Central Market Conservation 1

1.0 INTRODUCTION 1.1

Historical Background of Central Market The Kuala Lumpur Central Market, also as known as Pasar Seni or Pasar

Budaya, is currently a centre for Malaysian culture, arts and crafts. It is a result of a successful adaptive reuse of the existing old historical building. It serves as a commercial cultural centre that is dedicated to the preservation and sale of Malaysia’s traditional handicrafts from all sorts of races.

Figure 1: Aerial View of Kuala Lumpur 1937 Source: http://centralmarket.plansbiz.net The Central Market dates back to 1888 and used as an open wet market for citizens and tin miners in Kuala Lumpur. Later when the open market continued to expand, a permanent structure was built to house all vendors. According to Marketplace (2008) brochure, Central Market had undergone further expansions in 1889, 1895, 1920 and 1921. By the 1930s, the permanent structure was further improvised to have the current size and art deco façade. It was called Pasar Besar Kuala Lumpur and served as wet market. In its thriving days as a wet market, Central Market was the place to go for daily supplies for the citizens. The building was able to house three cold rooms for 1

frozen meats,170 vegetable and fruit stalls, 158 fish stalls, 36 beef stalls, 27 pork stalls and 20 poultry stalls. Figure 2 shows a view of a poultry stall in Central Market while Figure 3 indicates the vegetable and fruit stalls back in the 1950’s.

Figure 2: A typical poultry stall at the Central Market in the 1950's Source: www.centralmarket.com.my

Figure 3: A view of stalls selling vegetables & fruits in the 1950's Source: http://centralmarket.plansbiz.net During construction of Dayabumi on the opposite bank of the Klang River, the market together with the old shop houses north and south of it acquired by the Urban Development Authority (UDA) to be demolished for the Dayabumi Phase V, a 2

development project of commercial offices and hotels. According to Marketplace (2008) brochure, The Malaysian Heritage Society successfully petitioned against the demolition of Central Market. In 1985, it was renovated and developed into a centre for arts and crafts. On 15 April 1986, it was officially opened and known as Pasar Budaya to date with various outlets within its building selling an array of goods ranging from souvenirs to clothing. A view of exterior façade of Central Market after the conversion can be seen in Figure 4. Melewar Leisure Sdn. Bhd, a subsidiary of Kumpulan Melewar Berhad took over the ownership of the building and used to promote the Malaysian Culture through the sales of Malaysian Arts and Handicrafts products.

Figure 4: A view from the river back of the Central Market after its conversion from a wet market to a Centre for Culture, Arts and Handicrafts. Source: http://centralmarket.plansbiz.net

Majalah Arkitek vol 3 & 4, 1986, Central Market, which used to be known as “the biggest room in Kuala Lumpur”, was then declared a Centre for Malaysian Culture, Arts and Handicrafts. In 2004, Central Market Sdn. Bhd. bought the lease from Melewar

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Group through an open tender by Pengurusan Danaharta Nasional Bhd and since then, the Central Market has been managed by Central Market Sdn. Bhd. Based on our site visit, the Central Market has 300 shops selling local handicraft and textiles, souvenirs, collectibles and restaurants. It is also a place for cultural performance and art exhibitions.

1.2

Location From the map in Figure 5, Central Market is located along Jalan Hang Kasturi,

Kuala Lumpur, at the border of Chinatown. It is placed in a walking distance from Petaling Street, which is a popular tourist attraction. Walk across the Leboh Pasar Besar bridge is Kuala Lumpur’s major architectural heritage buildings, starting with the Bangunan Sultan Abdul Samad High Courts and the other buildings around the Padang Merdeka. The Central Market boasts a privileged location in the heart of historic Kuala Lumpur where the city was founded, just downriver of the confluence of the Gombak and Klang Rivers. The place was once the ‘landing place’ of the city’s founding fathers in their search of tin. With its continuous 50-year history as the city’s Central Market, it’s gained a cachet as proven business venue. Kuala Lumpur’s major banks are all ranged in a region north of it. The city’s major bus terminal is situated on the south. The Pasar Seni LRT station which is situated in a short distance from the south of the market practically lands passengers at its doorsteps. Majalah Arkitek vol 3 & 4, 1986 stated that the demolition of 23 shop houses at the time renovation work started on the Central Market has given the Central Market 175 car parks right at its main entrance.

