Page 1

AHLI MAJUS ZON 5 PJ (2013)

ATRIA PUBLIC LAND REDEVELOPMENT REPORT PART I : CRITIQUE & ANALYSIS DECEMBER

2013


EXECUTIVE SUMMARY DEFINITIONS

Public spaces are an opportunity for developments that encourage socio-economic growth and community cohesion. It is therefore a vital prerequisite that developments on public land be made by the appropriate bodies with the aim of benefiting the public’s interests.

Throughout this report, the following names refer to the various stakeholders :

#BetterCities was appointed by the Councillor of Zone 5 Petaling Jaya (MBPJ) to conduct research and produce this report based on an existing proposal by OSK Property Holdings Berhad (OSK) to redevelop two public lands, in Damansara Jaya, currently used as a hawker centre and parking area. OSK's proposal outlines a plan of a multipurpose building and a piazza respectively.

OSK Property Holdings Berhad or OSK refers to the developer of the private commercial area, Atria, in Damansara Jaya.

The aim and priority of the multipurpose building however is not clear, as it encompasses parking facilities, hawker stalls and a community centre. The proposal attempts to combine too many things in one single space which does not maximise the purpose of a public land. This report provides an in-depth critique and analysis of OSK’s proposal as well as a set of recommended guidelines to equip residents in negotiating changes in the existing proposal. This report is divided into two parts: PART I – a critique of the existing proposal's use of space, architecture and relations to its surroundings. This section also reviews related case studies of community centres that examplify good design and sustainable practices. PART II – a set of recommendations with regards to three different aspects of buildings: use of space, design and operation. This section also includes additional practice recommendations for MPBJ to explore in future public land development projects.

#BetterCities refers to the team of researchers and authors involved in this report. For full details of team members, please refer to Section 5: Authors and Contributors in this report.

The Atria Shopping Center or Atria refers to the private commercial development in Damansara Jaya, currently owned by OSK Property. The new Atria project will include a new shopping gallery with SOFO suites. Akitek Akiprima refers to the architectural firm responsible for the design and architecture of the new Atria redevelopment, as well as the proposed buildings in the two public lands. Majlis Bandaraya Petaling hJaya or MBPJ or Petaling Jaya City Council is a local authority, under the Selangor State government, which administrates Petaling Jaya City. MBPJ Local Councillor refers to Mr. Teh Chi-Chang, the councillor of Zone 5 Petaling Jaya, which covers the areas SS21, SS22, and SS22A.


CONTENTS 1.1 ABOUT THE AREA

5

1.2 ABOUT THE ATRIA DEVELOPMENT

5

1.3 ABOUT THE REPORT

6

1.3.1 PURPOSE OF THE REPORT

6

1.3.2 WHO THE REPORT IS FOR

7

1.3.3 STRUCTURE OF THE REPORT

7

2. CRITIQUE : FROM MACRO TO MICRO

9

2.1 PIAZZA

10

2.2 BUILDING AND USE (PROGRAMME)

11

2.2.1 RATIO OF USES

11

2.2.2 EVALUATION OF WATER CLOSETS

11

2.2.3 EVALUATION OF COMMUNITY CENTRE

13

2.3 BUILDING AND ARCHITECTURE

14

2.3.1 HAWKER CENTRE

15

2.3.2 COMMUNITY CENTRE

15

2.4 BUILDING AND URBAN INSERTION

16

3. CASE STUDIES

19

3.1 1111 LINCOLN ROAD

20

3.2 DAPURKITA

23

3.3 GAMMEL HELLERUP SPORTS HALL

24

3.4 CENTRO CULTURAL ALTO HOSPICIO

26

3.5 THE JOAN OLIVER SANT ANTONI LIBRARY

28

4. REFERENCES

30

5. AUTHORS AND CONTRIBUTORS

31

5.1 NOTES ON AUTHORS AND CONTRIBUTORS

31

5.2 ABOUT #BETTERCITIES

31


INTRODUCTION


1.1 ABOUT THE AREA

1.2 ABOUT THE ATRIA DEVELOPMENT

Damansara Jaya, a township of almost 2000 residential units and a main commercial area, encompasses Sections SS22 and SS22A of the city of Petaling Jaya in Selangor, Malaysia.

In the mid-1980s, the main commercial development in Damansara Jaya was Atria, a 4-level shopping complex with 2 car park buildings of 3 levels, surrounded by double-storey shophouses. This commercial area occupies freehold land measuring 22,161.02 square meters (Bursa Malaysia, 2007).

The original Damansara Jaya consisted of Section SS22, developed by Paramount Garden, then part of the See Hoy Chan group in the mid-1970s. The township later expanded with the inclusion of Section SS22A, which mainly consists of bungalows and semidetached homes. The demographic of Damansara Jaya consists of 95% ethnic Chinese and upper-middle class. There is a high proportion of up to 40% of empty nesters and retirees and a small proportion of 20-30% of families with children aged 12 and below.

The recession in the late 1980s led to the closing down of the department stores in Atria which only saw new life and ownership in the early 2000s with retailers such as Parkson Grand and Giant. Atria however no longer competed with the likes of 1Utama, the Curve and Tropicana City Mall located nearby. It remained actively used especially by local inhabitants due to its mix of neighbourhood retailers and convenience of access. In March 2007, Lien Hoe sold the Atria at RM75,000,000 to OSK Property (Bursa Malaysia, 2007). Four years later, OSK Property issued a 3-month notice to all the Atria tenants to vacate the shopping complex to pave way for the new Atria redevelopment.

