PLANNING PROPOSAL: COMMERCIAL
Brasilia 2060 Structure Plan
PLANNING PROPOSAL: COMMERCIAL
Brasilia 2060 Structure Plan
6.3
Planning Proposal: Commercial
6.3.1 Introduction
By and large, commercial land-use constitutes the retail, office and hotel components. The
state of the commercial world today is ever changing. Today’s consumers/users of
commercial space have a wide choice as to where to shop, work and live (hotel). Brasilia
2060 Development Strategic Plan regards commercial land use as an important social
element where through the provision of such uses, avenues are created for people to
connect with one another. Commercial use in terms of retail spaces, offices and hotels are
truly areas where meetings and interactions of the masses could take place informally or
formally. Looking from this aspect, the commercial spaces are truly focal points of economic
activities.
According to a study by FITCH, shoppers in the emerging markets of China, India and Brazil
are more enthusiastic about their shopping experiences than their counterparts in the more
mature markets. It seems that the burgeoning middle-classes are enjoying and spending
more time in such facilities, as a result of their increased disposable incomes. Therefore they
demand more in terms of the choice of retail spaces available. Also, there is a pressing need
to provide not only the “retail” aspect of the shopping experience but also lifestyle
experiences as well. The total experience demanded has to be more holistic which include
life styles, entertainment and recreation elements. In fact this is already happening; the
mega malls in cities like Manila, Edmonton, New York, where families could spend the entire
day in these malls, as these malls cater to a spectrum of consumers’ needs, regardless of
age groups.
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Figure 6.3.1: Global Shopping Experience
6.3.2 Objectives
The key objectives of commercial land-use provision for Brasilia 2060 are as follows:
(a) To create a network of commercial spaces based on hierarchy to serve the
concerned communities optimally. This is to ensure absolutely no one is outside the
service catchment area.
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(b) To decentralize commercial activities from the city core to the surrounding growth
nodes, through the regional centres, town centres and neighbourhood centres. This
is to distribute the quantum of commercial as equally and as widely as possible
(c) To increase critical mass of commercial uses, particularly around major
transportation nodes and major growth poles so as to not only achieve an optimum
use of land but also to act as catalyst for economic growth.
(d) To develop unique commercial centres where possible. This is in order to bring
about a different experience to users and also to compliment the inherent natural
qualities of the locations where these centers are being proposed.
(e) To provide self-sufficiency and convenience in the shopping/retail needs for the
entire residential population wherever they are within DF. This objective is fulfilled
through the development of commercial hierarchy by performing the following
functions:
(i) To distribute the commercial quantum more evenly
(ii) To provide convenience by having the right order of goods for the different
catchment areas for example, white goods and branded goods are found at
the higher order commercial centre like the regional centres while the daily
necessary items are found in the neighborhood centers.
(iii) To provide businesses with options of locating their offices particularly with
regards to their HQs. Businesses that do not require a downtown locational
advantage and facilities could always locate at regional town centres where
the rentals are lower.
The development of the hierarchy of commercial centre varies with the requirements of the
different communities. The different types of commercial centre are strategically located
depending on the strategic intent of the area served. The commercial centres are being
developed and planned in tandem with proposed residential and industrial clusters in order
to have sufficient catchment to sustain their survival.
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Besides the existing commercial facilities of Brasilia City, 4 more levels of commercial
hierarchy have been realized (see Figure 6.3.2) for the DF, these are:
1. DF level (e.g., Financial District)
2. Level-I (e.g., Regional Centre)
3. Level-II (e.g., Town Centre)
4. Level-III (e.g., Neighbourhood Centre)
Figure 6.3.2: Hierarchy of Commercial Centres
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Hierarchy of Commercial
Centres
DF Level
Level-I
Size/ catchment
population or distance
Catchment: Entire District
Federal Level
Area: 30 - 50 ha
Catchment: Proposed
Regional Level (each)
Area: 10 - 20 ha
