By: M. Badrul Amin Mohammad Khairi, Nor Azreena Mohd Nor'Aini, Nur Ain Che Mat Ali, Nurul Nabilah Abdul Rahim, Ainun Natasha Mohd Nordin
Town centre can be referred as city centre, downtown and central business district. Peter Mitkovic (2004) states a City
centre is the starting and end point of the various and numerous movements of a city. It's called basic paths focus. The city centre unites high activity and low activity and thinks the attributes of a more extensive zone and forces a high level of social correspondence and contact. The centre paying little mind
to its attributes, capacities and classification, exists just as a piece of a urban
system and it is practically associated with the gravity territory and
fundamentally to the city as a framework.
According to Beyard Michael D. (2007), a town
centre is a long-lasting multiuse development, walkable and integrated
development that is organized around the identifiable public area and give the
strong energy for the public to strength their community and bonds. The retail,
recreation, leisure, dining and residential uses are placed in the town centre.
Other developments included in the town centre such as office, hospitality,
cultural uses, service center and others. A town centre can be improved and
evolve to the most compact community and have a strong connection to its
surroundings. Meaning of downtown based on Cambridge Dictionary
is central, in or to the central part of a city. Downtown are the term that
usually used in North America to refer to a commercial, cultural and historical
of the city. The downtown development as the center for dense urban living.
Housing, retail, community services and parks are included in the center of
town. Salt Lake City Planning Division (2016) states the downtown will offer
intimates spaces, outdoor adventure and move with a distinctive energy that
reflects our culture.
Central Business District (CBD) was firstly
proposed by E. W. Burgess, an American urban geographer in 1923. From his
analysis, a city expands from inner to outer in the way of concentric circle.
CBD is the city’s geographic and functional core. Its can be described that the
CBD integrates a great deal of financial, culture, business, facilities and
service institutions. (San Yaguang, 2011)
PRINCIPLES OF PLANNING A TOWN CENTRE
One of the forces that creates and build up the
value is scarcity and uniqueness. Same goes with town centers with unique
characteristics which later will be tend to be more valued by the people or the
visitors than more predictable town centers (Smith,2016). In order to create
habitable urban environments, a few principles have been applied in a town
centre development such as:
Integrating multiple uses
Integrating multiple uses
Town centres are place based developments. A very good functional sense of space is required to distinguish and help as an anchor from a standard single use development. Town centres have many multiple uses including retailing, housing, entertainment and a mic of civic, administrative and professional services (Peel,2003).
This principle helps a town centers more than a brand name. They must connect with people and identify its diverse character. This mixed uses will allow a variety of activities. The combination will appeal more towards the public and be sustained by it.
In addition, the town centres must offer a broad range of facilities including children, families, erderly and etc. Those include restaurants or any other facilities that appeal to people. Everyone should feel safe and welcome in all days at any time. This mixed used for example should not only focusing on personal interest such as bars and shops, but should provide other leisure, cultural opportunities that can be enjoyed by the community.
This principle helps a town centers more than a brand name. They must connect with people and identify its diverse character. This mixed uses will allow a variety of activities. The combination will appeal more towards the public and be sustained by it.
In addition, the town centres must offer a broad range of facilities including children, families, erderly and etc. Those include restaurants or any other facilities that appeal to people. Everyone should feel safe and welcome in all days at any time. This mixed used for example should not only focusing on personal interest such as bars and shops, but should provide other leisure, cultural opportunities that can be enjoyed by the community.
Sustainable
According to Beyard et.al (2007) sustainability
stands for the green products and the protection in the environment. A good
sustainable development of town centers promotes health, conserves the energy
and the resources and also economically successful.
Creating a sustainable designs standard can also
promote a strong built form. That will include an innovative and also creative
designs which could help in protecting the best of the building form and the
heritage found on the town centre. This sustainable development aims to meet
the needs for the future generation.
Quality
of life and development
According to Otsuka and Reeve (2007), in
contemporary approaches, the town centre has become much more than a retail
outlet itself, in facts it has become a total viable foundation for funding,
mainly because those approaches offers a different types of opportunities such
as business and job creation together with the development which focusing on
the housing. Based on the study that have been made in Ireland itself, the
towns are require to made a system in order to ensure that the resources are
used to the maximum potential.
Public
realm
Beyard et,al (2007) also stated
that public realm is all areas of the urban fabric which the public has
the opportunity to access to it. This public realm acts as one of the most
important character in a successful town center. A very well designed of public
realm must have all this attributes:
- A variety of seating opportunities
- Use any architectural element to add the visual interest
- The connectivity of the working network with high quality which make walking more satisfying
- Highly visible and accessible towards the community
- It’s a place which has a strong identity like a public space
- The main point of this design for the town centre is the circulation, connection, walkability and etc. It creates harmony and great quality.