THE NEW ATRIA AS ENVISIONED BY OSK PROPERTY

[1] SOURCE: OSKPROPERTY.COM,MY/ATRIA.PHP

ATRIA PUBLIC LAND REDEVELOPMENT REPORT – PART I : INTRODUCTION

5


1.3 ABOUT THE REPORT

Within the larger commercial area, there are two public lands which hold two hawker centres adjacent to the Jalan SS22/19 and SS22/25 car parks. The hawker centres consist of 26 individual outlets which serve Malay and Chinese mixed rice cuisines. The two car parks combined accommodate approximately 80 parking spaces.

1.3.1 PURPOSE OF THE REPORT: USE OF PUBLIC LAND Along with the new development in the Atria private property, MBPJ required OSK Property to redevelop two public lands, where the two hawker stalls and car parks are located and hand the developments back to the local council.

The purpose of this report is to analyze the existing proposal by OSK Property and Akitek Akiprima for the above-mentioned public land, and hence provide design guidelines that would better serve the community of Damansara Jaya. With an in-depth analysis of the area and its upcoming redevelopment, the MBPJ will be better equipped when negotiating with the developer to enhance the existing proposal. The objective of the new multipurpose building is not clear as it encompasses parking facilities, hawker stalls and a community centre. The priority of its functions are not clarified. The existing proposal for the building attempts to combine too many things in one single space. As ‘public land’, the development should serve the public’s interest and give back to the community. This is what this report aims to highlight.

OSK Property's proposal outlines a plan of a new multipurpose building and a public park respectively.

LOCATION MAP

SHOPLOTS

EXISTING HAWKER CENTRE

SHOPLOTS

THE NEW ATRIA

SHOPLOTS

EXISTING HAWKER CENTRE

SHOPLOTS

[2] SOURCE: GOOGLE EARTH


1.3.2 WHO THE REPORT IS FOR

This report is for residents and MBPJ Local Councillor to propose enhancements for the use of the public land. This report provides an in-depth critique of the existing proposal along with strong case study examples and recommendations. The recommendations will provide a number of possible approaches to the planning, design and operation of the community centre. It aims to highlight a number of important considerations and act as a practical and constructive resource to help in planning, negotiation and delivery.

1.3.3 STRUCTURE OF THE REPORT This report provides a critique and analysis of the existing proposal for the public land. #BetterCities will: - outline the uses of space, architecture and urban insertion of the existing proposal - review related case studies of multipurpose buildings and community centres - highlight features and functions that are necessary in developing a sustainable community centre. - provide a guideline on developing the public land with recommended scenarios. - make recommendations for MBPJ to explore for future public land development projects

[3] PHOTO BY LIA TOSTES ATRIA PUBLIC LAND REDEVELOPMENT REPORT – PART I : INTRODUCTION 7


CRITIQUE


2. CRITIQUE : FROM MACRO TO MICRO

The existing developer's proposal is comprised of two elements: a so-called 'landscape piazza' on one land, and a multipurpose building on the other. This critique will be done in 2 parts, the piazza and the multipurpose building. The piazza will be evaluated on the proposed landscape architecture, while the building will be evaluated on three different aspects of its design: a) Uses of the building -- the types of spaces the developer proposes and whether or not the area is adequate for the building's functions b) Architecture of the building -- its aesthetics, placement, material and design c) Urban insertion -- analysis of the building and its relation to the surrounding area

LOCATION MAP

PIAZZA

THE NEW ATRIA

PARKING GARAGE, HAWKER AND COMMUNITY CENTRES

[4] SOURCE: GOOGLE EARTH

ATRIA PUBLIC LAND REDEVELOPMENT REPORT – PART I : CRITIQUE

9


Public spaces are a vital ingredient of successful cities. They help build a sense of community, civic identity and culture. Public spaces facilitate social capital, economic development and community revitalisation (PPS 2012)

2.1 PIAZZA

It is crucial to note that the developer's proposal is not detailed enough for an extensive assessment of the landscape design. The proposed piazza which consists of an open green space is a good idea, more so upon completion of the new Atria. A piazza has an opportunity to be a vibrant public space, to “build a sense of community” (PPS 2012), and serve as a supporting outdoor space for the community and hawker centres. Within the larger commercial development, the new Atria is wedged between two rows of existing shophouses. The entrance(s) of the mall would have to be located at either or both ends of the block. This scenario leaves the mall with no central entrance. Given this context, it is a possible deduction that an open green space located in the middle and front of the shopping mall facing Jalan SS 22/19 is an ideal alternative - creating a central access point into the new Atria. If this turns out to be true, it may lead to privatisation of the piazza, creating an “illusion that

a public space exists”, instead of being a common, open space (PPS 2012). In addition, the use of space between the two public lands is not evenly distributed. Proposing a piazza on one land (Jalan SS 22/19) while merging multiple programmes (hawker centre, community centre, car park) has resulted in a bigger, denser building design on the other land (Jalan SS 22/25). The benefits of public spaces will only be effective if both public lands are developed more holistically i.e. considering a more distributed density on both sides.

