Executive Summary.P65

                 

     

THE MASTER PLAN   for Land Development : Ratchadamnoen ห้ามทำสำเนาหรือผลิตไม่ว่าส่วนใดส่วนหนึ่งหรือทั้งหมด ทกรุ ปแบบู โดยไมได่ ร้ บอนั ญาตุ

No part of this report may be reproduced in any manner whatsoever without permision. The Working Team : • Project Manager Mr. Watchara Chongsuwat • Planning Principal and Expert in Contemporary and Ancient Architecture Dr. Sumet Jumsai Na Ayudhaya • Urban Planning and Architecture Creative Development Co., Ltd., Mr. Terdkiat Sakdicumdaung ; SJA + 3D Co., Ltd., ; Mrs. Kwanchai Laksanakorn, Mr. Somkiat Yuwawidhayapanich, Mr. Jeeraphong Chongwatanasilpkul ; A-Seven Corporation Co., Ltd., Mr. Watchara Chongsuwat, Mr. Wichian Tapaneyaolarn, Mr. Aphisit Intrclai, Mr. Thira Sinhaneti, Mr. Patarapol Sivasen, Mr. Prapont Hongsakorn, Miss Waroonkarn Ampikitpanich, Mr. Pongdej Pitakmoulchon • Urban Development and Urban Planner Mr. Terdkiat Sakdicumdaung • Urban Planner Analyst Mr. Sakda Thonguthaisri • Asdecon Corporation Co., Ltd., World Heritage Co., Ltd., Daoreuk Co.,Ltd., History and Culture Experts Mr. Pisit Charoenwongsa, Miss Kasama Kaosaiyanont, Mr. Worakarn Wongsuwan • Social and Community Development Planner Mr. Nath Kiatrabin, Mr. Buntorn Ondam, Miss Namnuan Suwannarattana, Miss Sunanta Parinkul • Public Relation Experts Miss Patchanee Choeychanya, Mrs. Lertluksna Yodavuds, Miss Vasana Khompeera • Tourism Planner Mr. Seree Wangpaichitr, Mr. Rasada Inthasaen, Miss Rubkwan Charoonsri • Environmentalist Dr. Thamnoon Rochanaburanon, Mrs. Budsaba Israngkura Na Ayudhaya • Landscape Architects Prof. Decha Boonkhum, Mr. Kitticoon Poopong • Traffic Engineers Dr. Chaichan Suttikan, Mr. Suphachai Tangsriwong • Transportation and Mass Transit Experts Chotichinda Mouchel Consultants Limited Mr. Terdsak Poungchinda, Mr. Punja Hanjongkol • Real Estate Development Planner Mr. Thamaratna Lekprayura • Civil Engineers PBL Group Co., Ltd., Mr. Prapat Boonlualoh, Mr. Narong Chareonpanith, Mr. Somdet Wongchan • Utility System Engineers W. and Associates Mr. Wichai Laksanakorn, Mr. Chokewichit Laksanakorn, Mr. Pongsak Prechathanasak, Mr. Thirasak Arjsanjorn • Energy Conservation Prof. Dr. Soontorn Boonyatikarn, Mr. Supat Sranlert • Finance and Investment Expert Dr. Akaravech Chotinaruemol, Mr.Terdsak Poungchinda • Economist Mr. Wiroj Jianpatnarask • Legal Consultant Mr. Maitree Ruangpin • Organisation Administration Dr. Isara Suwanbol • Cost Estimate Assist. Prof. Aswin Bijayayodhin, Mr. Aphisit Intrklai • Facilities for the handicapped / disables Mr. Paradorn Tanyapan • Land and Property Utilisation Surveyor SQ Architects and Planner Co., Ltd. • Site Investment and Topographic Surveyor STS Engineering Consultant Co., Ltd. • Perspective Drawings Mr. Noppadol Arunvaranon, Mr. Krisanu Palopakorn, Mr. Narongrit Weerakul, Mr. Somkiat Yuwawithayapanich, Mr. Jeeraphong Chongwatanasilpkul • Computer Animation and CD-Rom Production Vector Raster Technologies Co., Ltd. Mr. Rush Kulnaratana, Mr. Pinate Tiamsaad. Our ref : A 440-21 / 2546

March 17th , 2003

The Secretary General The Office of the National Economy and Social Development Board

Subject : Final Report Submittals The Master plan for Land Development : Ratchadamnoen Road and Surrounding Area

Dear Sir,

Referring to the Consultancy Contract number (จ) 34/2545 dated 15th August 2002 made between the Office of the National Economy and Social Development Board and A-Seven Corporation Co., Ltd., the Office of the National Economy and Social Development Board has appointed the core consultant team comprising Creative Development Co., Ltd., SJA + 3D Co., Ltd., A-Seven Corporation Co., Ltd. with the co-operating team consisting of Asdecon Corporation Co., Ltd., World Heritage Co., Ltd., SQ Architect and Planner Co., Ltd., and Daoreuk Co.,Ltd., to prepare the Master plan for Land Development : Ratchadamnoen Road and Surrounding Area to the optimum potential and enhance their value as the national showease status. The project specifications, requirements and scope of works are as defined in the abovementioned contract.

