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
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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
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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
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 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 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

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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

dealing with any heritage;

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 (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 Construction finished with cost $48,000

3rd Jan
Acquisition of land re-improvement
1894

9th Feb
Resumption of land for extension
1984

Further extension
1895
(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

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

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 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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 Reopen of the Central Market (with final construction cost around RM 8.5
15th April
millions) which turned it into a Cultural Market (Pasar Seni) and managed by
1986
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
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.

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 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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