LOCATION MAP CENTRAL ENTRANCE & MAIN FAÇADE THROUGH PUBLIC LAND

SHOPLOTS

ACCESS

SHOPLOTS

KEEPING ONE LAND CLEAR IS CAUSING A PILE-UP OF USES ON THE OTHER LAND

PIAZZA

SHOPLOTS

ACCESS

THE NEW ATRIA

COMMUNITY & HAWKER CENTRES, PARKING

SHOPLOTS


2.2 BUILDING AND USE (PROGRAMME)

2.2.1 RATIO OF USES The uses of the two public lands are: an open, green space on one side and a four-storey multipurpose building on the other. The building has one floor dedicated to a hawker centre, three floors to car park and a rooftop split between a community centre and car park. Our conclusion is that the proposal, above all, privileges cars over other transportation strategies. A study by Professor Donald Shoup from UCLA shows in "The High Cost of Free Parking" that the biggest PARKING

COMMUNITY CENTRE

4% 72%

2.2.2 EVALUATION OF WATER CLOSETS It is important to provide the adequate number of water closets (WCs) for everyone. According to the Metric Handbook Planning and Design Data, the ratio for WCs in a public facility with a capacity up to 400 pax should be: Male 1/100 (toilet/pax); Female 1/25 (toilet/pax). #BetterCities evaluated the performance of both the proposed hawker centre and community centre, assuming 100% of the total capacity and assuming equal number of male and female customers. For the hawker centre, #BetterCities considered the capacity suggested in the architect's layout plan (93 tables of 4, 372pax, excluding workers and hawkers). For the community centre, we considered the aforecalculated capacities in the event of a function and Town Hall meeting (please refer to Section 2.1.3).

incentive to the use of cars is the existence of free or cheap parking. In a short time span, the amount of parking bays becomes insufficient, in turn, the rising amount of cars only makes the traffic worse. This vicious cycle is worsened by the misemployment of public land and resources that could otherwise be destined for other public interest uses. (Shoup, 2005) The proposed building is also not in accordance with the MBPJ's Cities for People Project which plans to demolish the Kompleks C multi-level car park next to the PJ swimming pool to make way for an Eco-Corridor that will link Section 10 and Section 14. According to PJ Mayor, Datin Paduka Alinah Ahmad, "the RM25mil Cities for People project was a nature corridor aimed at cutting down on short car trips and reducing the carbon footprint." (Rajendra, 2013) HAWKER CENTRE

14%

OTHER USES

10%

Public and semi-public conveniences are places where one is obliged to perform the most private functions in public with strangers of the same sex. (LITTLEFIELD 2012) IDEAL WC CORRELATION PER GENDER

1/100 1/25

ATRIA PUBLIC LAND REDEVELOPMENT REPORT – PART I : CRITIQUE

11


HAWKER CENTRE CAPACITY

186 186

REALITY

IDEAL

CONCLUSION

TOILETS

3

>

2

OVERESTIMATED

URINALS

3

<

4

UNDERESTIMATED

WASH BASINS

3

=

3

TOILETS

6

<

8

UNDERESTIMATED

WASH BASINS

3

<

8

UNDERESTIMATED

TOILETS

3

>

2

OVERESTIMATED

URINALS

2

<

3

UNDERESTIMATED

WASH BASINS

3

=

3

TOILETS

3

<

5

UNDERESTIMATED

WASH BASINS

3

<

5

UNDERESTIMATED

TOILETS

3

>

1

OVERESTIMATED

URINALS

2

=

2

WASH BASINS

3

=

3

TOILETS

3

<

4

UNDERESTIMATED

WASH BASINS

3

<

4

UNDERESTIMATED

1 UNISEX

=

1 UNISEX

0

1 UNISEX

COMMUNITY CENTRE FUNCTIONS

120 120

MEETINGS/CONFERENCES/SEMINARS

83 83

TOILETS FOR DISABLED PEOPLE HAWKER CENTRE

TOILETS

COMMUNITY CENTRE TOILETS In all scenarios, the number of female toilets has been underestimated. The Metric Handbook states that miscalculating the number of WCs for females is a common mistake, and advise designers to “always err on the generous side” (Littlefield 2012). In the case of male toilets, the number of toilets versus the number of urinals has been miscalculated – the ideal is to have fewer toilets and more urinals.

NO PROVISION

In the case of the community centre, there is no provision for facilities for the disabled. “In all situations, attention is drawn to the necessity to provide facilities for the disabled, baby changing and also for the disposal of sanitary towels and continence aids” (Littlefield 2012). Particularly in the case of the community centre, the proposed design is not versatile enough, therefore it is not able to properly accommodate different uses.


The space may be sufficient for a small function or conference, but is limited as a community centre.

2.2.3 EVALUATION OF PROPOSED COMMUNITY CENTRE A community centre is a building or place in which members of a community may gather for social, educational, or cultural activities. (Landcom 2008) #BetterCities evaluated the performance of the proposed 357m2 room in respect to three typical activities in a community centre; a) a badminton game b) a private function and c) a Town Hall meeting/conference/seminar. We found that: a) Game: the space can accommodate only 1 badminton court, with no audience, and therefore not conducive to host tournaments. b) Functions: the space can fit 30 tables of 8 pax,

240 pax in total. No space for a performance stage, and buffet table. c) Town Hall meeting/conference/seminar: 162 chairs + table with 4 speakers, 166 pax in total. We conclude that most supporting uses were neglected and not considered, e.g. pantry area for preparing or storing food (especially in the event of a party/conference); store room; changing rooms and showers; reception area/counter; emergency/first aid room; and administration office.

LAYOUTS VERSUS CAPACITY FOR THE PROPOSED COMMUNITY CENTRE

LIFT

WC

LIFT

STAIRCASE

WC

WC

Where can I shower and change after my match?