REQUIREMENTS OF A TOWN CENTER
The requirement related to the impact in nature of
development in the town centre. According to this, Connoly, J. (2000) defines
building dimension requirements as parking requirements for development. It
divides in the different zoning district in town.
Parking
requirements
It is established by multiple zoning district
throughout town. This can be accommodated a broad mixture of uses and dimension
of buildings. That also require a special permit from the Planning Board for
building a park. It also mentions by Robertson, M. (2000) that there are two
most recent uses which is service stations and garages. This only exist for
other relevant use regulation in that district.
For dimensional restrictions include rear setback
and minimal five-foot side. The buildings in that area is about forty feet, or
roughly three stories. Besides, two sites are both located on corners which is
a corner visibility requirement of 25 feet for along both sides. That is for
applied in order to guard against traffic collisions.
In addition, the parking requirement is the main
application of the zoning bylaw for various uses. That requirement is to avoid
of private business owners that not accounting for their own parking needs. The
bylaw is specified the number of parking spaces that needs for each of uses
should account. that taken by Wiener, J. (2000).
Customers’
requirements
The offering wide variety of assortments within a
unique shop expedition. Besides, it is the competitive position of small
neighbourhood food shops emerges as more solid whose complementarity to modern
distribution. This can be better expressed in the most peripheral territories.
The role is to satisfy recurring buying requirements that related to goods for
purchases are less easily programmable. That according to the Musso, F. (2011)
which it is synthesized into three distinct which is the main cities,
industrial development area, and peripheral hinterland areas.
Revaluation
of town centre role
According to the Musso, F (2011) there are some
decisions that making to analyse through the coordination of urban development.
As example like urbanistic choice and to the retail offer planning, the
exploitation of the urban context as well as cultural and entertainment
initiatives, promotional and marketing actions.
The
retail offer planning from the urbanistic choice
Based on Musso, F (2011) as a role of retailing and
social activities for urban centre when development policies adopted. That
includes some of development that needs to develop. There is the creation of
specialized professionals in the management of complex programs of commercial
development and urban regeneration also to cover public spaces and transport
networks.
The
exploitation of cultural as well as the urban context
Besides, for reproduce in an artificial shopping
mall, such as the "naturalness" and the specificity of places, the
pleasantness, and the ability to effectively integrate them into the social and
economic tissue of the city centre. It can be factors based on Musso, F (2011)
for competitive advantage. However, it requires a wide overview of the
requirements to be satisfied and a coordination of interventions.
Promotional and marketing actions
It was the case for those regarding limitations
which is isolated and uncoordinated interventions are insufficient on vehicular
traffic in central areas without a coordinated parking and public transport
system. This can be concluded from Musso, F (2011) that happened in most
Italian experiences caused a regression of businesses located in pedestrian
zones, accompanied by a shift of customers to the suburban or out of town commercial
areas.
Entertainment
Initiatives
According to the Musso, F (2011) it is the need of
a strategic level for decisions on all aspects of an urban center that can
contribute to make it a “natural” shopping center. The intervention field is on
the positioning of the retail and services offer through selection and guidance
policies of the businesses involved. This can bring to consistency of strategic
choices and coordination of initiatives, and also to a better integration with
utility services and entertainment activities.
FUNCTIONS OF A TOWN CENTRE
It is defined by implement a function of
coordination of development and direction for urban centre. That necessary to
know the organizational models that can builds three types of functions which
is a promotional function, a collective service provision function, and a
knowledge marketing function Pilotti, Zanderighi (2003).
Promotional
function
The necessary to promote the mix of service and
trade activities that operate in a specific area. The part of this function
from Pilotti, Zanderighi (2003) are external communication, promotional
initiatives and entertainment for residents, tourists and others subjects. It
is to allow the achievement of economies of scale to make attraction policies
more effective for a centralized and coordinated management of this function.
Collective
service provision function
Next, relates to the provision of collective
services to the area which help to qualify the context in which social life and
commercial take place. The quality of collective services contributes to influence
the consumers’ shopping experience and their fruition of the urban centre.
Taken from (Pilotti, Zanderighi, 2003) refer to a direct management of these
service to a pressure for greater coordination in their provision which are
responsible for the provision of such services.
Knowledge
marketing function
Then, it defines the competitive positioning of the
area for having a knowledge of marketing that is necessary. It has the ability
to achieve a coordinated management of common services. The organization models
through which based on Pilotti, Zanderighi (2003) a coordination action could
be achieved should allow to carry all these types of functions. This requires
that the interaction of the different actors can be ensured through the
analysis relate with other subjects in the area.