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Figure 5: Location Map Source: Majalah Akitek 3 & 4, 1986

1.3

Building Description 1.3.1

Architectural 5

The Central Market is a trapezoidal box measuring 401’ length x average 200’ width x 26’ high. It may still be Kuala Lumpur’s largest single room. There are no two facades are alike but the whole is held together by unifying fenestration treatment, which the same entrances design repeated on the two long sides with glazed panels of varying widths set up an irregular rhythm. The original designer, architect T.Y.Lee claimed: “The building is so strong that it can still accommodate a mezzanine floor and one more floor on top of the roof.” (Malay Mail 18/11/1985). Today, the building is single storey with a mezzanine floor. Figure 6 shows the plan of first floor while Figure 7 shows the plan of mezzanine floor.

Figure 6: First floor plan Source: Field study 2009

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Figure 7: Mezzanine floor plan Source: Field study 2009 The building data which stated in Malay Mail story dated 5/6/1936 in which the Town Engineer, Mr. R.H.Steed unveiled the plans of the new market to members of Kuala Lumpur Sanitary Board (currently known as DBKL). While the Consulting Engineers were trying to track down Mr. R.H.Steed in United Kingdom to find out more about the reinforcing steel used, the original designer surface and identified himself, engineer and architect T.Y.Lee. In his words when asked if he had been influenced by the Art Deco style popular at that time, “I designed the market according to my style. I never followed any style. I like the design and I wanted it to be strong and nice-looking.” (Malay Mail 18/11/1985). However, the architecture style of Central Market is said to be the Art Deco Style by the professions. Façades of Central Market posted the architectural style of Art Deco with straight, bold use of stepped forms frontages rising to flat roofs, sharply geometric door surrounds and tall window. Roof in Central Market consists of three types which are barrel vault roof, skylight glazed roof and flat roof. According to Chen Voon Fee, by using the barrel vault roof over the atrium it does two things spatially, first it directs one upwards to the roof as well as practically housing the hydraulic lift structure, and secondly its form imposes a second

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axis at right angle to the skylight. A strong moulded frieze runs right along the top at roof level, ties the whole together. The doors and windows of Central Market consist of 508 square meters bluegreen coloured Calorex glass. Twenty four step-headed and metal grilled entrances with two main ones at either end of a central roof-lit mall open out to the surroundings on four sides. Metal grilles with a stepped motif infill over all the entrances are the only decoration apart from four plaster mouldings on the main entrance. All windows are fixed window. Three bridges link the pavilions to the restaurant side across the central mall. Other vertical access is via the main stairs or the hydraulic passenger lift facing the stairs, these last two are placed in the central atrium. Stairs in each pavilion except for one with a fire escape stairs lead directly up to the shops at mezzanine floor. The central mall is kept clear with its strong axial glazed skylight, breached at the centre. On the other side along Benteng are two levels of restaurants, food and beverage outlets whose floors are taken up to the window mall – a necessary compromise, except in the centre where there is an open restaurant with the mezzanine slab floating freely over it, here free of the outside wall, as stated in Majalah Akitek 3 & 4, 1986.

1.3.2

Materials Majalah Akitek vol 3 & 4, 1986, stated that the main structure of Central Market

consists of Reinforced Concrete, supported on R.C. piles. Sturdily built in reinforced concrete, the roof was designed to take another floor. The building has remained structurally sound after years. The doors and windows of Central Market are glazed with 3/16” distinctive bluegreen coloured Calorex rolled plate glass, which lets in only around 20% of the sun’s heat and 60% of daylight. Inside, the central skylight running the entire 401’ length of the building was glazed with Calorex of a lighter tint. This must have been the earliest use of 8

heat resisting glass on such extent in Malaysia. In fact, Central Market may have well been Kuala Lumpur’s first energy-efficient building. The doors and windows are installed with metal grill.

According to National Heritage Act 2005 (Act 645), building means a building or groups of separate or connected building which, because of their architecture, their homogeneity or their place in the landscape, are of outstanding universal value from the point of view of history, art or science. Each historic building has its own unique quality which must be protected for the use and enjoyment of this and future generations.

In this project, we will choose historical buildings around Kuala Lumpur. The historical building that have been chosen and proposed to our client is Central Market which had very high historical value. A lot of surveys have been conducted to understand more on the history and also the structure of the building. Problems and the environmental issues which will be faced during the initialization of the conservation on the targeted building will be discussed in detail here.

Even a lot of parties highly support this conservation project, the costing and negative outcomes will be identified in details during the implementation of the project. We will strictly obey to the regulation and requirement during the logging of the project as well. Hereby, a thorough structure of the building will be revised and new elements of the building structure will be proposed and gaining feedback from all the parties.