STAIRCASE

C) Meetings/Conferences STAIRCASE

B) Functions STAIRCASE

STAIRCASE

A) Badminton match

LIFT

STAIRCASE

WC

WC

Where can caterers store/ prepare food or drinks?

STAIRCASE

LIFT

WC

Can the space be subdivided to host 2 workshops?

WC

STA


2.3 BUILDING AND ARCHITECTURE

Based on our evaluation of the proposed use of space, which was later confirmed by the proposal's design, the multipurpose building is primarily a car park. Akitek Akiprima replicated the uninspiring architectural model of a car park -- a big concrete box -- missing the opportunity to properly address the mix of uses, the site, and the climate. Similar buildings that combine food court on lower levels, with car park on higher floors, those found in SS 14 near Digital Mall [04] [05] and the MBPJ Kompleks C on Jalan Sultan [01] [02] [03], suggest this is a rather unsuccessful model.

Mayor Datin Paduka Alinah Ahmad points out â&#x20AC;&#x153;most modern developments had erred in not placing importance in public spaces, pedestrian walk paths and even a meeting squareâ&#x20AC;? (RAJENDRA 2013) Kompleks C, is to be demolished to make way for the PJ square, as part of MBPJ's Cities for People Project. In MBPJ's evaluation, both the car park and food court are underutilised (Rajendra 2013).

[5] PHOTO BY LIA TOSTES

[6] PHOTO BY LIA TOSTES

[7] PHOTO BY LIA TOSTES


2.3.1 HAWKER CENTRE

2.3.2 COMMUNITY CENTRE

In the existing proposal, there is no demonstration of an innovative design for the hawker centre that is an improvement over the existing hawker centres.

The placement of the community centre isolated on the 4th floor is an architectural mistake.

There is also no demonstration of ideas on infrastructure and design that could enhance the cleanliness, hygiene, and resource efficiency of the hawker centre. The proposed centre is just another food court, similar to existing multi-storey car park and hawker centres such as the Jalan Sutan Kompleks C and others. In hawker centres that we visited, many have few patrons with a lot of stalls shut down. This reality paired with a rigid design solution makes the space unadaptable to future uses and needs.

As a public facility, community centres need "to be well utilised and serve identified social needs, need to be accessible and visible (â&#x20AC;Ś), located on a main street with ground floor street frontage for optimum visibility and accessibility" (Landcom 2008). In conclusion, being located on the 4th floor makes the centre inaccessible and difficult to activate. As an alternative suggestion, there could have been a bridge between the new Atria Shopping Centre and the Community Centre. The metallic roof, not paired with a definition of insulation, makes the space unsuitable for tropical weather -- given Malaysia's high temperatures and the potential disturbance caused by the noise of regular rains. The ceiling of the community centre is not high enough. The minimum requirement for a multi-sports hall is 7.5m (Sport England 2012).

[5] Kompleks C, from the outside [6] What used to be part of RIMA College at Kompleks C, now abandoned [7] Hawker centre at Kompleks C, mostly underutilised [8] Many hawker stalls at Digital Mall are non-operational

[8] PHOTO BY LIA TOSTES


2.4 BUILDING AND URBAN INSERTION

The proposed building will fully occupy the allocated land area, disrupting existing pedestrian walkways (five foot ways).

In addition, the four-storey building does not respond to its surrounding shophouses' scale as it is much higher.

The space between the building and the shops is much narrower than suggested in the 3D rendering which includes sidewalks on both sides, trees, and two lanes. In reality, the proposed distance between both buildings is 7.5m, which can accommodate one strip of off-street parking, single lane, and a one-sided sidewalk. Double lanes require at least 5.5m, off-street parking 2.5m, and sidewalks at least 1.5m on each side (Littlefield 2012).

We conclude that once the new Atria Shopping Mall is completed, coupled with the proposed multipurpose building, the block will likely be overly dense.

ANALYSIS OF THE 3D RENDERING

2 SIDEWALKS DOUBLE LANE

Âť

TREES ON BOTH SIDES

TO HAVE ALL OF THESE COMPONENTS, THE SPACE BETWEEN BUILDINGS SHOULD BE WIDER THAN THE 7.5 METERS INDICATED IN THE TECHNICAL DRAWINGS

How can passersby identify there's community centre in 4th floor?

[9] SOURCE: LANDSCAPE PIAZZA & HAWKER CENTRE @ ATRIA DAMANSARA BY AKITEK AKIPRIMA


FRONT/REAR SETBACKS AND DISRUPTION OF FIVE FOOT WAYS

EXISTING PROPOSED

THE EXISTING HAWKER CENTRE

THE PROPOSED BUILDING

SIDE SETBACK COMPARISON BETWEEN JALAN 52 CAR PARK BUILDING VS. THE PROPOSED BUILDING

ATRIA IS 2 FLOORS HIGHER 2 OFFSTREET PARKINGS SINGLE LANE

1 OFFSTREET PARKING SINGLE LANE

[10] PHOTO BY LIA TOSTES

JALAN 52 PARKING GARAGE

[11] PHOTO BY LIA TOSTES

PROPOSED BUILDING

ATRIA PUBLIC LAND REDEVELOPMENT REPORT – PART I : CRITIQUE

17


CASE STUDIES


3. CASE STUDIES

This section showcases examples of related buildings, in the region and around the world, which highlight best practices of three different design aspects: a) social and spatial uses of the building b) interior and exterior architecture of the building c) urban insertion While community centres may range in sizes, services, facilities, and management model, the examples here demonstrate how each centre's design, programme and vision contribute to its success and sustainability. Each example is accompanied by a factsheet, followed by key learning points.

