Planning The Central Area: A Brief Literature 6

by: Nur Syaqirah Mohd Zahar, Siti Nur Azira Che Mahadi, Rosalind Yukun, Nurul Nadia Rubbani@Affendy, Nur Elanis Murni Meran,  Mohammad Syazani Shaiful Rizal, Mohd Farizuddin Hazman

INTRODUCTION

Definition of Town Centre

According to Farrel William (2017), town centre is the term used to refer to 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.

Definition of City Centre

Nastia Glen (2018) define a city centre is the commercial, cultural and often the historical, political, and geographic heart of a city, especially those in the Western world. The term "city centre" is primarily used in British English, and closely equivalent terms exist in other languages, such as "centre-ville" in French, Stadtzentrum in German, or shìzhōngxīn (市中心) in Chinese. In the United States, the term "downtown" is generally used, though a few cities, like Philadelphia.

Definition of Central Business District

Helen Fors (2017) define a central business district (CBD) is the commercial and business center of a city. In larger cities, it is often synonymous with the city's "financial district". Geographically, it often coincides with the "city centre" or "downtown", but the two concepts are separate many cities have a central business district located away from its commercial or cultural city centre or downtown, or even several CBDs at once. The shape and type of a CBD almost always closely reflect the city's history. Cities with strong preservation laws and maximum building height restrictions to retain the character of the historic and cultural core will have a CBD quite a distance from the centre of the city. 

Definition of Downtown

Lilian Weller (2016) define a downtown is a term primarily used in North America by English-speakers to refer to a city's commercial, cultural and often the historical, political and geographic heart, and is often synonymous with its central business district (CBD). It is marked by a cluster of tall buildings, cultural institutions and the convergence of rail transit and bus lines..

Principles of Planning a Town Center

a) Integrate Multiple Uses

According to Michael D (2007), be yard a mix uses town center is one of the most important qualities to a town center. The towns have contained a variety of uses that serve the broader community such as markets, civic buildings, offices, hotels, and urban parks created a vibrant environment that was active. Town centers must be more than a brand name. They must connect with people at an emotional level and be perceived by the community as belonging to it. The integration of multiple uses creates the diverse urban character that people identify with and enjoy. A mixed use town center supports an environment that allows for a variety of activities, including working, living, shopping, entertainment, and leisure. The combination of residential, office, retail, and civic uses forms a neighborhood or district environment that will appeal to the public and be sustained by it. 

b) Create an Enduring and Memorable Public Realm

According to Michael D (2007), the good public realm is one in which commerce, social interaction, and leisure time activities mix easily in an attractive, pedestrian-friendly, outdoor setting. People are drawn by the simple enjoyment of being there. If that enjoyment is to be felt, the public realm and public spaces must be well designed and programmed. The best well designed of public realm must following all this attributes:

• The central space that people are attracted to for its placement, design, and surrounding uses.
• The pedestrian network is easy to connectivity and high quality to make walking well being and more satisfying.
• The public realm is open to programs that are significant to the community.
• Highly visible and easily accessed, the public realm is well connected to roads, transit, and parking infrastructure.
• Create a place to suitable to make the place as authentic as possible, a place that will have lasting identity.

c) Connect to the Community

According to Bruce Leonard (2007) one of the defining characteristics of a town center developments is have strong connections with the surrounding community. Strong connections to surrounding neighborhoods, commercial areas, and park systems help reinforce the view that the town center is accessible to all users. Town centers require an effective balance between pedestrian and vehicular traffic. Sidewalks, walkways, and bike trails are also key components that feed into and connect a town center to surrounding neighborhoods and other communities.

d) Respect Market Realities

According to Bruce Leonard (2007), a town center successful is well tuned to the level and nature of the market that supports it. Understanding the market entails understanding not only population counts and income levels but also growth, competition, access, and aspirations. Each planned component in a town center should be evaluated separately to determine its basic strengths and the scope of its potential. But then all components must be evaluated together to determine their compatibility and the mix that works best for each component while offering an integrated, lasting environment. The purpose is to provide a town center that is greater than the sum of its parts. In a mixed-use setting, retail uses drive residential and office uses. Supermarkets provide a convenience for nearby existing and future neighborhoods, and the type of supermarket. A retail market analysis must follows basic steps:

• Determine the spending patterns of the surrounding population.
• Identify the location of existing, type, size, and planned competitive retail facilities and districts.
• Identify the new trade area basis on the analyses of those spending patterns and competing facilities.
• Identify a site and traffic analysis to make sure that the projected development can be accommodated.