The Consultant team and the Project Team have completed the 4th report (The Final Report) Submitted herewith. This report contains the study result, development guidelines, master plan, specific development plan of Ratchadamnoen Road and Surrounding Area with the project implementation sequences as the guidelines for further operations.

Any consideration or advices from the board of committee are welcomed. The consultant team members have put their best effort to deliver the project objectives as required by the office of the National Economy and Social Development Board.

Yours Sincerely

Mr. Watchara Chongsuwat Project Manager ⌧                    March, 2003

Index

Foreword Chapter 1 : Introduction 1.1 The Project Background 1 1.2 Principal and Logic 1 1.3 Objective 2 1.4 Scope of Work and Project Implementation 3 Chapter 2 : Proposal, Vision and Basic Concept 2.1 Conceptual Framework of the Area Development as a whole 5 2.2 Proposal 5 2.3 Vision 6 2.4 Basic Concepts 8 Chapter 3 : The Master Plan for Land Development : Ratchadamnoen Road and Surrounding area 3.1 Study and Proposals 13

Chapter 4 : Conclusion 46 ⌧                    March, 2003

CHAPTER 1 : INTRODUCTION

1.1 The Project Background

The strategies of natural and environmental management, as defined in the volume 9 of the National Socio-Economic Development Plan for the period of 2002-2006, include the reservation and restoration of the urban context, arts and tourist attractions which would enhance the quality of life for the population and establish a firm basis for the urban economic development. In order to materialize these strategies the NESDB and orther involved government agencies have proposed The Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area be prepared as the guidelines for physical development in such areas of historic significance of Bangkok.

On the 25th December 2002 the Cabinet has approved of such proposal and assigned the NESDB to carry out The Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area as part of the economic growth stimulation plan.

1.2 Principle and Logic

Ratchadamnoen Avenue has long been the vision of Bangkok’s civilization constructed at King Chulalongkorn’s command to be a status symbol of Bangkok, the capital city as in many western countries. It has been an axis of land transport and several commercial activities since the era of Rattanakosin, the capital city of Thailand at the time, until present.

Ratchadamnoen Avenue was constructed in 3 phases : Ratchadamneon Nai (the inner part), Ratchadamnoen Klang (the middle part) and Ratchadamnoen Nok (the outer part) respectively. This avenue has reflected the cultural growth of Rattanakosin city from the first reign to the ninth reign. Buildings on both sides of the avenue reveal cultural relation with western civilization. For example, the Anantasamakom Throne Hall, the Government House, Parussagavan Palace were built in European style. Places of historic significance on this avenue include the Grand Palace, the temple of the Emerald Buddha, the Democracy Monument, the City Pillar Shrine, etc..

The city traffic congestion due to the growth of Bangkok has inevitably affected Ratchadamnoen Avenue, landuses within this area are mixed and inefficient. The lack of development master plan as a whole has let the area grow inappropriately. Landuses are not adequately by infrastructures and necessary facilities. The recreation areas do not measure up with those in today’s modern world.

There are certain restriction of the commercial business buildings in the annex and the proximity of Ratchadamnoen Avenue within Rattanakosin City. Plus the lack of continuity in developments. Most of the context become tight and rundown. Many properties hidden behind the main roads are not developed to their full potential. For example, many communities on the land of Bureau of the Crown Property and commercial area on Yaowarat road. The problem is the lack of adequate

1 socio-economic activities to draw people to the area. Thus makes Rachadamnoen Avenue only a thorough path, no longer a node of activities.

The significance of Ratchadamnoen Avenue and Surrounding area make them deserve an area restoration to match their full potential and also to enhance the value of Thai lifestyle. Appropriate conservation and reorganization of art and culture would help retain this area as the country’s showcase enticing Thai people to proudly live in, visit and utilize this area especially when adequate infrastructure, utilities and facilities are efficiently provided for. Activities to attract people may include knowledge-based economy, educational services and tourism with suitable development technology.

A prime objective is to use Ratchadamnoen Avenue as an example of a sustainable link between Rattanakosin culture through present to the future culture.

1.3 Objectives

Main objectives of The Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area are :

1.3.1 To optimize the use of land resources both social wise and economy wise by developing various activities including knowledge-base economy, tourism, commercial business, and recreation to benefit socio-economy. Increase land-utilizing time, provide efficient infrastructures with careful urban and physical arrangement particularly in Ratchadamnoen Klang area belonging to the Bureau of the Crown Property. Yet retain all Rattanakosin City’s historical, artistic, social and cultural identities. 1.3.2 To develop Ratchadamnoen Avenue and Surrounding area into a sustainable and pleasantly comfortable urban. This shall be a pilot development project for other urban development containing well-balanced physical, social, economic and environmental features which would result as an improved quality of life, safe and happy lifestyle for inhabitants. 1.3.3 To promote developments of business and social activities in the capital city, particularly those in scientific field and tourism. Such developments include academic training supporting telecommunication and information technology businesses, international business network, product design, consultation and eco-tourism. 1.3.4 To organize activities to honour the Chakri Dynasty’s having established the Rattanakosin Capital City (for 220 years today), a manifesto to the world that Rattanakosin City (former name of Bangkok, still part of Bangkok’s official name) has been one of the world’s symbol of civilization in art, social, and culture. And to celebrate the 222nd anniversary (in 2004) of the Chakri Dynasty establishment and the establishment of Rattanakosin City as the capital city of the Kingdom of Thailand.