The eye icon highlights points of particular relevance to the Atria Community Project! [12] SOURCE: 1111LINCOLNROAD.COM ATRIA PUBLIC LAND REDEVELOPMENT REPORT â&#x20AC;&#x201C; PART I : INTRODUCTION 19


Everything we do in the garage is not what you expect in a parking garage. (ROBERT WENNET)

3.1 1111 LINCOLN ROAD | HERZOG & DE MEURON 1111 Lincoln Road is a parking garage (car park building) in Miami Beach, FL., USA designed by Swiss architectural firm, Herzog & de Meuron. A local developer Robert Wennett bought the original office structure which included an adjacent surface parking lot in 2005. As part of a revitalization project of the western end of Lincoln Road Mall, the developer decided not to eliminate the existing structure, instead, built a car park of equal height to the adjacent office building. It is a stellar example in relation to the Atria Public Land Redevelopment Project.

1111 Lincoln Road is a space that is functionally (it can house 300 cars), aesthetically and spatially welldesigned. Cathy Leff, the director of Miami Beach's Wolfsonian Museum said that the structure "sets a new bar for what parking garages could and should be" (Barbaro, 2011).

FACTSHEET LOCATION

LINCOLN ROAD, MIAMI

WEBSITE

1111LINCOLNROAD.COM

USE(S)

CAR PARK (300 BAYS OVER MULTI-LEVEL PARKING FACILITY) RETAIL CONCEPT STORES (GROUND FLOOR & LEVEL 5) 1 ROOF HOUSE AND ROOF TOP GARDEN EVENT SPACE (LEVEL 7)

SETTING

URBAN

SIZE (M2)

2510

NUMBER OF LEVELS

7 LEVELS, 1 MEZZANINE

COST

APPROXIMATELY MYR 216.67 MILLION (USD 65 MILLION)

CONSTRUCTION STARTED

2008

YEAR OF COMPLETION

2010

SERVICES

COMMERCIAL/RETAIL SPACES (TASCHEN BOOKS, NESPRESSO COFFEE, M.A.C. COSMETICS) MULTI-EVENT SPACE (WINE TASTING, FASHION SHOWS, YOGA CLASSES, WEDDINGS, CONCERTS) PARKING HOSTING OF OTHER AGENCIES

[13] SOURCE:

1111LINCOLNROAD.COM

[13]


3.1.2 LEARNING OUTCOMES A building or development can serve a functional purpose yet be aesthetically constructed. Thoughtful design and architecture create an impact in regenerating the surrounding context. In the case of 1111 Lincoln Road, while the structure's primary purpose is a car park building which is accessible to the public, it was designed for a mixed-use experience. For instance, "ceiling heights vary between standard parking height and double or even triple height, in order to accommodate other programs, permanently as well as temporarily" (Herzog & de Meuron, 2010).

A) USE I. FLEXIBLE – The car park space (level 7) is adaptable and can be transformed into a multi-event space for parties, exercise classes, fashion shows and/or concerts [16] [18]. This versatile design challenges the conventional and poor design, use and experience of other car parks nearby. II. SAFETY – The safety staircase is located at centre of the building, making it a sculptural feature within the building [17]. It is an open staircase which gives the user a panoramic view of the surrounding, creating a unique experience which encourages the user to walk more.

III. CURATION – The planning of the art installation within the space make the parking become an open gallery and invite visitors into the space indirectly it reduce the potential crime incident.

B) ARCHITECTURE I. UNIQUE, OPEN DESIGN – The innovative approach of using an open structure creates an interesting yet non-conventional car park building [13]. The open design – both the open safety staircase as well as the high ceiling (34') – feature a stunning panoramic view into the car park and towards the city, making the structure a memorable place. II. NAVIGATION DESIGN – The minimalist wayfinding signages are well integrated and visible – design and scale-wise. III. LIGHTING – Lighting is important to highlight features. The car park's open facade not only allows a panoramic view but better air flow and bright, direct daylight into the space – minimizing a sense of claustrophobia typical in enclosed car parks [14].

ATRIA PUBLIC LAND REDEVELOPMENT REPORT – PART I : CASE STUDIES [14] SOURCE:

21

HUFTONANDCROW.COM


C) URBAN INSERTION I. CONNECTIVITY AND CIRCULATION At 1111 Lincoln Road, a series of well-connected stairwells link the car park with the adjacent office building. A good connection between the existing and new buildings is crucial for better accessibility.

storefronts. On the street level, the facade is permeable, allowing pedestrians to move freely [15].

II. CONNECTION TO THE STREET LEVEL The ground floor of 1111 Lincoln Road has direct access from the street level, adorned by fully glazed

[16] SOURCE:

1111LINCOLNROAD.COM

[18] SOURCE:

1111LINCOLNROAD.COM

[15] SOURCE:

HUFTONANDCROW.COM

[17] SOURCE:

HUFTONANDCROW.COM


Re-imagining the hawker centre.

3.2 DAPURKITA | CHIN YOONG & THE GREAT INDOORS Dapurkita is a food court located within the City Square Mall in Johor Bahru, operated by Syed Feisal Salim and Shariffa Zahara Aljunied. The interior architecture is designed by a local designer, Chinvyoong; its retro, vintage furniture by The Great Indoors. Dapurkita is a good case study of how the design of a food court can be reimagined – into a more flexible arrangement and a more inviting, intimate social space.

