximum use of daylight within buildings.

§  Provide as many opportunities as possible for social interaction with neighbours, members of the community and visitors.

§  Encourage sustainable business practices by facilitating local economic development with an emphasis residents.

6.0  Best Practices of Town Centre

The best practices for town central planning is Stockholm city. The concept of Stockholm city is walkable city

Figure : Stockholm city

       Source : https://www.thecrazytourist.com/

Stockholm is the capital and most populous urban area of Sweden. 972,647 people live in the municipality, approximately 1.6 million in the urban area, and 2.4 million in the metropolitan area. The city stretches across fourteen islands where Lake Mälaren flows into the Baltic Sea.
In global terms, Stockholm is a small capital city that punches above its weight. In international rankings, Stockholm is among the top scorers on quality of life, safety and trust, as well as democracy, gender equality and innovation. Many people move to the region for precisely this reason.
The Stockholm region is the engine powering the Swedish economy and Stockholm is its business, administrative and financial centre. It is home to areas that are important on an international scale. The city centre and the inner city host the financial sector and creative industries such as gaming, music and fashion. Kista boasts the ICT cluster at Kista Science City. The region has several high-ranking universities and higher education institutions.

Figure : Stockholm city plan
Source : https://www.corp.at/

   Figure : Stockholm city cycling plan

  Source : https://www.corp.at/

Figure : Walkable Stockholm city

Source : https://www.google.com/search?q=walkable+city+stockholm&h

6.1  Accessibility In The Region

The transport system is to create high accessibility and good environments in which to live, taking up a limited amount of space and causing as low an environmental impact as possible. Ease of travel is extremely important to the region’s population and businesses in terms of choosing where to live or where to base operations. Many people live within walking or cycling distance of work.

Public transport means that another significant proportion of jobs in the region can be reached within an hour’s commute. The proportion of the population using public transport in the morning rush hour is high and the proportion of journeys by bike is increasing over time. Creating the greatest possible ease of access between northern and southern Stockholm across the Saltsjö-Mälar water strait poses a major challenge for city and infrastructure planning.

6.2 Clear Social Differences

Stockholm has a mixed population in which nationality, education, occupational background and age vary. At the same time, there is both physical and socioeconomic segregation between different areas of the city, as described by the Commission for a Socially Sustainable Stockholm in a number of reports. The consequence of increasing residential segregation is that people with different backgrounds and different socioeconomic circumstances are tending to encounter each other less and less frequently as they go about their daily lives, which in turn reduces trust and mutual understanding.

6.3 Digitalisation opens up opportunities

Digitalisation is a central trend that is increasingly having an impact on social functions, business and people. The Digitalisation Commission has highlighted digitalisation as the single strongest change factor in society by the year 2025. The ability to be constantly connected affects both the design of urban environments and buildings and the efficiency of the transport system. E-commerce brings new consumption patterns that demand infrastructure and the ability to deliver ods to properties. Greater access to open data also helps to create new service functions and jobs.

              Figure : Stockholm city panorama

               Source : https://www.shutterstock.com/

A city where everyone can live                  

Stockholm will need to have a major focus on building housing for many years to come
Today’s lack of housing restricts the city’s development and business growth. The housing shortage affects many people, particularly groups that are worse off, young people, students and new arrivals. Access to housing is crucial for business and education institutions. To attract the right skills, Stockholm needs to be able to offer housing in different price

Flourishing businesses throughout the city

Reducing today’s regional imbalance with a large concentration of jobs in the inner city and to the north is an important goal. Equal development will take initiatives capable of attracting companies and institutions to set up where market conditions and good access are in Stockholm City Plan

7.0 Conlusion

As a conclusion, town centre is the commercial or geographical centre or core area of a town. Town centres are traditionally associated with shopping or retail. They are also the centre of communications with major public transport hubs such as train or bus stations. Public buildings including town halls, museums and libraries are often found in town centres.Town centres are symbolic to settlements as a whole and often contain the best examples of architecture, main landmark buildings, statues and public spaces associated with a place.

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