e) Commit to Intensive On-Site Management and Programming

According to Bruce Leonard (2007), a town center  is designed to be important and successful for community and, as such, it functions as a public as well as a private place. Residents and visitors to a town center are invited every time, That's why the management must be more intensive and ongoing than at a shopping center or other type of commercial development because a town center will be the densest, most diverse, and most active place in a community, management will likely be more complex and expensive, and it will definitely need to be more sophisticated and quality.One of the important aspect of town center management is must be have many of the functions can be done such as have place for continuous programming of activities and events in the public spaces, such programming will ensure that visitors’ experiences is meaningful and unforgettable.

f) Capture the Benefits that Density Offers

According to Bruce Leonard (2007), the development of an appealing, vibrant town center requires a well designed mix of uses at a density high enough to achieve a critical mass of people on the street. A truly successful town center will be the most densely developed and lively part of the community. Higher density helps expand transportation choices, supports community fiscal health and helps improve security. Moreover, higher density too helps protect the environment around the town center. Beside that, designing a dense town center requires the introduction of pedestrian-friendly spaces.  a densely developed, mixed-use center where people can easily walk along broad sidewalks lining attractive storefronts and safely cross narrow streets as they move within the development.

Elements of a Town Center

a) Urban Design

According to Mashri Mohamed (2018), the goals of the Urban Design Guide are to bring about meaningful change that revitalizes the central area of whist preserving and enhancing the distinctive historical  character and to create a broad network of buildings, streets and spaces that deliver both quality and  meets the requirements of Town Center and its users.

Urban Design Guidance

• The guidance on urban design revolves around a basic principles and will be applied to any development proposals such as environmental quality 
• The public realm should be of top quality and supply the local residents with outdoor spaces and routes that are attractive, safe, uncluttered and simply identifiable such as ease of movement
• New developments should be permeable, accessible by various modes of transport, especially by non-car options, and well connected to the prevailing networks such as efficiency

According to Mashri Mohamed (2018)  The new developments should make efficient use of limited resources like land, energy, and fuel. they ought to maximize the opportunity for non-car modes of transport (walking and cycling) and conveyance . The layout and building design should optimize passive solar gain hence reducing the necessity for artificial lighting and space heating.

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b) Access and Circulation 

According to the Knoxville Regional Transportation Planning Organization/City of Alcoa, TN (2015)  The Town Center shall be structured with a finer-grained network of streets, lanes and pedestrian routes that create smaller blocks, provide easy access for all travel modes (walking, cycling, transit and cars), and offer multiple route choices. 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 . Most town center and contain development and design standards to promote and ensure high‐quality development that promotes an active, safe pedestrian environment. The element of town center  include access and circulation.

v  Connectivity

A well‐connected system of streets, bike lane , and walkways is a requirement to a vibrant town center  and ensure convenient access between all major origin and destination points within and surrounding the district as well as to promote the level of access and circulation needed to establish the district as a vibrant mixed‐use activity center.

v  Vehicular Access and Circulation

Some town center districts include standards intended to limit sidewalk‐disrupting curb cuts.  Such standards sometimes encourage or require a network of rear alleys for access, especially for smaller lots. 

c) Housing

According to The Sammamish City Comprehensive Plan (2008), housing choices and increased affordability are essential components of the  Town Center. the element town center for housing consist housing cost, and it contains one of the lowest ratios of multi-family housing to single-family housing in the county. Consistent with trends throughout the region and nation, there is strong interest in providing opportunities for people to live in the Town Center, where they can be within walking distance of shops, restaurants, parks, and other amenities. Ultimately, the desired amount, mix, and configuration of housing in the Town Center will be shaped by the community’s environmental, vehicular circulation, economic and social. The kinds of housing should be available in town center is  Consider including a wide array of housing types, with some areas of moderate or high density, at both market rate and affordable levels also make any housing options  include are legally allowed.

Requirements of Planning a Town Center

According to Ministry of Local Government, Housing & Environment, 2015 the requirements in town center areas, zones and types of development should be sought and taken into consideration of any developments.

General Design Considerations Town Center Character

a) Grain and Permeability

The Town Center should be structured as a fine-grained, pedestrian-scaled, highly urban environment, with a network of streets and pedestrian routes that create small blocks, multiple route choices, and the maximum street frontages. This means:

-Encourage a rich network of pedestrian routes with smaller street blocks.