ELEMENTS OF A TOWN CENTRE
The structure of town center is the entire unit,
element, system, and the process of life that takes place in the center, in
accordance with the complex laws of town center. Central structures include not
only physical, geographical, demography, social and economic structures, The
Sammamish Town Center Plan (2008).
Residential
neighbourhoods
Developing in a manner that is sensitive to the
surrounding residential areas creates a strong connection between the more
urban Town Center and its neighbors. Sensitive building design and limited
building heights adjacent to single family neighborhoods creates a transition
from urban to suburban areas. At the same time, there are opportunities to
expand the number and variety of residential options, especially around the
city center, while maintaining affordability. Construction of the new home
includes multi-family housing in the city center, City of Mountlake
Terrace Town Center Subarea Plan, (2018).
Figure 1.1: residential neighbourhood
in Langkawi
Access
and circulation
According to Atkins, Kelly G, (2005) The
City Center should be set up with improved road networks, alleys and footpaths
that create smaller blocks, provide easy access to all modes of travel
(walking, biking, transit and car), and offers a variety of routes. However,
allowing roads, such as sidewalks, trees, and wider street furniture to cause
increased pedestrian activity, comfortable pedestrian environments and
pedestrian walkways encourage nearby residents to access the City Center
facilities. Therefore, it can reduce the demand for parking. The proposed
changes to the existing city / street network in the City Center include:
- A new direct entrance to the town centre
- City public parking lots
- Minor changes to the street pattern
Figure 1.2: Access road in Langkawi
The
commercial domain
The commercial area of a city is an area, or
neighborhood, consisting of a commercial building, such as a city center,
business center, financial district, "Main Street", commercial
street, or mall. Commercial activities in the city include the sale of goods
and services, such as retail businesses, wholesalers, financial
institutions, and a wide variety of uses that are generally classified as
"business." Although commercial activities usually consume a
small amount of land, this activity is very important for the economy
of the community. They provide jobs, facilitate money circulation, and
play an important role in society, such as community gathering
and cultural events. Atkins, Kelly G, (2005)
- Categories
of commercial activities
- Office Buildings – This
category includes single-tenant properties, small professional office
buildings, downtown skyscrapers, and everything in between.
- Multifamily – This category
includes apartment complexes or high-rise apartment buildings.
- Miscellaneous – This catch all
category would include any other non-residential properties such as hotel,
hospitality, medical, and self-storage developments, as well as many more.
- Land – This category includes
investment properties on undeveloped, raw, rural land in the path of future
development. Or, infill land within urban area, pad sites, and more.
- Retail/Restaurant – This category
includes pad sites on highway frontages, single tenant retail buildings, small
neighbourhood shopping centers, larger centers with grocery store anchor
tenants.
Urban
Design
According to City of Mountlake Terrace Town
Center Subarea Plan, (2018), say urban design can be done by
design standards that incorporate flexible zoning provisions to enable the
creativity of building design, street views, landscapes and signage. The height
of the building where the tallest building lies next to the basement in the
core and outskirts of the City Center is close to the existing single family
environment. The facade of the building will have a bright and prominent
pedestrian entrance, especially at the main intersection. Plans for windows and
doors, parking areas, and yards adhere to the principles of Crime Prevention by
Environmental Design (CPTED) to maximize overall safety in the city center.
Figure
1.3: Example of design concept in town center
The Town Centre will consist of a network of public
open spaces. Open space improvements include the creation of new parks and
plazas and new relationships between existing open spaces, as well as
improvements to existing parks. The park and open space are designed with a
variety of recreational opportunities that encourage physical activity and
exercise both as an organized sport and an independent hobby. The extra clean
and well-maintained open space will provide a small shelter and gathering place
in the corner and interior blocks, Gentry (2000).
The Sammamish City Comprehensive Plan (2008) states
that the Nature system also has a major impact on the city center. This is
because in the future the development of natural systems is still being chosen.
Natural systems, including surface and groundwater, natural sytems and
environments are highly critical areas, diversity of species and habitats, open
space, trees, plants, natural areas, wetlands, and drainage.
Figure 1.4: Wetland.
BEST PRACTICES IN TOWN CENTER DEVELOPMENT
According to Annual Report, 2012 best practices are
used to maintain quality or an alternative to compulsory standard and can be
based on self-assessment or benchmarking. So, to get the best result in another
development, we must have a best practice in another country.
Therefore, in this Malaysia that have our vision
which is to be a leading Malaysia organization, recognized for the delivery of
world -class services in each of our core businesses, with a corporate presence
in strategically selected countries and markets. For example, the best practice
in central district business in Malaysia is Melaka.