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1.4 Legislation

1.4.1

Reasons for Conserving Central Market

To institute a policy of building conservation for Central Market by legislation or through planning policies, a set of decisions based upon a number motives and criteria is invariably made by the government authority, often with the assistance of conservation bodies. Both political and economic considerations are important if a conservation plan is to be successfully implemented. In making decisions, it is important to have a firm understanding of why Central Market should be preserved or conserved. The reasons for conserving Central Market are importance of tourism to the Malaysian economy and maintain local cultural.

(a) Importance of Tourism to the Malaysian Economy Central Market preserved and conserved for the purposes of the tourism industry. This is because Central Market will demonstrate aspects of the past or continuing culture of a country or region. The Central Market is built to promote Malaysian culture by develop tourism industry where most tourists come to Malaysia will visit to Central Market. People and tourists in particular are often attracted to buildings which are either of historical value or are architecturally outstanding. Rehabilitation or careful adaptive reuse of Central Market into appropriate new uses will help to promote tourism industry and encourage domestic and external tourists to visit Central Market. Thus, it can generate income and improve Malaysian Economy.

(b) Maintain Local Cultural British Colonial Architecture, 1997, stated that the Central Market is a cultural centre that is dedicated to the preservation and sale of Malaysia’s traditional handicrafts from all sorts of races. It can help to preserve and maintain local culture so that local culture did not extinct. Beside that, the Central Market can give the knowledge to local people and foreigner about local culture and instill interest and awareness of culture 10

heritage that unique and difficult to be replaced. The Central Market is a place to scout for talents and production from population in Malaysia such as handicraft and art among local young people.

1.4.2

Malaysian Law on Conservation of Central Market

Malaysia is a developing country where new developments are largely in momentum. This will causes old and historical buildings in Malaysia demolished or renovated without proper and adequate guidance. As an effort to conserve historical buildings, the government has appointed organizations form various sectors to implement, monitor and supervise the conservation activities. They consist of the Malaysia Heritage Trust- Badan Warisan Malaysia (BWM), the Conservation and Townscape Unit of Kuala Lumpur City Council (CTU) and the Museum and Antiquity Department of the National Museum (MAD). (Source: http://www.efka.utm.my/)

There are few laws on conservation in Malaysia to control and supervise Central Market such as Antiquities Act 1976, National Heritage Act 2005, Local Government Act 1976, and Town and Country Planning Act 1976.

(a) Antiquities Act 1976 (Act 168) This act is enforced by the Federal Government of Malaysia and provides for the control of preservation and research into ancient and historical monuments. In this act, "ancient monument" is defined as any monument which is or is reasonably believed to be at least one hundred years old or which is declared as one. Such monument may be a house, temple, church, building, cave, grave or a standing stone which has historical, religious or cultural significance. Under this act, any person who demolishes or damages any ancient monument without permission commits an offence and is liable to imprisonment not exceeding three 11

months or to a fine not exceeding MR 500 (Malaysian Ringgit) or both. In December 2005, the Antiquities Act 1976 has been replaced by the National Heritage Act 2005. (Source: http://www.hbp.usm.my/conservation/) (b) National Heritage Act 2005 (Act 645) This act provide for the conservation and preservation of National Heritage, natural heritage, tangible and intangible cultural heritage, underwater cultural heritage, treasure trove and for related matter. Under this act, “antiquity” means: (a) Any moveable object which is or is reasonably believed to be at least fifty years old; (b) Any part of any such object which has at any later date been added or re-constructed or restored; and (c) Any human, plant or animal remains which is or is reasonably believed to be at least one hundred years old.

From this act, the Minister shall be responsible for providing or issuing policies, statements or directives in respect of any matter, business, strategy or conduct on the conservation and preservation of heritage. The functions of the Commissioners stated in this act are: (a) to determine the designation of sites, registration of objects and underwater cultural heritage; (b) to supervise and oversee the conservation, preservation, restoration, maintenance, promotion, exhibition and accessibility of heritage; (c) to advise and co-ordinate with the local planning authority, the Council and other bodies and entities at all levels for the purpose of safeguarding, promoting and dealing with any heritage; 12