-Encourage the breaks in street walls from facilities views to public areas.

-Encourage the buildings that help to define the public realm .

-Do not permit on-site surface parking in front of buildings between the front façade

b) Building Orientation

The orientation of building influences a development town that focus of activity. Also building oriented can contribute significantly to a pedestrian- friendly built environment. Buildings must be oriented to capture and optimize both public and private user, which is the oriented should be in dimension north to south (not east to west) to maintain maximum openings between adjacent buildings.

Shows the building orientation

Source: Building Orientation Part-1, Autodesk Knowledge Network,2018, 
https://knowledge.autodesk.com/support/revit-products/getting-started/caas/simplecontent/content/building-orientation-part-1.html

  

c) 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.

d) Privacy

Encourage the separation and screening of all outdoor private spaces, stoops, porches, patios, balconies, yards, etc. Though the use of evergreen hedges or walls constructed of materials such as masonry, concrete, glass block, frosted glass or stainless steel.

e) Safety

Buildings and properties can be designed to prevent damage from the force of the elements and natural disasters (William Deutsch, 2019). Based on Crime Prevention Through Environmental Design (CPTED) is a design principles that used to prevent crime and promote building security. This can encourage people to impede criminal behavior, and encourage citizens to keep a watchful eye. Four main principles of CPTED are:

v  Natural Surveillance

v  Natural Access Control

v  Territorial Reinforcement

v  Maintenance

 f) Access and Circulation

The general requirements for circulation by apply all circulation types; bike lanes, bike rail, building entrances, closures, fences, etc.  The city center must be well-organized with a network of roads, alleys, footpaths and bike paths. Each city needs easy access to travel mode to make it easier for them to walk, bike, transit and drive. Every city center needs to be upgraded with the introduction of new streets over time

Shows the circulation of streets

Source: Streetsillustrated.seattle.gov
https://streetsillustrated.seattle.gov/https-streetsillustrated-seattle-gov-wp-content-uploads-2019-12-streettyperelationships-movementplacev4-jpg/downtown/downtown-2/

g) Sustainability

Encourage building systems and building systems that support more sustainable buildings and landscapes, use less energy, and produce less greenhouse gas emissions. Encourage low-impact development using more sustainable approaches and systems such as recyclables, passive heating and cooling, alternative energy sources (e.g. solar, wind, biomass, geothermal systems, regional energy systems, etc.)

v  Enhance urban forests with street plants.

v Groundwater management and use of rainwater.

v Promotes the use of durable materials in buildings and landscapes 

v Design for maximum use of daylight indoors.

vPromote sustainable business practices by facilitating local economic.

Activities of a Town Center

Town center is called the heart of the city. Town center provide all kinds of facility and activities that are crying need for the dwellers of the city. It also serves the economic, social and leisure activities; often a microcosm of the wider community, giving an insight into the demographics, people, culture, diversity and economic prospects of an area. Here are some activities of town center;

a) Commercial Activities

James Chen (2019) discuss that commercial terms related to trade or general business activity. In the field of investment, commercial terms are used to refer to a trade entities engaged in business activities that are hedge by position in the futures or option markets. Here are several types of commercial activities:

v  Offices. Radhika Kapur (2018) believes that office is considered an important place or an area to conduct for doing works, jobs, business or transaction. The office is the center of an organization. Within an organization, there are different types of departments such as financial, production, technical.  

v  Retail Stores. Retail is the most important economic sector because it is directly to user or consumer. It includes all stores, from kiosks and small groceries to supermarket chains and shopping mall that selling products and services to final consumers for personal and household use (Kujtim Hameli, 2018).  

v  Shopping center. The Urban Land Institute (2008) (p,4) defines a “shopping centers as a group of commercial establishments planned, developed, owned, and managed as a unit related in location, size, and type of shops to the trade area it serves. It provides onsite parking relating to the types and sizes of its stores”.

v  Hotels. According to James A. Bardi (2003, p.9), the author of Hotel Office Management, hotels are businesses that typically provide accommodation and services, which may include bookings, suits, personal service valet, public dining and banquet facilities, specialty shops, housekeeping services, concierge or laundry.

b) Industry Activities

Industry means any business, trade, undertaking, manufacture or employer calling and includes and calls, services, jobs, handicraft or industrial occupation or employee placements D.W. Wadegaonkar (1981).  According to Kriti Rawat (2019) there are several importance of industries in development of a country.

v  Economic stability. A country that rely on the agriculture sector cannot achieve stability. There are imbalances, only the man-power. Labor intensive technology is in use. Thus, industrialization provides economic stability to the country where in the country is not rely on just one sector.

v  Increase in foreign exchange reserve. With the introduction of more and more industries, there will be a rise in foreign exchange earnings. This will help increase the export and imports will begin decline.

v  Improvement of balance of payment government revenue. Due to industrialization, domestic goods. Goods produced by the country are increasing, does it is export. This is advantageous for balance of payment because value of finished good increase as compared to the primary goods. 