Level-II
Catchment: 100,000 Pop
Area: up to 5 ha
Level-III
Characteristic
Financial district serving
international and national
businesses such as headquarters of
banks, financial institutions and
retailers of first order goods
Main commercial node that
contains a wide array of regional
businesses, professional services,
specialized health & education
precincts, high-order retail shops &
choices for entertainment &
tourism
Point of convenience where needs
of residents are met through range
of support shops selling
convenience goods, medical &
personal care services, selected
community facilities. May also
include offices of local firms
A small cluster of shops and
services serving neighbourhoods
Catchment: 10,000 Pop
Table 6.3.1: Proposed Hierarchy of Commercial Centres
The commercial developments are evenly distributed throughout the DF. The main intention
is not only to relieve the development pressure of existing commercial centres but also to
develop a hierarchy of centres. It is through this hierarchical approach that the commercial
needs from national level, to the regional level and right down to the community level are
being catered for. In other words, each appropriate community level will be appropriately
served by the right hierarchy of centre. As an example, at the neighborhood level, it will be
served by a neighborhood center where the daily needs such as groceries are being catered
for while in the town center white goods and branded are being offered.
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Residential
neighbourhood
Commercial
Centre
Residential
neighbourhood
0m
30
Residential
neighbourhood
Figure 6.3.3: Walk to Shop
13
Location of local level commercial centres for example is within walkable distance.
Furthermore, the climate sensitive connectors to commercial centres enhance resident’s
idea of “Walk to Shop”. (see Figure 6.3.4). Ultimately, this encourages a healthier lifestyle by
walking to places of destination, a lifestyle that takes one away from vehicular dependency.
Figure 6.3.4: Pedestrian friendly environment to boost “Walk to Shop” concept
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Figure 6.3.5: Commercial activity as an interactive transition space
At a more micro environment planning level, most of commercial centers are proposed to
be integrated with transportation and institutional nodes. This is in order to promote social
interaction, optimize full utilization of infrastructure, cut down commuting time and
promote social integration. Generally, the bulk of the commercial development will be used
for offices with some shops, service stores, eateries and other ancillary uses. For those
commercial developments with mainly offices, the norm is to introduce a mixed
commercial/residential uses. When these are developed at strategic locations; they can
serve as transitions from commercial uses to a purely residential area. Retail uses are to be
encouraged on the ground floor and podium levels to ensure continuous flow of activities
throughout the commercial core. Mixed use development, for example, residential
apartments could also be introduced at the upper floors of other commercial development
within the core. With the introduction of residential use, the core will be a living city both
during the day and night. This is illustrated in Figure 6.3.6.
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Figure 6.3.6: Social friendly vertical distribution of Commercial Activity
Figure 6.3.7: Public, Semi-Public and Private Space
6.3.3 Provisions
(a) Methodology
The recommendations are proposed based on the projection and recommendation of the
Strategic Study and the comparison of provisions from world cities. The provisional standard
for commercial is provided based on the projected overall population of approximately
4,400,000. This is solely for the purpose of land safeguarding only. At DSP level, the
recommended commercial quantum and the location of the various commercial centres are
indicative at best. At the detail implementation stage, these will have to be studied further
in conjunction with the land availability, proposed surrounding land uses, transportation
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network, detailed infrastructure and current market forces. Based on the available
information of existing conditions of Brasilia site and comparison of provisions of
commercial quantum of the world cities, the overall commercial quantum is (4,295,000
sqm) and the split into the various components are illustrated in figure 6.3.8.
Figure 6.3.8: Proposed Commercial Quantum
Both retail quantum (GFA of 2,290,000 sqm) and the office quantum (GFA of 1, 200, 00 sqm)
are derived directly from the strategic study. On the other hand, hotel GFA of 805,000 sqm
is “counter checked” with the projected number of tourists anticipated to come to Brasilia
in the near future. This estimation is based on a very optimistic scenario. Hence, the total
commercial quantum of 4,295,000 sqm is the final result from the summation of the retail,
office and hotel quantum. Table 6.3.2 illustrates the proposed Commercial Quantum.
Commercial Components
GFA (sqm)
%
Retail
2,290,000
53
Office
1,200,000
28
Hotel
805,000
19
Total
4,295,000
100
Table 6.3.2: Proposed Commercial Quantum
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Proposed recommendations are in tandem with Development Phasing Plans to support the
economic growth of Brasilia and quality living conditions.
Recreational
Airport City
Residential
Existing Brasilia
City
Agri-Recreational
COD
Brasilia Plus
Industrial
Figure 6.3.9: Strategic Distribution of Commercial Centres & Catchment
Brasilia DF level Commercial Centre (Financial District)
The proposed DF level commercial centre is proposed to serve the entire Federal District. It
is strategically located close to the existing city and International Airport where the
proposed Ring Road and DF-001 intersect. Located in this premium area, the location gives it
the prominence worthy to be considered as the most important commercial centre in the
entire Brasilia. It is located at the geographical epicenter of the most intensively built-up
area. The importance of the centre is emphasized by the confluence of major roads feeding
into the general area. Presently, it is served by several major roads and has a fairly good
public transport connection.
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The present civil and administrative centre is a good candidate for us to consider it as the
Central Business District (CBD) of the entire Brasilia as it is located at a very strategic
location with respect to the whole Brasilia. At the present moment, this is the largest and
most important commercial centre in Brasilia. It is located in the geographical centre of the
most intensively built-up area.
This has been planned in gridiron city block manner to facilitate the efficient movement of
vehicles and the ease of development. The present layout creates maximum “windowcorridors” towards the major growth nodes. The status of CBD should remain status quo,
that is, it should still function as the premier commercial core of the entire planning area.
Today, the bulk of the offices of the entire Brasilia are located here.
The CBD is in close proximity to the man-made lake, an important public area for both
residents from nearby areas and elsewhere. The centre overlooks the regional park as well
as the man-made lake. Within this area today, are already several very established food and
entertainment establishments. In order to further enhance public accessibility to the area, a
more prominent waterfront promenade may be proposed. The promenade will continue to
be used as a lake side public walk area along the linear lake side park.
Generally, more commercial developments are expected, this will probably be mainly offices
with some shops, service stores, eating places and other ancillary uses. Hence, to add life to
the Brasilia at night, mixed commercial/residential use is introduced at the fringe as
transition to the residential area. Some retail uses may be encouraged on the ground floor
and podium levels to ensure continuous flow of activities throughout the commercial core.
Mixed use development for example, residential apartments could also be introduced at the
upper floors of other commercial development within the core. With the introduction of
residential use, the core will be living city both during the day and night.
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Level-I Commercial centre
Proposed Level-I commercial centre serves the entire proposed region. This category of
commercial centre is proposed strategically at preferred junctions where the proposed Ring
Road and existing expressways intersect.
Level-I Centre is a main regional commercial node within Brasilia but it should also be not
only it will be a global face but regionally strategic as well. It is a venue where international
businesses and professional contacts converge. It will contain a wide array of regional
businesses, professional services, specialised health and educational institutions. Also found
within the regional centres are high-order retail shops and choice entertainment/tourism
establishments.
Level-I Commercial Centre will have direct frontage onto the major road(s) and is envisioned
to provide a vibrant and attractive image for Brasilia and the region it represents. In order to
achieve visual impact even for commuters, a few landmark buildings and nodes with
complementary uses proposed to be developed here.
Figure 6.3.10: Vibrant Level – I Commercial Centre
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Outside the main core area, the design concept for the master plan of the satellite town
centres is to have a central spine of activity that runs through the center, punctuated with
commercial nodes. These nodes act as the focuses of the entire town centre development.
Besides being multiple focal points within each of the regional centre, each is deliberately
designed to pull or spread people throughout the center. The main activity corridor will run
across the development from all directions along the primary or major roads leading into
the town center. Hence, the development of a regional center may be strategically chosen
to bring about its locational prominence. The precise total commercial land within this
regional center has to be worked out at the latter detail design stage. These regional centres
are to be designed according to the grid pattern to provide the natural civic focuses and to
ease directional constraint. It is also quite common to find the administrative and
commercial hub of the entire region located in the regional centre. The regional centre has
to be well positioned to ensure easy accessibility for the nearby folks from residential and
industrial areas. The regional centre will typically have one or a couple of shopping centres,
some restaurants, a few entertainment outlets like cinemas, fashion outlets, and
supermarkets. The other common feature found here are the banks. The regional centre will
should generally be located next or close to the bus terminal or other transportation nodes
to bring about maximum patronage.
Level-II-Town Centre
In order to enhance the vibrancy of the area, a mix of retail, office and hotel/residential will
be introduced to the centre. Apartments on the other hand, will be proposed along with
suitable locations as shown in the building typology as described in Figure 6.3.6. A number
of education institutions will be established here in order to sufficiently cater for the
professional training of white and green collar workers. Recreational and sport facilities,
including multi-purpose halls and running tracks will be included into the various premises
found within the vicinity of the town centre. This aims to create a work-live-play-learn
environment within the commercial zone.
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Figure 6.3.11: Level II Commercial Centre
Besides serving the population of each township, the town-centre may also serve as visual
and activity landmarks to create “Sense of Place and Sense of Arrival”. Each new town
consists of one town centre. These centres are the points of convenience where needs of
residents are met through range of retail shops selling convenience goods, medical and
personal care services, selected community facilities. It could also accommodate offices of
local firms.
Level-III Neighbourhood centre
Number of Level-III Centres is provided based on the neighbourhood population and the
ease of accessibility. Hence, the service catchment radius is to be planned at 400 metres.
This is to facilitate maximum accessibility through walkway as 400m is universally deemed
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as an acceptable walking distance. Commonly found in these centers are small cluster of
shops and services that aim to serve the immediate neighbourhoods.
Figure 6.3.12: Level III Commercial Centres
BRASILIA
Total Provision by proposed Region (Cumulative)
Recommendation
Types
District
Level-I
Level-II
2040
Total
/Centre
Provision
(ha)
(Nos)
DF Level
170
1
47
1
121
1
170
BRASILIA Level
50
4
200
0
0
6
300
20
4
79
15
308
26
521
5
29
147
129
648
170
850
1 per 100,000
population
Area (ha)
Provision
(Nos)
Site
Area
(ha)
Total
Total
Total
Total Site
Total
2060
Site Area
Catchment
Financial
2020
Provision
(Nos)
Site
Area
(ha)
1 per
Level-III
10,000
population
Table 6.3.3: Land Area distribution for Commercial Centres
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A network of interrelated neighbourhoods is core of the new town plan. A mixture of multiuses characterizes each neighbourhood centre. The mixture of uses is required to meet the
inhabitants living in and around the general area. All uses within each neighbourhood could
be reached within 5 minute walk of any residential unit within the service catchment area.
The general movement would be facilitated between and amongst all neighbourhood
centres via a well-planned road network as well as public transport system. This public
transport system has to be connected to the town centre. The neighbourhood centre, is
typically a local market of a dozen shops or so, including the local grocery shops, stationary
shop, hair dressing salon, barber shop, a small branch of a bank and postal services, a
bakery, an eating house or two to serve the daily needs of the neighbourhood residents.
Possible public facilities within a typical neighbourhood centre include:

Child care centre

Kindergarten

Polyclinic

Cultural/Recreational centre
 Postal centre
a
 Refuse Collection Centre
a
 Public Toilet
a
Possible Commercial and Services includes:

Cinema

Supermarket

Meat/Vegetables Market

Provision Shop

Hardware Electrical Shop

Bookshop

Medicine Shop
 Garment Shop
a
 Barber Shop/Hairdresser
a
 Petrol Station
 a
Eating House
a
 Book/Newspaper Stand
a
 Bank
a
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6.3.5 Demand and Supply
The demand of commercial land is computed based on the projected population within each
development zone. As mentioned previously, an appropriate percentage of the total
commercial quantum is adopted for each strategic development zone is derived from the
comparison and the benchmarking with world cities of similar nature. A total of
approximately 2,000 hectares of land reserved for commercial land use for year 2060 to
meet the community needs and wants.
Zone
Supply of Commercial Land (ha)*
Percentage (%)
Aerotropolis
324
18
Agri-Recreational
242
13
Industrial
602
33
166
9
Residential
136
8
Recreation
118
6
Brasilia +
226
13
Total
1,814
100
Corridor-Oriented
Development
Table 6.3.4: Land Reserved for Commercial within each Zone
6.3.6 Proposed Distribution
In order to support the projected population and to guide the development growth, the
proposed commercial quantum has been strategically distributed throughout the
appropriate notional locations. These include the different types of commercial centres
identified within the study area from the smallest unit, the neighborhood center to the very
large, and the regional centre. Figure 6.3.4 indicates the distribution of various commercial
centres. These notional locations have to be studied further at detailed master planning
level in order to blend in with the local conditions and to be implemented in tandem with
actual population growth.
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The commercial quantum for various proposed centres has been cautiously projected
to meet the different needs of the population. The most important concern in coming up
with these quantum is to avoid diluting the existing commercial quantum and facilities
located within the Brasilia city (Pilot Plan) as the entire DF grow. Brasilia city should and will
remain the pinnacle of these centres, in terms of the distribution of commercial spaces is
concerned.
Strategic Distribution (Locational Preference)
DF Level Centre (e.g. Financial District) is proposed along the proposed Ring Road in Santa
Maria Region to provide an impressive glimpse of Brasilia 2060. Its location is unique as it is
located close to the existing Juscelino Kubitschek International Airport where it will give
visitors the “first visual impression” impact upon arrival at Brasilia. It is because of this
unique location a visual announcement is necessary. This could be expressed in the form of
architectural articulation of the proposed buildings in conjunction with the overall
environmental design. This should not only contribute to enrich Brazil’s architecture
richness but also to promote the sense of arrival to Brasilia City.
Each proposed region consists of one Level-I Centre (e.g. Regional Centre). These are
centres that are capable of “announcing” to visitors that they had indeed arrived at a
particular region in Brasilia. These regional centres are to be developed in Planaltina,
Ceilandia, Samambaia, Recanto Das Emas and Gama. Besides being regional landmarks, they
are also catalyst to boost up the economic growth of the regions. These regional centres,
particularly in Brazlandia and Paranoa should be able to bring out their zonal identity even
more than the others because of the unique attributes of these areas.
Level-II centres (e.g. Town Centre). These are located strategically based on the population
catchment of the township; ideally they are to be located centrally with respect to the
entire township population catchment or the neighbourhood clusters. These town centres
will be created to function as landmarks for that particular town to signify the “Sense of
Place & Sense of Arrival”.
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Level-III Centres (e.g. Neighborhood Centres) are provided based on the principle of
neighborhood catchment population with ease of accessibility for the entire residents of the
neighbourhood it serves. Level III centres will not be shown in the structure plan as
these will be subsumed under the predominant land use (i.e., Residential), and even at the
concept master plan level, the same practise suffice.
In terms of the number of centres, this will remain unchanged once the ultimate calculation
of the number of centres has been worked out based on the Year 2060 scenario. This means
that is the number of DF Level, Level-I and Level-II commercial centres will remain
unchanged, but the land area for each centre will be released or developed progressively
according to the growing population (please refer to table 3). For Level-I centre, land area of
10 ha will be released for 2020 growth and 35ha, 50ha will be released for 2040, 2060
growth respectively.
Unlike other commercial centres, land area for each of the Level-III centre will remain
unchanged. But number of Level-III centres will be increased progressively based on the
growing neighbourhood population. However, in terms of site area per neighbourhood, a
minimum of 5 ha land is to be allocated for the development of a neighbourhood centre
remains unchanged even though the critical population has not been reached. This 5 ha site
will be reserved to ensure that each and every one of the neighbourhood will be served by
adequate commercial facilities with a service radius of 300 to 400m.
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1800
1600
1400
1200
1000
2060
800
2040
2020
600
400
200
0
Financial District
Level-I
Level-II
Level-III
Figure 6.3.13: Land Area distribution for Commercial Centres
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Figure 6.3.14: Distribution of 2060 Commercial facilities
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Regional Centre
Town Centre and Town Boundary
PLANNING PROPOSAL: COMMERCIAL
Brasilia 2060 Structure Plan