(d) to advise the Minister with regard to any matter in respect of conservation and preservation of heritage. (Source: National Heritage Act 2005) (c) Local Government Act 1976 The Local Government Act 1976 is enforced within the local authority jurisdiction and apply only to West Malaysia. This act explains that the local authority shall have legal power regarding conservation and preservation actions in its local governing area. According to Part XII, Section 101(c)(iv), the local authority has the power to maintain or contribute the maintenance of historical buildings or sites and acquire any land, with or without buildings for the purpose of or in connection with the maintenance of historical buildings or sites. This act also empowers the local authority to establish, acquire, erect, construct, maintain, assist, promote, control and make or receive grants of money in respect of public libraries, art galleries and museums (Part XII, Section 101(g)(i)). (Source: Local Government Act 1976)

(d) Town and Country Planning Act 1976 This act is for the proper control and regulation of town and country planning in the local authority area which gives power to the State Government. Under this act, the local authority is required to purpose and prepare development plans include structure plans and local plans as mentioned in Part III. Due to Part IX, Section 58(2) (f), the state authority makes the rules for the protection of ancient monuments and lands and buildings of historical or architectural interest. (Source: Town and Country Planning Act 1976) 2.0 BUILDING ANALYSIS Conservation of Central Market has been done successfully until it changed into a cultural market. Central Market becomes an attraction for the visitors. However, not 13

everyone knows that Central Market was a wet market to serve the local population. These historical values of the building need to be clarified.

2.1

Building Chronology A state-owned historical building, Kuala Lumpur Central Market, slated for

demolition for redevelopment was taken over by private conservation-minded developers, saved and reused as a “cultural market” in a period of economic downturn during 1980’s. It has served as the city’s wet market for 50 years. The histories of Central Market need to be traced for public awareness to appreciate and conserve. Besides, there are lessons to be drawn from this, the first major adaptive reuse project of a private developer. The success of the Central Market in its new role gives similar buildings in the Old Town a new lease of life. Therefore, architecturally interesting buildings need not be demolished to make way for new development. Construction chronologies of Central Market are summarized and categorized into chronology before, during and after adaptive reuse.

(a)Construction Chronology before adaptive reuse. Year

Description

1888 Construction of wet market with area 64,000 square feet started by British. The British government eventually took over the market and extended it to 250 feet long and 90 feet wide. At the same time, the floor was laid with concrete tiles, the walls were clad with timber and the roof covered with zinc sheets.

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Figure 8: Proposed Location plan for the extension of the Central Market in 1895 Source: http://www.centralmarket.com.my/history.aspx 1889 3rd Jan 1894 9th Feb 1984 1895

Construction finished with cost $48,000 Acquisition of land re-improvement

Resumption of land for extension Further extension (Brick drain along side of the parapet adjoining at the rear of Central Market- 21.5.1895 to 3.7.1895)

1907

Further extensions (6.2.1907 to 26.3.1907)

1912

Re-rendering floor (28.2.1912 to 7.10.1912)

1920 Further extensions 1921 Re-roofing 1923 1930

Sanitary Board officers claimed that the wet market was out of date building, and unable to served the needs of populations in Kuala Lumpur which increased rapidly

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Year Popul ation

1889 18,000

1901 30,000

1930 120,00 0

*Source: KL Sanitary Board 1933

Further expanded with cost $167,000

December However, the market was still unable to served huge population 1934

Kuala Lumpur Sanitary Board studied and suggested the expansion of the market 21 contractors submitted their tender document, which contractor Brizary &

1936

Co. from Singapore won the contract with $249,000 tendered value. A temporary market was built near to the wet market during the expansion. 16

New construction finished with over-cost: $330,000. The temporary market 1938

was demolished after this. Details and architecture style of the new Central Market building are discussed in the following sub-chapter. The Central Market together with the old shop houses near to it acquired by

1970’s to

the Urban Development Authority (UDA) was to be demolished for

1980’s

Dayabumi Phase V, a multi-million dollar development of high rise offices, hotels and shops

(b) Construction Chronology During and After Adaptive Reuse Concerned citizens group, Heritage of Malaysia Trust campaigned for its 1983

conservation and possible reuse as the home of Malaysia’s National Art Gallery, then about to be evicted from its former premises, but to not avail.

1984 to

With the economic downturn coupled with the glut of office and commercial

1985

space on the property market, government agreed to the developer’s proposal to save Central Market. •

April 1985 - a preliminary meeting with the client followed by feasibility study which started in the first week of May.

•

June 1985- The report with the concept design was submitted to the client and cleared by government.

•

August 1985- Tender documentation have been finished up and were called on 28th August

•

In September, an agreement between UDA and developer was finalised for seven years lease of central market.