View of Vivo City, the largest shopping mall in Singapore

Source: Vivo City’ Mall, Gerhard Huber, January 2014
alamy.com/stock-image-of-vivo-city.html

c) Recreation Activities

Recreation can be defined as the pursuit of leisure activities during one; s spare time, John Tribe (2011). Tribe adds that recreational pursuits include home-based activities such as reading and watching television, and those outside the home including sports, theatre, cinema and tourism. According to Aafid Gulam (2016) there are some classification of recreational activities:

v  Physical Activities. These include games, sport, physical exercise, drill, gymnastics etc.

v  Cultural and social activities. These include drama, music, variety programme, community service, first aid and celebration of religious, social and national festival.

v  Art and craft activities. These include drawing, painting, modeling, spinning and weaving, gardening tailoring and needle-work.

v  Leisure time. To have recreation the activity must be engaged during one’s free time. From this point of view, one cannot leave during the working hours and engages in recreational activity

shows view of Wild Wild Wet, the largest water park in Singapore
Source: Things You Should Know Before Visiting Wild Wild Wet Waterpark Singapore, Travellog 2017
https://sv.hotels.com/go/singapore/wild-wild-wet?intlid=gglfrm|related

Characteristics of a Successful Town Center

According Kennedy Lawsan Smith (2006), there are some characteristics successful town center;

v  Nexus. In order to developing or build a real town centers, it should be at such a nexus, not on the fringe of town or suburbs.

v  The presence of independent businesses. Independent businesses are the true lifeblood of town centers and just as important is the design of its buildings, streets, and public space in creating a unique sense of place and personality.

v  Mixed uses. Town center incorporates the use of civic, religious, and even compatible industries into a town center, its character and vitality will continue improve. Room for future development. Town center should also be planned so they can expand, and evolve, over time.

v  Fuzzy edges. Real main streets don’t have abrupt beginning or an abrupt end. They are integrated into the surrounding community, gradually emerging from the residential or industrial area where they are rooted. 

shows well planned town centers in San Jose California’s, Santana Row

Source: The Way to San Jose, Site Selection Magazine, March 2019
https://siteselection.com/issues/2019/mar/california-the-way-to-san-jose.cfm

Best Practices of a Town Center

1. Singapore

The Central Business District, commonly referred to as “the city” or CBD, is the centre of all commercial and financial activities. Some of the most prestigious companies, both local and international, have their offices in this densely built area. The Central Area consists of eleven constituent planning areas, the Downtown Core, Marina East, Marina South, the Museum Planning Area, Newton, Orchard, Outram, River Valley, Rochor, the Singapore River and Straits View, as defined by the Urban Redevelopment Authority.

shows the view of Marina Bay that act as Central Business District

Sources:  https://www.finews.asia/finance/24547-standard-chartered-fintech-asia-wolters-kluwer

The Central Area is one of the most densely developed places in Singapore, with a large mix of commercial and residential developments packed into a space of only 1784 hectares. A great number of Mass Rapid Transit stations are concentrated in this area as well, especially interchange stations and stations along the Circle MRT Line. Each of the districts within the Central Area has a heavy and dense commercial presence, especially in the Downtown Core, Orchard and Singapore River districts. Rochor, Newton, River Valley and Outram are commercially thriving, but have fewer skyscrapers and generally include a greater residential presence. Schools, condominiums and Housing Development Board apartments are located in these areas, albeit at higher prices

 shows the view of Downtown Core, Singapore

Sources: https://unsplash.com/photos/tmqsL3BmZ80

a) Consistent Planning, Smooth Upgrading

Most countries are large enough to have separate spaces for city and countryside, urban and suburban areas, but as a city-state, Singapore has to fit everything a country needs into a city-sized space – our Central Business District, HDB heartlands, schools, hospitals, parks, and so on. Our urban planners strive to meet Singapore’s infrastructural needs as a city-state, all the while avoiding the overcrowded, built-up feel of densely populated cities.