3.2.1 LEARNING OUTCOMES

IV. MATERIALS – Raw, inexpensive finishing but aesthetically pleasing. V. UNIFORMITY IN SIGNAGE DESIGN – adds a contemporary appeal and strengthens the overall food mall's vision [22].

FACTSHEET

A) INTERIOR ARCHITECTURE I. FLEXIBILITY – Multiple seating arrangement for patrons. Metallic structure of the food stalls, can be easily adapted and moved [20]. II. VIEW TO THE OUTSIDE [19]. III. LOW WALLS – The height of the walls are not from wall-to-ceiling, facilitating for better air circulation [20] [22].

LOCATION

CITY SQUARE MALL, JOHOR BAHRU

WEBSITE

FACEBOOK.COM/DAPURKITAFOODMALL

USES

FOOD COURT (WITHIN A SHOPPING MALL)

SETTING

URBAN

SIZE (M2)

N/A

NUMBER OF LEVELS

1 LEVEL (LEVEL 6 IN JOHOR BAHRU CITY SQUARE MALL)

COST

N/A

CONSTRUCTION STARTED

N/A

YEAR OF COMPLETION

2013

SERVICES

17 FOOD STALLS WHICH SERVE OVER 100 FOOD SELECTIONS UP TO 700 PATRONS

[21] SOURCE:

THEGREATINDOORS.MY

ATRIA PUBLIC LAND REDEVELOPMENT REPORT – PART I : CASE STUDIES [19] SOURCE:

THEGREATINDOORS.MY

[20] SOURCE:

THEGREATINDOORS.MY

[22] SOURCE:

23

THEGREATINDOORS.MY


3.3 GAMMEL HELLERUP SPORTS HALL | BIG Gammel Hellerup Gymnasium is a sports hall within a school compound in north of Copenhagen, Denmark. When the old sports facilities became insufficient for the students, the self-owned governmental institution commissioned for a new, flexible hall. Architecture practice, BIG, conceived a large multipurpose space that could be used for sports, graduation ceremonies and social events (Dezeen, 2013).

Allow for concurrent activities by different user groups. (LANDCOM 2008)

FACTSHEET LOCATION

HELLERUP, DENMARK

WEBSITE

GHG.DK/ENGLISH

USE(S)

SUBTERRANEAN SPORTS HALL

SETTING

SCHOOL

SIZE (M2)

1100

ROOFTOP COURTYARD

NUMBER OF LEVELS

2 LEVELS (AN UNDERGROUND GYMNASIUM AND A ROOFTOP COURTYARD)

COST

APPROXIMATELY MYR 30.45 MILLION (50 MIO DANISH KRONE (DKK))

CONSTRUCTION STARTED

N/A

YEAR OF COMPLETION

2013

SERVICES

INDOOR SPORTS (BASKETBALL, FOOTBALL, BADMINTON COURTS, ET. AL.) MULTIPURPOSE HALL FOR GRADUATION CEREMONIES AND SOCIAL EVENTS INFORMAL MEETING PLACE FOR GROUP WORK TO LARGE GATHERINGS

[23] SOURCE:

COMPETITIONLINE.COM


3.3.1 LEARNING OUTCOMES

B) ARCHITECTURE

Provide multipurpose spaces capable of being configured into different sizes and for different activities.

I. ROOFSCAPE – The hall's rooftop is both an interior and exterior skin [23] [26]. It forms a hilly courtyard on the ground level – becoming a place to play as well as offering a new interpretation of the landscape.

A) USES I. MULTIFUNCTIONAL – Below the undulating courtyard roof, the multipurpose hall houses indoor courts for indoor sports such as basketball, football and badminton. The space could also be converted for graduation ceremonies and social events [23] [24] [25].

C) URBAN INSERTION I. RECREATING PUBLIC SPACE – Rather than placing the hall outside the school – and spread the social life further – the new hall comprises of a sunken 1,100 square metre space which is placed five meters (16.5') below the ground in the centre of the school's courtyard [26] [27]. In addition to maximizing the existing area, the design has created a new focal point and link between the school’s existing facilities.

[24] SOURCE:

[26] SOURCE:

COMPETITIONLINE.COM

MOMENTOSDEUNARQUITECTO.COM

ATRIA PUBLIC LAND REDEVELOPMENT REPORT – PART I : CASE STUDIES [25] SOURCE:

GHG.DK

25

[27] SOURCE:

GHG.DK


3.4 CENTRO CULTURAL ALTO HOSPICIO | BiS ARQUITECTOS + NOUUM ARQUITECTOS Centro Cultural Alto Hospicio (CCaHo) is a cultural centre in Tarapaca, Chile.

3.4.1 LEARNING OUTCOMES

The cultural centre was then divided into two separate programmatic volumes, one with own premises Theatre (foyer, stalls, stage, dressing rooms, etc.) and another with the workshops, administration, and services in general exposure of the cultural centre.

A) USES I. RELATION BETWEEN THE TWO VOLUMES – The design of the cultural centre creates a pocket of public space that stretches between the two buildings, as such allowing space in between for users [28].

FACTSHEET LOCATION

TARAPACA, CHILE

WEBSITE

FACEBOOK.COM/PAGES/CENTRO-CULTURAL-DE-ALTO-HOSPICIO-CCAHO/

USE(S)

THEATRE (CAPACITY: 267 PAX) FOR MUSICAL AND PERFORMING ARTS MEETING ROOMS CENTRAL COURTYARD

SETTING

RESIDENTIAL AREA (URBAN)

SIZE (M2)

1500

NUMBER OF LEVELS

2 LEVELS (TWO BUILDINGS AND A CENTRAL COURTYARD)

COST

APPROXIMATELY MYR 3 MILLION (USD 930,000)

CONSTRUCTION STARTED

2009

YEAR OF COMPLETION

2011

SERVICES

THEATRE FOR VISUAL, MUSICAL, PERFORMING ARTS MEETING ROOMS CAFE PARKING FACILITIES FOR THE DISABLED

[28] SOURCE:

PLATAFORMAARQUITECTURA.CL


B) ARCHITECTURE

C) URBAN INSERTION

I. FACADE – By using the fresh and striking colour scheme as an approach it manage to ceate a friendly and inviting building [30].

I. CONNECTION TO STREET LEVEL – As many other case studies examplify, CCaHo also has a good, visible and accessible connection to the street level [28].

II. CONSIDERATION OF CLIMATE IN DESIGN – By appropriating the brise-soleil technique, i.e. position of the courtyard and windows in relation to the sun, users are shaded from direct sunlight [29].

[29] SOURCE:

PLATAFORMAARQUITECTURA.CL

ATRIA PUBLIC LAND REDEVELOPMENT REPORT – PART I : CASE STUDIES [30] SOURCE:

27

PLATAFORMAARQUITECTURA.CL


3.5 THE JOAN OLIVER SANT ANTONI LIBRARY | RCR ARCHITECTES Joan Oliver Sant Antoni Library is a public library in Barcelona, designed by Spanish practice, RCR Arquitectes. The building is strategically situated between two apartment buildings. (Barcelona Architecture, 2012)

Enable passers-by to see what happens inside the centre and what it is used for. (LANDCOM 2008)

FACTSHEET LOCATION

SANT ANTONI'S DISTRICT, BARCELONA

WEBSITE

W110.BCN.CAT/PORTAL/SITE/BIBLIOTEQUES/

USE(S)

LIBRARY SENIOR CITIZEN CENTRE PARK

SETTING

URBAN INFILL (FORMERLY A FACTORY/INDUSTRIAL SITE)

SIZE (M2)

1723

NUMBER OF LEVELS

5 LEVELS (4 LEVELS ON AND ABOVE THE GROUND, 1 BASEMENT LEVEL)

COST

N/A

CONSTRUCTION STARTED

N/A

YEAR OF COMPLETION

2008

SERVICES

MULTIMEDIA CLASSROOMS AUDITORIUMS AND MULTIPURPOSE ROOMS COMMUNITY PARK CHILDREN COURTYARD SENIOR CITIZEN CENTRE

[31] SOURCE:

FARQ.EDU.UY


3.5.1 LEARNING OUTCOMES A) USES I. MULTIFUNCTIONAL SPACES – Development at dense area can be liveable by critical in planning and integrate with good public and social space. An effective social hub caters for all ages – this is achieved by incorporating various programmes such as a neighbourhood library, home for retirees, children’s play area – so that the spaces become a counter point and create social cohesion. Moreover, the inner courtyard manages to reduce the density of the area by providing an open, green space for the community [31]. II. LIMITED BUT CREATIVE USES OF SPACES – When ground area become limited and the need of free up the space for courtyard some of the room spaces can be located at basement. In the interior of the library, a section of the staircase also accommodates users to sit and read, allowing for creative uses of spaces [33] [34].

B) ARCHITECTURE I. FACADE – The front facade design roughly continues the profile line from adjacent building, creating a harmonious integration between the old

and new in scale and proportion. Its black steel facade of the building links with a passage which attracts pedestrians into an inner courtyard area [31]. II. MATERIALS – The innovative way of using material to state that the area was a factory or an industrial site. A tall brick chimney left untouched in the inner courtyard, giving a sense of the previous historical memory [31] [32]. III. LIGHTING – Provision of natural light is important in a library. This could be achieve by using large windows and porous steel frame. In addition, some spaces are designed with direct visibility between the interior and exterior. This not only enables sufficient natural light into the library but allows users to observe the activities outside [33] [34].

C) URBAN INSERTION I. CREATION OF PUBLIC SPACES – The recessed open space is designed to offer new public spaces for the urban community. It encourages the interaction between the children playing in the courtyard and the elderly people who come and go [35].

[33] SOURCE:

[34] SOURCE: NYCERDA.ORG

[35] SOURCE: ELTROC.ORG

ATRIA PUBLIC LAND REDEVELOPMENT REPORT – PART I : CASE STUDIES [32] SOURCE:

AFASIAARQ.BLOGSPOT.COM

ELTROC.ORG

29


4. REFERENCES Bursa Malaysia. 2007. "Announcement: Proposed Disposal

Dezeen Magazine. "Gammel Hellerup Gymnasium Sports

of Atria Shopping Centre". http://announcements.

Hall by BIG". Last modified 2013. http://www.dezeen.

bursamalaysia.com/EDMS%5CAnnweb.nsf/LsvAllByI

com/2013/0 6/28/gammel-hellerup -gymnasium-

D/482568AD00295D07482572970038AB7E?OpenDoc

sports-hall-by-big (accessed December 18, 2013).

ument (accessed December 19, 2013). Herzog & de Meuron. "1111 Lincoln Road". https://www. Broome B. 2010. "House of Cars". Architectural Record. 198 (6): 135-139.

herzogdemeuron.com/index /projec ts/completeworks/276-300/279-1111-lincoln-road.html (accessed December 19, 2013).

Littlefield, David. 2012. Metric Handbook: Planning and Design Data. London: Routledge. New South Wales Government’s Property Developer, Landcom. Community Centre Guidelines. Parramatta. 2008.

http://www.landcom.com.au/news/publica-

tions-and-programs/the-landcom-guidelines.aspx. (accessed December 19, 2013). Rajendra, Edward. "Eco-corridor to link Section 14 to Section 10 in PJ" . The Star (Malaysia), November 21, 2013, sec. Community. http://www.thestar.com.my/News/ Community/2013/11/21/Ecocorridor-for-the-people3kmlong-paths-to-link-Section-14-to-Section-10-inPJ.aspx (accessed December 18, 2013). Rajendra, Edward. "Complex C carpark demolition plan draws mixed reactions". The Star (Malaysia), November 25, 2013, sec. Community. http://www.thestar. com.my/News/Community/2013/11/25/PJ-residentsvoice-their-reservations-Complex-C-carpark-demolition-plan-draws-mixed-reactions.aspx (accessed December 18, 2013). Department for Culture, Media and Sport, Sport England. “Design Guidance Note (Issue 005).” London. 2012. Accessed December 18, 2013. http://sportengland.org. PPS - Project for Public Spaces, "Placemaking and the Future of Cities." Last modified 2012. Accessed December 19, 2013 http://www.pps.org/wp-content/ uploads/2012/09/PPS-Placemaking-and-the-Futureof-Cities.pdf. Barbaro, Michael. " A Miami Beach Event Space. Parking Space, Too". The New York Times, January 23, 2011. http://www.nytimes.com/2011/01/24/us/24garage. html (accessed December 19, 2013).


5. AUTHORS AND CONTRIBUTORS THE ATRIA PUBLIC LAND REDEVELOPMENT REPORT: Lead Consultant Lia Tostes

THIS REPORT IS PRODUCED FOR: Councillor, Zone 5 PJ, MBPJ Chi-Chang Teh SPECIAL THANKS TO:

Consultant Bryan Chee

Secretary, DJSCA Koh Pak Boo

Editors Lia Tostes, Sze Ying Goh

Vice president, DJROA Ronald Ng

Design Lia Tostes Publication Assistant Yasmin Lane

5.1 NOTES ON AUTHORS AND CONTRIBUTORS

5.2 ABOUT #BETTERCITIES

LIA TOSTES, #BETTERCITIES ASSOCIATE PARTNER, is an architect and urbanist from Brasilia, Brazil. In 2012, she completed her postgraduate studies at the University of Tokyo, Japan.

#BetterCities is a campaign focussing on creative, collaborative and community-centred approaches to improve urban living and environment in Southeast Asian cities. The campaign was initiated in Kuala Lumpur by a multi-disciplinary creative outfit, PopDigital. #BetterCities organises, curates and produces events and projects that encourage conversations, engage communities and support causes to contribute to more liveable and lovable cities. Since late 2011, #BetterCities has initiated projects in Kuala Lumpur, Petaling Jaya, Subang Jaya and Singapore.

BRYAN CHEE, ARCHITECT/LECTURER, completed his architectural education in London with professional experience from both Malaysia and UK. Byran is a lecturer at the School of Architecture, Taylor's University, Kuala Lumpur.

SZE YING GOH, #BETTERCITIES LEAD, has been steering the #BetterCities initiative since its inception in late 2011. Between 2005 to 2011, the film and animation graduate was involved in various projects in the arts, design and community sectors.

For further details on the content of this report including communication with its authors, or to ask questions or provide comments, please contact us by email at hello@betterciti.es or visit our website at www.betterciti.es. /BETTRCITIES

#BETTRCITIES

YASMIN LANE, #BETTERCITIES RESEARCHER, graduated with a degree in International Relations and has since shifted her interest to learning new ways of shaping and improving the structures of the city itself.

ATRIA PUBLIC LAND REDEVELOPMENT REPORT â&#x20AC;&#x201C; PART I : AUTHORS

31


DECEMBER 2013

This report is published under a Creative Commons 'ATTRIBUTION-NONCOMMERCIAL-NODERIVATIVES' licence. You are free to share, to copy and redistribute this work in any medium or format under the following conditions: ATTRIBUTION — You must give appropriate credit, provide a link to the license, and indicate if changes were made. You may do so in any reasonable manner, but not in any way that suggests the licensor endorses you or your use; NONCOMMERCIAL — you may not use this work for commercial purposes; NODERIVATIVES — If you remix, transform, or build upon the material, you may not distribute the modified material. To find out more about Creative Commons ‘BY-NC-ND’ licence go to 'creativecommons.org/licenses/by-nc-nd/3.0/'

For further details on the content of this report including communication with its authors, or to ask questions or provide comments, please contact us by email (hello@betterciti.es) or visit our website at 'betterciti.es'. /BETTRCITIES

PUBLICATION BY

#BETTRCITIES

PRODUCED FOR

AHLI MAJUS ZON 5 PJ (2013)

Atria Public Land Redevelopment Report - Part I : Critique & Analysis  

Public spaces are an opportunity for developments that encourage socio-economic growth and community cohesion. It is therefore a vital prere...

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