10 minute read
3. What are Experience Improvement District (XIDs
number of private shops adjoining the market to build the current market,which has been operational since 1928. Earlier Market shows and cultural programming were organized by the Bangalore Municipal Council such as the “Charka Competition”, wrestling matches, orchestra and nadaswaram concerts.35 Today, there are no traces of these non-commercial uses that add to the unique experience of KR Market.
During the 1990s, a new concrete 3-story structure was built between the two older buildings, “destroying most of the heritage structure except the front and rear portions. Owing to poor footfall, vendors eventually leased out their shops to make extra income through rent and went back into the streets for vending.36 In 1999 the BGS flyover, (the city’s first flyover), was built in front of the KR Market entrance, where earlier an open space used to exist. Today the space below the elevated structure is used by vendors as an extended open market. As part of the Smart City Vision, the KR Market Redevelopment was proposed in 2019. The proposal for the main market included Solid Waste Management, creation of kiosks, loading & unloading bay, vending plazas, internal pathways and a pedestrian ramp, preserving the historic market buildings, demolition of the existing meat market and post office buildings, a pedestrian walkway connecting Chickpete Metro station, meat market and the bus terminus.37 The tender for this redevelopment is yet to be taken up by bidders as they fear resistance from builders for such a large scale proposal. Moreover, public consultation for such a scale of redevelopment was not conducted prior to the announcement.38 It is clear that, only a concerted effort with the inclusion of all stakeholders can successfully bring about a vision for the future of KR Market as a socio-economic destination and an anchor for the city.
Advertisement
4.2. MARKET ECONOMICS POST & PRE-COVID
With an average daily turnover of Rupees 20 crores (20 million USD), KR Market is an important economic hub supporting roughly 4000 vendors. It receives an average footfall of 20,000 people daily.39
• During the pandemic for most flower sellers and decorators, their business fell by almost 65 to 70 % compared to the previous years as 30 perishable commodities depend on festivities and large gatherings like marriages, religious and political functions. | New Indian
Express, June 2020
• Due to the 5 month lock down farmers who used to grow flowers opting for other crops.
As a result, the quantity of flowers reaching the market has fallen to 40 % compared to before COVID. • Flower vendors used to sell a minimum of Rs 3000 to Rs 4500 worth of garlands but now it has reduced to Rs 1000-1500 per day.
40 • Shopkeepers continued to pay rent during the lock down with very little social safety nets to continue their businesses safely.41 • E-shopping and groceries seemed to have an effect on the consumer nature after the
Pandemic as crowded areas were avoided even after reopening of shops and public markets.
With the changing nature of shopping in dense neighbourhoods, Creating room for the right mix of experiences beyond vending in KR Market, will add to the footfall.
4.3. HISTORIC ‘PETE’ AREA: SCALING THE XID MODEL
During the British occupation, Bengaluru was divided into the ‘Old town’ or ‘native town’, and the ‘Cantonment’. The ‘native town’, was originally called Pete, refers to an urban or commercial settlement.42 It evolved as a pedestrian precinct with the public squares growing into bazaar streets, temple squares and open grounds. The two main streets, are the Chickpete street running east-west and the Doddapete street running north-south. The intersection of these streets, the present Avenue Road
or Doddapete Square as it was once called
formed the nucleus of the Pete Area.43
The Pete layout was functionally organized to cater to a certain trade or profession. For example, Doddapete (Dodda means big) was for big business establishments, Chikkapete (Chikka means small) was for small business establishments, and Akkipete (Akki meaning Grains). “The Dodda pete had a temple inscription dating back to 1628 mentioning that certain merchants gave grants for the maintenance of the temple reflecting the long standing rela-
Public Buildings Commercial Residential Mixed Use Food Street Vegetables & Fruits Clothes, Household Electrical Appliances Flowers/Religious Books Computer Grains
AKKIPETE
SULTANPETE CHICKPETE
CUBBONPETE
XID
xID
Land use in Pete Area superimposed with types of commercial activity concentration beyond KR Market study area. Source: Shikha Patel, Raffaello Furlan, Michael Grosvald, 2021 44
tionship between businesses and the operation of public amenities.”
The Pete area’s importance as an historic place of commerce and its current land use makes it a potential candidate for expanding the improvement districts beyond KR Market. Moreover, the ‘incremental’ nature of ‘Improvements’ allows scalability and linking of scattered hubs in a neighbourhood to become part of a larger layer of XID as shown in the KR market study area. Documenting such relationships, helps make hidden values visible.
KEY TAKEAWAY
The critical components of Social infrastructure & Governance, management and partnership building aspects for KR Market needs to be addressed before carrying out large scale redevelopment plans. The future of KR Market should be tied to the future vision of the city at large
KR MARKET PAST, PRESENT & FUTURE
Source: British Library Times of India
Prior to 1920, the existing K.R.Market was a collection of low- roofed; narrow zinc-sheet sheds, exposed to sun and rain
1999
City’s first Flyover constructed in 1999 in front of KR Market
SITE CONTEXT
Location:
Located in Chickpete neighbourhood adjacent to the Tipu Sultan’s Summer Palace, on Mysore Road. Avenue Road to the north of KR Market is an historic and dense commercial street. Transit and Connectivity: Almost 34% of market vendors commute by Public Bus Transit. The 0.9km BGS flyover (or Sirsi flyover) is known to be the city’s first, built in 1999. It is a major connector of the city center to Mysore road, diverting traffic congestion at KR Market. It starts from Town hall junction to Sirsi Circle, with an intermediate diversion towards Chamrajpete. It is surrounded by the central market area, with Cottonpete on the North, Chamrajpete on the south, from where most of the city evolved.