Melaka
As we know, Melaka and George Town are a historic
city the straits of Melaka that have developed over 500 years of trading and
cultural exchanges between East in the straits of Melaka. The influences of
Asia and Europe have endowed the towns with a specific multicultural heritage
that is both tangible and intangible with its government building, churches,
square and fortifications, Melaka demonstrates the early stages of this history
originating in the 15th-century Malay sultanate and the Portuguese
and Dutch periods beginning in the early 16th century.
Featuring residential and commercial buildings, George Town represents the
British era from the end of the 18th century. The two towns
constitute a unique architecture and cultural townscape without parallel
anywhere in East and Southeast Asia. (Catherine Poh Huay Tan, April 15th 1989),
Figure 1.6: Melaka Town Centre
In the last five years, Ramesh Subramaniam
(2018) mention that Melaka has made tremendous progress towards building a
sustainable green city. By 2020, the 7248-hectare government-owned Melaka Solar
Valley is aimed at mobilizing most of the day-to-day activities such as
manufactures, housing developers, farmers and other stakeholders. Recently,
public and private partnership have installed 100,000 LED street lights along
the Alor Gajah Highway to Central Melaka and Jasin (AMJ), which will increase
road safety and reduce carbon dioxide emissions. Furthermore, the urban
landscape has changed as well. While glowing glass panels adorn the country of
Malaysia, the former trading hub with rich multicultural heritage, navigable
areas with mixed development have increased foot traffic and reduced car usage
in the fast-growing country.
Thus, the transformation of Melaka is the result of
meticulous planning, a comprehensive approach that must be supported by
government policies and projects as well as private sector involvement and
citizen initiatives. It’s time for policymaking to come up with their own Green
City Action plan to make that dream come true. The implementation process
requires strong coordination between various agencies, including government
agencies. The private sector and the public. It also requires a simple
management approach that is tailored to project monitoring, data analysis and
public feedback. Finally, Melaka has become one of the most developed town
center and has become one of the attractions in Malaysia for foreign tourists
coming here. This indirectly Melaka has contributed to the tourism economy in
Malaysia.
London
Central London has different economic geographic
with different focus and places. Notable examples are the city of London financial
district, law firms and functions around Halborn, the retail and creative
industries in the West End and higher education institutions south of
Euston. The city is the center of London’s global role, but just as
important is a network of professional and supportive business services that
have been national and international connection in their own right. (Economics,
January 2008).
London Town Centre
Source : Economics, G. (January 2008). London’s
Central Business District: Its global importance.London SE1 2AA: Greater
London Authority.
The economic nature of cities and the CBD is
increasingly understood in terms of international relations between them,
especially in other cities. As production operations are expanding globally,
the management of these processes is becoming more complex and requires a lot
of information. Businesses seek to centralize their management functions in one
or just a few locations, where they can acquire the skills and expertise they
need. Cities such as London, with a diverse and cosmopolitan infrastructure,
services and workforce have become the centers of management and coordination
of the global economy or global city. (Economics, January 2008).
An example that we can make the best practice for
all countries is make a Town Center Gateway. An attractive entrance or
"entrance" to the City Center is very important for the benefit of
the residents, visitors, and potential customers. Tree planting programs, road
banners, and decorative signs and features must be installed to enhance the
aesthetic value of the entrance to the City Center. Improvements to the gate
and the street-finding system should highlight the city center as a local hub
for "living, working, and playing." The location of the gateway and
possible improvements to the draft concept are identified as follows,
Barrington Town Center Plan, 2017 :
· South Gateway –Install a welcome
sign and monument in a landscaped bed on the east side of the highway.
· North Gateway –Install a welcome
sign and monument in a landscaped bed on the west side of the highway.
· West Gateway – Install a welcome
sign and monument in a landscaped bed on the south side of the highway.
· East Gateway middle school.
Install a welcome sign and monument in a landscaped bed on the north side of
the highway.
· Central Gateway – intersection.
Install a welcome sign and monument in a landscaped bed on the northwest corner
of the intersection. (This would replace the current billboard.) An additional
gateway treatment might include an archway over Route 9 on the west side of the
intersection.
Figure
1.5: Town Center Gateway Treatment
As a conclusion, a safe and convenient city is the
logical demand of the city dwellers. For sustainable and planned town centre,
the principles and the standard have to be followed by the local development
authority.
Not only that a more commercially realistic
approach to plan for the town centre is crucial for the future success. Even
with the retained areas, a more countable and flexible approach will be
required to mix of uses to enable alternative attraction, which are likely to
be leisure based, to be developed to support the retail function.
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