Planning the Central Area: a Brief Literature 5

By: M. Badrul Amin Mohammad Khairi, Nor Azreena Mohd Nor'Aini, Nur Ain Che Mat Ali, Nurul Nabilah Abdul Rahim, Ainun Natasha Mohd Nordin

DEFINITION OF TOWN CENTRE

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 

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.

          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

Source : https://www.google.com/search?q=residential+neighborhood+in+langkawi&tbm

 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

Source : https://www.google.com/search?q=residential+neighborhood+in+langkawi&tbm

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

Source :https://www.google.com/search?q=design+building+concept&tbm

Open Space Network and Recreation

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.

Source : https://www.google.com/search?q=natural+system+in+town+planning&tbm

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 15^th-century Malay sultanate and the Portuguese and Dutch periods beginning in the early 16^th century. Featuring residential and commercial buildings, George Town represents the British era from the end of the 18^th century. The two towns constitute a unique architecture and cultural townscape without parallel anywhere in East and Southeast Asia. (Catherine Poh Huay Tan, April 15^th 1989),

Figure 1.6: Melaka Town Centre

Source : https://images.app.goo.gl/PQzofuaJER5Mn6e5A

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

Source : https://www.google.com=Town+Center+Gateway+Treatments

CONCLUSION

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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