viii
TABLE OF CONTENTS
CHAPTER
TITLE
DECLARATION
PAGE
ii
DECLARATION OF ORGINALITY AND
1
EXCLUSIVENESS
iii
DEDICATION
iv
AKNOWLEGEMENT
v
ABSTRACT
vi
ABSTRAK
vii
TABLE OF CONTENTS
viii
LIST OF TABLES
xiii
LIST OF FIGURES
xvi
LIST OF ABBREVIATIONS
xvii
LIST OF APPENDICES
xviii
INTRODUCTION
1.1
Background
1
1.2
Problem Statements
2
1.3
Research Questions
7
1.4
Research Objectives
8
1.5
Significance of Study
8
1.6
Scope of Study
10
1.7
Limitations of Study
10
1.8
Methodology of Study
11
1.8.1
1.8.2
First Stage: Identify the Problem Statement and
Objectives of the Study
12
Second Stage: Theoretical Research
12
ix
1.8.3
Third Stage: Conduct Empirical Surveys to
Gather Data
13
1.8.4
Forth Stage: Data Analysis
13
1.8.5
Fifth Stage: Suggestions, Recommendations and
Conclusion
1.9
2
Chapter Layout
14
14
LITERATURE REVIEW
2.1
Introduction
16
2.2
City Lifecycle
16
2.2.1
Initial Development of the City
19
2.2.2
Growth of the City
20
2.2.3
Maturity of the City
22
2.2.4
Decline of the City
23
2.2.5
Sustainability
24
2.3
2.4
Quality of Life
25
2.3.1
Objective Versus Subjective
27
2.3.2
Subjective Indicators
27
Urban Management Model
2.4.1
2.5
31
Urban Management Model 1: Business
Improvement District
31
2.4.2
What is BID
32
2.4.3
Legislation
33
2.4.4
Functioning
33
2.4.5
Activities
34
2.4.6
Times Square, New York
36
2.4.7
Synthesis
37
Urban Management Model 2: Town Centre Management
37
2.5.1
Legislation
38
2.5.2
Functioning
39
2.5.3
Activities
39
2.5.4
Castlefield, Manchester
40
2.5.5
Synthesis
41
x
2.6
2.7
2.8
3
4
Urban Management Model 3: National Main Street
Programmes
42
2.6.1
Legislation
43
2.6.2
Functioning
43
2.6.3
Activities
44
2.6.4
Funding
46
2.6.5 Boston Main Street Programme
46
2.6.6
47
Synthesis
Public-Private Partnership
47
2.7.1
Roles and Responsibilities of Partners
49
2.7.2
Elements Leading to the Success of Partnership
50
2.7.3
Failure in Partnership
51
Conclusion
53
CASE STUDY: JOHOR BAHRU CITY CENTRE
3.1
Introduction
57
3.2
Overview of Johor Bahru
57
3.3
Johor Bahru Structural and Local Plan
59
3.4
Social Problem in Johor Bahru
60
3.5
Economy Issues in Johor Bahru
61
3.6
Structure of Local Government
62
3.7
Functions of Local Government
63
3.8
Johor Bahru City Council (Majlis Bandaraya Johor Bahru) 63
3.8.1
Organisational Structure of MBJB
63
3.8.2
Functions of MBJB
66
3.8.3
Activities of MBJB
67
3.8.4
Funding of MBJB
70
3.9
Decision-Making Process
75
3.10
Conclusion
76
RESEARCH METHODOLOGY
4.1
Introduction
78
4.2
Research Design
78
xi
4.3
Choice of Research Method and Rationale
80
4.4
Quantitative Approach – Development of Questionnaire
81
4.4.1
Survey on the Factors that Affects City Centre
Revitalization
4.4.2
Survey on the Most Appropriate Urban
Management Model for Revitalisation
5
85
4.5
Research Population and Sampling Procedures
86
4.6
Sampling Technique
87
4.7
Pilot Study
89
4.8
Implementation of the Survey
89
4.9
Quantitative Data Analysis
90
4.10
Qualitative Data Analysis
90
4.11
Conclusion
91
DATA ANALYSIS
5.1
Introduction
92
5.2
Analysis of Shoppers
94
5.3
Analysis of Merchants
98
5.4
Analysis of Public Agencies/Non-Profit Organisations
103
5.5
Achieving Second Objective of the Study
106
5.5.1
Analysis of Merchants
106
5.5.2
Analysis of Public Agencies and Non-Profit
Organisation
5.6
6.
83
Conclusion
111
117
CONCLUSION AND RECOMMENDATIONS
6.1
Introduction
121
6.2
Finding
121
6.3
Suggestions and Recommendations
124
6.3.1
City Council and Local Government
124
6.3.2
Private Sectors: Individual Merchants
6.3.3
and Corporate Companies
124
Non-Profit Organisation
125
xii
6.4
Limitation of the Study
126
6.5
Recommendations for Future Studies
126
REFERENCES
Appendix A – G
128
143 - 187
xiii
LIST OF TABLES
TABLE NO.
TITLE
PAGE
2.1
Key Function of BIDs as Identified by Houstoun, 1997
35
2.2
Main Functions Considered by TCM
40
2.3
National Main Street Program: Eight Principles of Success
45
2.4
Main Characteristics of Partnerships
48
2.5
Characteristics of Successful Partnerships for City Centre
Management
2.6
51
Main Characteristics Contributing to the Failure of
Partnerships
52
2.7
Characteristics of the TMC/ BID/ NMSP
55
3.1
Criteria and Requirements for Towns to be Declared as
City Centres
3.2
Complaints of Services Received by MBJB from
Years 2000 to 2006
3.3
58
68
Breakdown of Revenue Sources for MBJB from
Years 2000 to 2006
72
3.4
Income and Expenditure of MBJB
73
4.1
Studies on City Centre Revitalisation through
Quantitative Method
4.2
Record of Streets Name and Total Number of Holdings
in CBD Area
4.3
79
86
Record of Streets Name for Conducting the Shopper Survey
in CBD Area
88
xiv
5.1
Flow of Data Analysis for Achieving Objective One
93
5.2
Gender and Distance of Residence to the City Centre
94
5.3
Age Groups
94
5.4
Frequency Analysis for Purpose of Visiting the City Centre
95
5.5
Mode of Transport vs. Frequency
95
5.6
Shop at Other Parts of the City Centre
96
5.7
Main Problems that Discourage Visitors to Go
97
Shopping in City Centre
5.8
Public Service Delivery
97
5.9
Facilities that Attract Visitors to the City Centre
98
5.10
Prosperity of Business vs. Nature of Business
99
5.11
Number of Years vs. Business Prosperity
100
5.12
Factors Affecting Business Prosperity
100
5.13
Intentions to Relocate and Choice of Location
101
5.14
Future Planning for City Centres
102
5.15
Types of Retail Mix
102
5.16
Quality of Public Services
103
5.17
Factors that Affect the Quality of Life
105
5.18
What Areas of Improvement Deemed Important to Make
Johor Bahru a Good Place to Live
105
5.19
Flow of Data Analysis for Achieving Objective Two
106
5.20
Select the Most Appropriate Urban Management Model
107
5.21
Why BID
108
5.22
Additional Levy/Tax
108
5.23
Security Measures in the City Centre
109
5.24
Improvement in Transportation and Parking Management
109
5.25
Marketing and Promotion/Business Recruitment and Retention
110
5.26
Funding for Revitalization City Centre
110
5.27
Urban Management Model
111
5.28
Security Measures in the City Centre
112
5.29
Improvement in Transportation and Parking Management
112
xv
5.30
Marketing and Promotion/Business Recruitment and Retention
113
5.31
Funding for Revitalization City Centre
113
5.3
Urban Management Model
114
5.33
Why BID
115
5.34
Why Not TCM
115
5.35
Why Not NMSP
116
xvi
LIST OF FIGURES
FIGURE NO.
TITLE
PAGE
1.1
Research Methodology
11
2.1
City Life Cycle
19
3.1
Organisation Chart for MBJB
64
4.1
Research Phases – Qualitative and Quantitative Approach
82
xvii
LIST OF ABBREVIATIONS
ACCD
ATCM
BID
BN
CBD
CCTV
CIQ
CMDC
ERP
GLC
HDB
JTC
LBR
MBJB
MPJBT
MCA
MDK
MIC
MRT
MSC
NAPIC
NLBR
NMSP
NST
PBTPG
SJER
SQLI
TCM
UMNO
URCAP
URCI
UK
US
Allegheny Conference on Community Development
Association of Town Centre Management
Business Improvement District
Barisan Nasional
Centre Business District
Closed Circuit Television
Custom, Immigration Quarantine Centre
Central Manchester Development Corporation
Electronic Road Pricing
Government Linked Company
Housing Development Board
Jurong Town Council
Land-based Revenue
Majlis Bandaraya Johor Bahru
Majlis Perbandaran Johor Bahru Tengah
Malaysia Chinese Association
Majlis Dearah Kulai
Malaysia Indian Congress
Mass Rapid Transit
Multimedia Super Corridor
National Property Information Centre
Non-land based Revenue
National Main Street Program
News Strait Times
Pihak Berkuasa Tempatan Pasir Gudang
South Johor Economic Region
Social and Quality of Life Index
Town Centre Management
United Malay National Organisation
Urban Revitalisation and Conservation Action Plan
Urban Revitalisation and Conservation Inventory
United Kingdom
United States of America
xviii
LIST OF APPENDICES
APPENDIX
TITLE
A
Land Use Pattern in CDB Area: Johor Bahru
B
Total Number of Holdings and Condition of Holdings
PAGE
143
in Johor Bahru CDB Area
144
C
List of Secondary Data
145
D
Questionnaires
146
E
Summaries of BID, NMSP and TCM Attached with
163
Questionnaires for Public Agencies and Non-Profit Organisation
F
Statistical Analysis
167
G
Frequency Table for Shopper
178