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CURRENT STATE

Evaluation of Commercial Types

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Exotic features for potenial tourists:

Souvenir shops and Chinese food restaurants.

Pagoda Street

9.83% (26.23%)

27.87%

Nonoptimal use of Shophouses:

1st floor and 2nd floor

The land-use survey statistics reveal two significant points. Firstly, the "Disneylandasation" of the area is primarily achieved by highlighting the exotic Chinese elements through two types of commercial establishments, namely Chinese food restaurants (27.87%) and souvenir shops (9.83% and 26% of the ground floor) offering Chinese-themed products such as traditional clothing, jewelry, and edible items like Chinese snacks and holiday supplies for the Chinese New Year. These features aim to reinforce the "Chinatown" brand in the minds of prospective tourists, with a noticeably lower prevalence of shops catering to the daily needs of long-term residents.

Secondly, the utilization of shophouses presents a noteworthy issue, with vacancies predominantly observed in the second and third floors of the southern area, which is further from the MRT station and main road. Additionally, vacant units and kiosks located close to the mosque and temple and some units hidden by the MRT station and canopy are not immediately noticeable to pedestrians. Furthermore, some restaurant units are underutilized, with only two to three units of these establishments operating at full capacity.

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In current pagoda street, the original function of the shophouse as living above store has gone because of gentrification, which also creates some problems. These problems can be divided into tangible and intangible dimensions. (1)In the tangible aspect, commercial expansion and the lack of demand for residential space create problems of bad spatial planning. ①There is no demand for residential lanes, leading to congestion in the middle of the road. ②The shop’s extensive cubes are organized rigidly, the space is confined and lacks organicity. ③This is evident in the two objects, the obstruction and the rubbish bin. Shop tables, chairs and miscellaneous items take up space on the fivefootway and even block the stairway entrance, making it uncomfortable to walk around. Also, some of the heritage display boards set up are obscured by pillars, which are not conducive to reading. As for the rubbish bins, there are large green bins in front of the shops, in the gap between the two extensive cubes, which not only occupies part of the aisle space but is not aesthetically pleasing. At the same time, the back alley is covered with rubbish and rubbish bins, and the establishment of multiple rubbish bins brings a cluttered look and feel. ④Gentrification has also led to a reduction in space utilization on the second and third floors of the shophouses, as many businesses rent the whole building and the upper floors are left unused. Some businesses have transformed the space, for example by re-planning the interior divisions and staircase settings, leading to a further increase in the commercial nature of their space. ⑤And as a commercial street, there are omissions in its serviceable and functional spaces. For example, there is no place for pedestrians to smoke resulting in ashes falling to the ground, and the lack of a sheltered lower shelf outside the Sri Mariamman Temple causes worshippers' shoes to fill with rainwater. (2)On the intangible side, gentrification constructs a Disneyland, a neighborhood model of business hours revelry and closing hours empty silence that is too commercial and does not show the life of the local people. ① This is not a 24-hour block. It loses its link with the surrounding community. ② At the same time, the neighborhood has lost its uniqueness, the commercialized activities do not reflect the local culture and history well and do have a threat to its historic and cultural significance.

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Back alleys are also plagued by filth, congestion and safety hazards.

Vulnerability and Threats

Main Street

Back Alley

Mapping of Transient Fragments

The erosion of Genius Loci, cultural identity, and spatial sense is attributed to the proliferation of transient fragments. These fragments indicate gentrification's impact, wherein tourist-oriented land use has replaced logistics and reception functions. The presence of temporary groups, disguised by commercial activities, has created an artificial historic landscape akin to that of Disneyland.

In particular, the street and ground floor are characterized by fragments such as signboards and standees that serve to reinforce the commercialization of the area and cater to the preferences of tourists. These fragments create a symbolic oriental townscape that satisfies the curiosity and desire for segregation of visitors. Meanwhile, vertical signboards and flags on building facades supplement the environment and reflect the intentions of tenants. However, these fragments are less prevalent than those on the ground floor, which attract the attention of pedestrians.

The back alleys are characterized by fragments such as bins and bulky items, which enhance the area's logistical and storage functions but also separate them from the daily lives of stakeholders.

Present Condition: Detachment, Formality and Discontinuity

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In summary, our research found that the formality and detachment of this area, both tangible and intangible, is visible because of poorly designed kiosks and many exclusive functions. And due to government strict regulation, the sense of informality that constituted cultural growth and sustainability are suppressed and being regulated by the current urban policy and planning that are trying to commercialise the area.

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