•

October 1985- Due to administrative foul up and poultry section clearance, the contractor doesn’t move until 22nd October 1985.

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Owner Urban Developmen t Authority/ Perbadanan Pembangun an Bandar

Developer Harta Bumi Sdn. Bhd.

Architects Architectural Consulting Services: Chen Voon Fee Associates: William Lim

Civil & Structural Engineers Arup Jururunding Sdn. Bhd.

Mechanical & Electrical Engineers Tenaga Ewebank Preece Sdn. Bhd.

Landscape Consultant

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15th April 1986

millions) which turned it into a Cultural Market (Pasar Seni) and managed by Melewar Leisure Sdn. Bhd.

2006

2.2

Reopen of the Central Market (with final construction cost around RM 8.5

2 phases of upgrading Central Market for Visit Malaysia Year

Central Market Adaptive Reuse Concept

According to Majalah Arkitek vol 3 & 4, 1986, adaptive reuse concept applied is to retain as much as possible of Lee’s original design which is ‘strong and nice looking’. Harta Bumi Sdn Bhd clearly want to keep the ‘largest single room’ concept where all new structure must be contained inside it, no new structure attached to the existing building envelope, so the new structures should be free from peripheral walls and the roof. Harta Bumi Sdn Bhd also clearly stated that the concept should not follow typical shopping complex with enclosed glass box and long corridors, but more towards an open corridor, lots of movement, coloured intimacy and bazaar like.

2.2.1

Adaptive Reuse Construction

Shops in central market are designed to be in clusters or free standing pavilions. So, six double storeys pavilions have been built along Jalan Hang Kasturi side. Each pavilion is painted with two shades of bright colours to show a colourful theme and cultural aspect of the central market as shown in Figure 9. Mezzanine level has been built and so do the stairs, directly from downstairs to the mezzanine level that can be seen in Figure 9. Central mall with continuous glazed skylight is kept clear. There are two levels of restaurants, food and beverage outlets whose floors are taken up to the window wall, excluded the center where an open restaurant with mezzanine slab floating freely over it. Three bridges were built linking the pavilions to the restaurant side as shown in Figure 11. Figure 10 shows vertical transportation provided in Central Market that are stairs and a hydraulic passenger lift. 19

According to Majalah Arkitek vol 3 & 4, 1986, all new structures are in reinforced concrete with raft foundation for the pavilions and bored piling used for the restaurant side. Barrel vaulted roof by the way is built in steel trusses with metal roofing sheets a shown in Figure 10. Hawker stalls on the roof have timber posts and trusses and are supported by additional reinforced concrete slab. A new column is built to carry the load of water tanks and cooling tower. All new walls in the central market are 4 inches brickwork and been plastered or tiled. Central Market originally designed with good natural ventilation where there are low level openings below glazed level. Central Market nowadays has undergone some renovation such as removing some of the shops in the second floor, and replaced by a toilet. Furthermore, some shops also have been added at the cluster’s side; especially between the two clusters make it look continuous between the clusters.

Figure 9: Clusters and mezzanine floor with two bright colours theme. Source: www.archnet.com

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Figure 10: Glazed Barrel Vaulted Roof and Stairs to Mezzanine Floor Source: Majalah Arkitek Vol 3 1986

Figure 11: Bridge that link the pavilion to the restaurant side and centre atrium. Source: Majalah Arkitek Vol 3 1986

2.3

Building Condition

(a) Floor From observation, floor in Central Market generally in good condition where most of the floor in mezzanine level and ground level are tiled, only at the restaurant side on rooftop is not tiled. All the floor area is kept well maintained and clean. There is no major 21

defect found on the floor, only a hair crack found in various places but not seriously damaged as shown in Figure 12. Floor tiled are designed with variety of design and colours where every path in central market come with different design of tiles made up from ceramic (Figure 12).

Figure 12: Variety of tile design in central market and picture on the right side show some hair crack Source: Field study 2009

(b) Wall From observation, interior wall generally still in sound and good condition. The entire wall is made up by 4 inches brickwork and painted white. Original peripheral wall however are left abandoned especially in isolated area of the central market such as behind the cluster’s wall. There are some defects found, believed caused by water penetration and dampness as the isolated wall does not receive sufficient airflow and always in damp condition as shown in Figure 13. Exterior wall however is in a very good condition where there is just a minor defects found such as peeled paint while there is no crack found. All the painting work also in good looking condition and mostly painted in light blue green Art deco colour.

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Figure 13: Some defects found on the exterior and interior wall Source: Field study 2009

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