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

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daily supplies for the citizens. The building was able to house three cold rooms for

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

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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

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

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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

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

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1.3.1 Architectural

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

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second 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 blue-

green 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 blue-

green 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

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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

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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

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dealing with any heritage;

(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

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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

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 Construction finished with cost $48,000

3rd Jan

1894Acquisition of land re-improvement

9th Feb

1984Resumption of land for extension

1895Further 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

1921Further extensions

1923Re-roofing

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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

Year Population

1889 18,000

1901 30,000

1930 120,000

*Source: KL Sanitary Board

1933

December

Further expanded with cost $167,000

However, the market was still unable to served huge population

1934Kuala Lumpur Sanitary Board studied and suggested the expansion of the

market

1936

21 contractors submitted their tender document, which contractor Brizary &

Co. from Singapore won the contract with $249,000 tendered value.

A temporary market was built near to the wet market during the expansion.

1938

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

was demolished after this. Details and architecture style of the new Central

Market building are discussed in the following sub-chapter.

1970’s to

1980’s

The Central Market together with the old shop houses near to it acquired by

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

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

hotels and shops

(b) Construction Chronology During and After Adaptive Reuse

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1983

Concerned citizens group, Heritage of Malaysia Trust campaigned for its

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

1985

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

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.

Owner Urban Development Authority/ Perbadanan Pembangunan 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

Landgrafix Sdn. Bhd.

Main Syarikat Siah Brothers Trading Sdn. Bhd.17

Contractors

Table: Construction team during adaptive reuse

Source: Majalah Arkitek (May/June 1990)

15th April

1986

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

millions) which turned it into a Cultural Market (Pasar Seni) and managed by

Melewar Leisure Sdn. Bhd.

2006 2 phases of upgrading Central Market for Visit Malaysia Year

2.2 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

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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.

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

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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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