Avenue Road: A Historic Bazaar called Doddapete
BGS FLYOVER
Source: Google Earth March 2022, Open Data Portal
Snapshots from KR Market
“The market reflects the spirit of KempeGowda’s Bengaluru”- Vinay
Sreenivasan, Citizen Activist
HERITAGE VALUE OF KR MARKET
The clock tower and Market Main entrance is one of the heritage structures in this precinct protected under the smart city proposal.
Harshitha Pemmasani
THE FLOWER MARKET EPICENTER
The KR market is the epicenter of the flower trading route of Bengaluru, receiving as much as 50,000 tonnes of flowers and a footfall of 20,000 people daily. On the eve of a festival, however, the number grows to 1
lakh a day.
New Indian Express
The 100 year old heritage building’s decaying exterior edges are used as areas to set up outdoor markets by vendors. However currently 100,000 square meters of interior space is left unoccupied. Fruits and vegetables sellers in the peripheral streets of K. R. Market serve almost 40% of the total fresh produce needs of the whole of Bengaluru (Government of Karnataka, 2016).
Harshitha Pemmasani
GENERATIONAL BUSINESSES
Most of the vendors here are 2nd or 3rd generational businesses. Customer patronage and retention was always constant until the pandemic hit. Spices and Religious Items are popular goods sold here apart from the perishables.
Harshitha Pemmasani
LIVELIHOOD INSECURITY AMONG STREET VENDORS GATHER
The surrounding streets are currently not under regulation, meaning no streets are dedicated specifically to either hawkers or vehicles. As a result, streets can be accessed by anyone at any time, making it difficult for authorities to maintain the place. Even vendors whose family members have been vending for 100 years or more have no claim on the land, as any market area belongs to the public per the Indian constitution. (Patel et al, 2021) However, no measures to ensure job security for vendors has been established since the introduction of the National Commission on Street Vendors.
PROMINENT USERS: The customers include restaurants, photographers and recreational visitors. Wholesale and retail vendors, Commercial & Residential Customers, Government appointed cleaners, logistics operators (auto drivers, truck drivers), Police staff, and truck drivers and Porters for loading & unloading of goods. Currently around 3000 vendors are occupying the streets.
WOMEN VENDORS FIND THE MARKET SPACE CONVENIENT
“The market has accessible toilets, however, when they don’t function properly we are allowed to use the toilets in the post office nearby.”
CLEANLINESS, STENCH AND POOR ACCESS
“I have to carry many things during the day and the roads are unsafe and dirty to use for both buyers and sellers. There are often stench of rotting vegetables and abandoned vehicles in the basement and near the flyover.”
PHOTOGRAPHER’S PARADISE
“As a visitor who comes here just to take photographs there is so much heritage value that is hidden in all this hustle and bustle. There is overcrowding and fear of theft in some parts.”
POOR WAY-FINDING AND FEEL LOST
“It is hard to recognize which shop is where, there is no map or signage to direct, despite visiting KR Market several times, it feels confusing to navigate through the market. • Rich history, place identity and Heritage value • Variety, mix of goods & vendor types and spaces • Largest flower market of Asia • Proximity to transit routes • Historic Central Business District • Highly Active during the morning/evening • City’s Oldest Wholesale market
• Decaying heritage structures • Congested and poor usability • No signage or way finding • Inadequate transit hubs • No designated vending/parking zones or livelihood security for street vendors. • Weak waste handling services • Reduction in footfall during COVID. Low recovery rate and customer retention.
WEAKNESS
OPPORTUNITIES
• Existing vendors association • ULB Focus and Smart City focus of KR Market Heritage structures • Identity and re-branding of the market complex as the heart of the Garden City. • Visually captivating, Photographers paradise. • Quality products available at the best wholesale rate in Bengaluru. • The market needs a longterm yet, incremental approach for socio-economic recovery and future-proofing Post-COVID.
THREATS
• Waste Management: The market generates 80 tonnes of waste daily Traffic and congestion • Most of the vendors earnings go towards paying fees and to rent mafia. • 100,000 meter square of market is vacant. • Very Low Investment into maintenance • Fire Hazard Prone (according to standards 8 meters of approach roads around the market need to be free of encroachments or obstructions. )
Vendor Types and Location
Flower Vendors Vegetables and Greens Miscellaneous Goods Fruits Vendors Metal/Hardware Meat Market Eateries Spices Coconut/Banana Leaf
25% 23% 16% 15% 10% 4% 3% 2% 2%
Source: Jana Urban Space Highly Active
14. Greens vendors
Map depicting the predominant vendor presence and the common activities found in KR Market. Source: Adapted by Authors from Patel et. al, 2021