In Singapore, most land already has an existing use. When a piece of land has to be redeveloped, there has to be another space to serve as its replacement. This often results in a ‘musical chairs’ phenomenon where land is continually reshuffled to enable development in some areas, while ensuring that current needs and demand is met through the rest.

b) Designing for Density

Being surrounded by closely-packed buildings can take a toll on one’s spirit. To avoid this, the urban planners use a “checkerboard planning” approach that separates high-rise buildings with low rise buildings and spaces. This gives a feeling of spaciousness and prevents city-dwellers from being literally ‘walled-in’.

 Another way to create respite is to intersperse the urban environment with a variety of flora. Basically, where there is space, plant trees! This translates into greenery that can be found on pavements and road dividers, building facades and even rooftops. These green boundaries also help demarcate areas within a district and give each one a unique look and feel.

c) Being in Touch with Nature

     Singapore is touted as a ‘Garden City’, and for good reason. There is a larger focus on making sure that people are close to nature. Wherever who live in Singapore, there is always a park, waterway no more than a stone’s throw away. Also, not to forget the ubiquitous landscaped pathways around the neighborhood – all are part of a sprawling Park Connector Network (PCN), ‘green veins’ that link up our housing estates with parks and nature sites across the island. The PCN now spans a total of 300 km. Not too bad, for an island just 42 km across.

d) Keep Your Friends Close, Your Neighbors Closer

Singapore has been home for a diverse group of people from its early years and has grown into a nation that celebrates a vibrant rojak of cultures, united by a unique national identity. Since the 1964 Racial Riots, Singapore has taken great pains to ensure that diversity doesn’t mean divisiveness.

The end result is familiarity, trust and understanding that spans across any differences in race or religion. Chinese neighbors being invited over to Malay households for Hari Raya, and Indian neighbors visiting Chinese households for Chinese New Year is not a rare sight in Singapore, and this is definitely something that should treasure and not take for granted.

2. Putrajaya, Malaysia

Putrajaya is located about 25km from Kuala Lumpur and 20km from Kuala Lumpur       International Airport Sepang in the south. Putrajaya is located within the Multimedia Super Corridor (MSC), which is the fastest growing region in Malaysia. MSC represents Malaysia’s first technology region stretching from KLCC to KLIA covering a length of 50km and a width of 15km. This garden corridor development is supported by a high capacity, digital telecommunication infrastructure designed to meet international standards in all aspects relating to capacity, reliability and pricing on the western side of Putrajaya, is Cyberjaya city, another technology township which functions as the nodes of MSC. The latter is equipped with a broad range of the latest technology and infrastructure.

shows the view of Perdana Putra- The Prime Minister’s Office of Malaysia

Sources:  http://www.themalaysiantimes.com.my/agd-targets-120-govt-agencies-for-saga-compliance-certification/

The urban planning of Putrajaya focused on some prime considerations to achieve a healthy and quality urban life (Putrajaya, 2006):  

v  Efficient Accessibility to facilities and services 

v  Close to nature and Urban ecology

v  Ample Amenities for recreation

v  Dynamic, lively and economic vitality

v  A city with identity and character

v  Conducive Urban Environment for quality & healthy Lifestyle

v  Creating the City Image & Character

shows the masterplan of Purajaya

Sources: Putrajaya Green City 2025, https://www-iam.nies.go.jp/aim/aim_workshop/aimws_16/presentation/s05_wang_ppt.pdf

Conclusion

The city center or known as town center is a complex place that serves a variety of people and destinations therefore it will be a crowded place. As a town center it will be provide vitally important functions, such as being a focal point for local communities, a center point for economic activity and job creation and retention, being nodal transport hubs, spaces for leisure and increasingly places to live. Town center, and those in charge, need to adapt to changing circumstances as global problems affect local conditions. Similarly, local authorities also need to adapt to the rapidly changing fiscal climate and increasingly challenging budget constraints. As with the process of change, it is important to be able to measure where we are, to monitor progress, such as to emulate developed countries. This report and the accompanying toolkit are intended to facilitate and support all interested parties in enhancing the downtown experience and fun so that they can provide a healthy operating environment for the business and community that relies on it. Hence, to fulfill all the task given and to propose the right proposal and the best solution towards best town center.

References

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Vázquez, D. S. (2013). METHODOLOGY AND BEST PRACTICES. Retrieved April 18, 2020, from Med.Cities: