CHAPTER V HIERARCHY OF COMMERCIAL CENTRES

Transcription

1 CHAPTER V HIERARCHY OF COMMERCIAL CENTRES

2 CHAPTER V HIERARCHY OF COMMERCIAL CENTRES 5.1 INTRODUCTION The study of hierarchy of retail nucleations within the Vadgaon City is based upon analysis of the relationship between the number of establishments and the number of business types. This approach has been preferred because the retail nucleations are characterized by a high degree of variability in aggregate size as a result of initial differences in the size of their component unclei. This distinction is not so clear in the case of functional types. Secondly, the number of occupied establishments and business types seem to offer more information pertinent to the underlying objective of this work. Moreover, since the number of units and the introduction of higher order of functions depend directly upon the catchment area and nodality of the market, the application of this technique gives a better picture of hierarchy than other empirical methods. HIERARCHY OF COMMERCIAL CENTRES The grouping of centres into a hierarchical order on the basis of these two variables has been achieved by graphical analysis. All 22 centres ( Table No. 5.1) were plotted on a semi log graph paper, which clearly brings out the grouping of markets of similar character. The scatter diagram (Fig. 4.1) shows the number of commercial units (shops) and their functional types for different retail nucleations along the Y and X axes respectively. The nucleations have been classified into five groups : A, B, C, D and E which are designed as the CBD, regional community, neghbourhood and specialized level centres respectively.

3 Map no. 5.1

4 Map. 5.2

5 Table 5.1 MAJOR RETAIL NUCLEATIONS IN Vadgaon CITY SR. NAME OF RANK NO. OF TYPE OF NO. SHOPINGT FUNCTIONAL FUNCTIONS CENTRE UNITS 1 Municipal corporation chowk 2 Padma road S. T. Stand circle Birdev chowk Bhaji market shoping center 6 Ambedkar stachu chowk 7 Jain Basti Latavade Road Yadav Colony Gujar Basti Hatkangale road Burud Galli Tasgaon Bazar samiti

6 road 14 New Vasahat Vathar Naka Shivaji Nagar Kolhapur road Nagoba vadi Bhadoloe road Bhadole 20 Amba road Mangrachi wadi Vidya colony Source : Computed by Author (2013) The break among different community & neighbourhood market levels distinction between community and neighbourhood market levels is slightly disturb the aberration having been caused by the dot representing Boring road market. But it is closer to the community market groups and longs to the same category as evidenced by field work. The specialized market group is clearly illustrated by the cluster of dots representing large number of establishments with very low values for types of business. Thus five groups of retail nucleations have been identified within the Vadgaon city from an analysis of occupied establishments : business type ratio. The three middle order groups ared typical of the rest of the city area, compared to the CBD and the specialized centres on the two extremes. The former include the regional, community and neighbourhood centres and comprise 3, 14 and 2 nucleations respectively. The markets of each order differ significantly in

7 thye average (mean)l number of establishment and business types on the other hand, the CBD and specialized markets are unique in their character. They are also different in their average (mean) number of units and type of functions. The CBD is the commercial core of Vadgaon City. It attracts consumers from every part of the city. It has no parallel levelcentre in its group. The specialized centres are of different nature. CENTRAL BUSINESS VADGAON CITY (CBD) A natural question which arises is why the Muncipal corporation chowk (Abacha Putala) should be called the CBD of Vadgaon. The simple answer is that this part of the city is unique in its specialized land use and distinctive functions and is thus different form all other parts of the city. In America such a portion of city is commonly called the central Business District (CBD). It is actually one of the alternative names such as Central Trafic District, Central Commercial District, Downtown Business District and Downtown. 1 In Britain this has been given the name of Central Area 2. In India, the term CBD is generally accepted and commonly used by geographers. According to Harris and Ullman, the Central Business District is the focus of commercial, social and civil life and of transportation. In it is the downtown retail district with its department store, smart shops, office buildings, clubs, banks, hotels, theatres, museum and organizational headquarters. Fatcliff asserts that with very few exception, the central retail shopping district is found at every convergence of all transportation and traffic channels. This spot is the centre of the city in terms of being most convenient to the greatest number of people, although it may not be the geographical centre of the built up area. It is the place associated with the highest and land values, tall building, high density land use, and the greatest concentration of people during day light hours4. It is thus clear that the CBD has certain inherent characteristics and on the basis of these feature it can easily be identified in any town or city.

8 The Central Business District of Indian cities does not strictly confirm to the above mentioned criteria found in the Western Countries. There are a great differences in social, economic and cultural conditions between India and the Western Countries. The shopping pattern, layout of city and building structure and consumer behavior in an Indian city exhibit a great contrast to those of western countries and as such the CBD in Indian Cities is also bound to be different in matters of detail, although their function may be similar. 5.4 CBD OF THE VADGAON CITY The present study indicates that Vadgaon is an example of diffused CBD. Here the Central Business. City is generally shifting from west to cast with the movement of settlement and purchasing power. At present there are two main commercial belts. These are Bhaji market shopping the oldest centre and Muncipal corporation chowk with a recent history. Both are interdependent to some extent but have sufficient intensity of central functions in each. In such circumstances, land use alone cannot be the sole criterian for identifying the Central Business District. Land use has to be supplemented by some other factors such as the number and type of shops, density of shops, density of shops, quality of shops, land value and rent value. In the present study all these factors have been considered in addition to land use for identifying the CBD of Vadgaon city. At the first stage landuse was considered as a basis for delimiting the commercial belts for which only the frontage of buildings located on the road was taken into account as this alone had the commercial function. Secondly, as far as the central functions are concerned only commercial function (including wholesaling which can not be separated from retail in Satara) was considered; administrative, educational and religious functions were thus excluded. These functions have been show in Annexure No. 1. Figure No. 4.2 clearly showed zones of intensity of commercial function. Out of these complexes, Powai Naka has been identified as the Central Business Vadgaon City on the basis of the following factors.

9 Photograph 1: Central Business District : Municipal Corporation Chowk, Peth Vadgaon. Photograph 2: Central Business District : Municipal Corporation Chowk, Peth Vadgaon.

10 The Municipal Corporation Chowk market is located in the central part of city and has easy accessibility from all parts of the city which has naturally resulted into the location of a maximum number of functions units (543) as well as the maximum number (77) of functional types. This complex has the whole city as the tributary area, with the maximum number of customers. There is a wide range of specialized functions such as medical goods, leather goods, optical, watches fashion articles including costly cloth and fancy goods, Xerox centres, photo studio, furniture and plastic goods, electrical goods, fruits etc. The Muncipal corporation complex has also the maximum number of planned markets (55) in the whole city and is characterised by thye highest value of co0mmercial premises specially in matters of rent and premium which are Rs. 30 and Rs per square foot respectively. (Table 4.2) Most of the multi storied buildings with commercial activities (double storey shops) that are found in Vadgaon are located in Muncipal Corporation Chowk Naka market which to some extent fulfils the three dimensional quality of CBD as suggested by Johnson. 5 Muncipal corporation chowk market also possesses smart shops as defined by Harris and Ullman 6 as it is characterized by having a few air conditioned shops with neon signsas well as parking facilities.

11 Photograph 3:Padma Road Market, Peth Vadgaon. Photograph 4:S.T. Stand Circle, Peth Vadgaon.

12 Photograph 5:Jain Basti Market, Peth Vadgaon. Photograph 6:Ambedkar Putala Market, Peth Vadgaon.

13 Table No. 5.2 DISTINCTIVE FEATURES OF MAJOR COMMERCIAL COMPLEXES IN VADGAON CITY SR. NO. NAME OF MUNCIPAL PADMA S. T. STAND COLLEGE CORPORATION ROAD CIRCLE CHOWK CHOWK 1 Location East South West Mid - Western 2 Accessiblity Easy Easy Moderate 3 Number of Fun ctional Units Type of Function Number of Planned Markets 6 Density of Shops per hectare Density of Population per hectare 8 Parking facilities Available Nil Nil 9 Number of air conditioned shops 10 Number of shops in upper floor 11 Premium value per sq. foot in Rs. 12 Land value in front per Sq. foot in Rs. 13 Rent value per Sq. foot in Rs

14 Source : Based on Field Work (20013)

15 Photograph 7:S.T. Stand Road, Peth Vadgaon. Photograph 8:Birudev Chowk, Peth Vadgaon.

16 In a nuustshell, the Muncipal corporation shopping complex possesses all requisite characteristics and qualities of a Central Business city. It does contain many financial institutions (banks) and large commercial houses (company offices). The classification offered here is not the only possible allocationof retail uncleations to various levels or orders in a hierarchy. Rather, it may be considered as one of several other systems which are dependent upon the method of analysis and purpose of study. Thus the study of trade areas associated with each centre may well indicate that some nucleations do not warrant the order allocated in the above analysis. However, in view of the fact that each of the five groups of retail nucleations is shown to be significantly different from the others, it is deemed acceptable for the study purpose of this work. The classification of centres by Berry 7 is slightly different from that presented here because of the more powerful grouping technique used. SPATIAL DISTRIBUTION OF CENTRES BY HIERARCHICAL LEVELS The spatial distribution of centres by hierarchy of retail nucleations in the study area is shown in Fig. 4.2 Broadly the pattern comprises two distinct clusters, one in the east and the other in the western part of the city. The two are separated by residential areas with a very low density of population. The difference between the number of centres in the eastern and western parts of the city is a direct reflection of the basic pattern of population distribution. In the eastern part of the city, where approximately 30 percent of the total population Vadgaon resides there are 7 nucleations ( one CBd, one regional, four community and one specialsed) which are uniformally spaces. On the other hand the group in the western part comprises 15 nucleations(two regional, ten community, two neighbourhood and one specialized) which serve 70 per cent of the city population. In general, nucleations of the same order are not uniformally distributed throughout the study area. This is to be expected from the market unevenness of populationdistribution and

17 consequently of purchasing power. The highest level centres, namely regional and community markets are notably dispersed.

18 Photograph 9:Kolhapur Road Market, Peth Vadgaon. Photograph 10:Bhaji Market, Peth Vadgaon.

19 Photograph 11:Vathar Road Market, Peth Vadgaon. Photograph 12:Dr. Ambedkar Chowk, Peth Vadgaon.

20 The Central Business city is easterly located in the city, supported by one regional level centre in the western side of CBD and one specialized centre in the eastern sideof CBD. Out of the fourteen community centres four are in the eastern part of the city, located around CBD and regional centre. The western region of the city has ten community centres and two regional centres. So far as the distribution of specialized centres is concerned, they are uniformally distributed in the eastern and western parts of the city but very close to CBD and regional centres respectively. The hierarchy of retail nucleations in the city of Vadgaon is shown in Table 5.3.

21 Photograph 13:Burud Galli, Peth Vadgaon. Photograph 14:Latawade Road Market, Peth Vadgaon.

22 Table 5.3 HIERARCHY OF RETAIL NUCLEATIONS IN VADGAON CITY Hierarchy Level I CBD 1) Muncipal Corporation chowk II Regional 1)Latvade Road 2) New Vasahat 3) Mangrachi wadi III Community 1) Padma road 2) S.T. Stand circle 3) Bhaji market shopping center 4) Ambedkar stachu chowk 5) Jain Basti 6) Yadav colony 7) Gujar Basti 8) Hatkangale Road 9) Burud Galli 10 Tasgaon road Bazar Samiti 11) Bhadole Road 12) Nagobachi Wadi 13) Vidya Colony IV Regional Negihbourhood 1) Shivaji Nagar 2) Kolhapur Road V Regional specialized 1) Amba road 2) Vathar Naka Source Computed by the Author (2013) FUNDAMENTAL HIERARCHICAL PATTERNS The fundamental Characteristics of the retail nucleations identified in Vadgaon are shown in the Table 5.4

23 Photograph 15:Borud Galli Market, Peth Vadgaon. Photograph 16:Hatkanangale Road Market, Peth Vadgaon.

24 Table 5.4 YEAR OF FUNDAMENTAL CHARACTERISTICS OF RETAIL NUCLEATIONS IN SAT Characteristics CBD Regional Community Neighbourhood pecialised Average Number of Type of functions (Mean level) Average Number functional Units Number of centres Source Compiled by the Author ( 2013)

25 Photograph 17:Shivaji Nagar Market, Peth Vadgaon. Photograph 18:Bhaji Market Road, Peth Vadgaon.

26 Photograph 19:Tasgaon Bajar Samittee Road Market, Peth Vadgaon. Photograph 20:Bhadoli Road, Peth Vadgaon.

27 Photograph 21:Amba Road, Peth Vadgaon. Photograph 22:Vidya Colony Road Market, Peth Vadgaon.

28 Photograph 23:Yadav Colony Market, Peth Vadgaon. Photograph 24:Hatkanangale Road, Peth Vadgaon.

29 Photograph 25:Cattle Market, Peth Vadgaon. Photograph 26:Cattle Market, Peth Vadgaon.

30 Photograph 27:Nagar Palika Chowk, Peth Vadgaon.

31 There is no question of any comparison between the CBD & any other centre due to its high rank order in the whole city. The regional order centers are characterized by an average of about Types of business and units. The community order centres have between 49 and 29 business types with an average of 32.9 but contain only establishments. However, the large community centres have as many business types as the smaller regional centres, though the functions are medium order. The nighbourhood centres have an average of about 26 types of business which is exactly half as many as the CBD. They have approximately one eight of the number of establishments as compared to the CBD. In a speciaslised centres, the functional type ranges between 14 and 19 with an average of only Thus they specialize in only a few business types which are of lower order. The average number of units, however, goes upto 50.5 which is more then in an average neighbourhood centre. Most of the shopping units in a specialized centre are small in size and belong to only one or two functions.