2 ⌧                    March, 2003

1.4 Scope of Work and Project Implementation

1.4.1 The study and development guidelines for Ratchadamnoen Avenue and Surrounding area are conducted for the administrative districts of Pranakorn, Pomprap Sattruphai and Dusit. The focus of project areas is within the 1.5 km. width of both sides of Ratchadamnoen Klang Avenue. Other areas are supplementary. They include : ( 1 ) Socio-economic development, landuses, environment and activity improvement. Restoration and conservation of historic buildings. ( 2 ) Infrastructure and utility development, transportation management for both land and water. Tidying up utility lines, for instance, grounding the power lines, water supply lines and public drainage, for neat urban appearance. ( 3 ) Social, cultural and economic development covering tourism, educational and business activities. ( 4 ) Arrangement of cityscape and environment to achieve an identity of Ratchadamnoen Avenue and Surrounding area, showing both physical features and urban lifestyle. ( 5 ) Society development with the inhabitant’s participation in many aspects.            

Figure 1.4-1 Panoramic View of Ratchadamnoen Avenue and Surrounding Area.

3 CHAPTER 2 : PROPOSAL, VISION AND BASIC CONCEPT

2.1 Conceptual Framework of the Area Development as a Whole.

In order to achieve the objectives as specified in the Project Term of Reference it is necessary to define the conceptual guidelines and development goals as steering tools towards them without misdirection.

The study criteria focus on investigation, data compilation, analysis and synthesis to obtain basis for preliminary planning. Alternative plans would be derived from brainstorming sessions and will be proposed for consideration. All relevant development projects of both public and private sectors will be taken into account. They include adaptation to the general development policies, regional development plans, the development plans of the greater Bangkok and its perimeter. These will guide the project concept and envisioning goals and objectives in the same direction. The prime essence is the defined goals in accordance to the Term of Reference of The Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area.

Five visions are conceptually set as the development goals in order to make Ratchadamnoen Avenue a prime touristic ground of Rattanakosin City, the symbol of civilization from the past. This was King Chulachomglao’s desire to see Ratchadamnoen Avenue as a civilization symbol of Siam as Champs Elysee of Paris, not only for a period but sustainably for years to come.

2.2 Proposals

( 1 ) History and Significance Ratchadamnoen Avenue was constructed by King Chulalongkorn’s command to be the capital city’s symbol of civilization as in other developed countries. Today the avenue and surround area still represent the continuous cultural prosperity from the First reign to the Ninth reign of Chakri Dynasty. The area context reveals artistic, architectural and civilization of historic value which should be preserved and utilized as prime tourist attraction. Tourism in this area would then generate income to sustainably support the socio-economic elements including inhabitants’ improved quality of life. ( 2 ) Problem Analysis and Physical Condition Forecast The on-going changes of the whole city has submerged all three parts of Ratchadamnoen Avenue, especially the middle part, into the urban sprawl. The structure of urban image remains only on the main road front. The city sprawl has caused congestion and negative impact on the traffic system. Improper landuses have created overcrowded residential areas, environmental problems and the lack of public open space or urban lungs. The Rattanakosin City preservation and development would be constrained by these problems should they be left uncontrolled. The urban sprawl and inappropriate landuses, op-

4 ⌧                    March, 2003

posite to the development, would spoil not only the image of the historic ground that public sectors’ policies are attempting to achieve, but also the tourism, the economy stimulation, natural resource management and the urban context that functions as means to raise the quality of life for the inhabitants. Thus fails to meet the standard concept of the sustainable urban society. ( 3 ) Methodology Ratchadamnoen Avenue and Surrounding Area are too fragile to the physical development. This is the delicate issue that needs careful study both quantitatively and qualitatively of the whole Rattanakosin Island in order to compile interrelated data on physical, social, economy and environmental aspects. The results of the data analyses shall then be used as basic guidelines to prepare the master plan as required by the T.O.R. By this method the development master plan shall be in compliance with the Rattanakosin Island Development and Preservation Mater plan as well as serve the urban need. ( 4 ) Analyses of Relevant Projects. With complicated urban context of the project area it is necessary to thoroughly study other project by public and private sectors in the same area for an indication of the area future potential and obtain some guidelines. These projects are, for example, the Master plan for the Development and Preservation of Rattanakosin City, the Greater Bangkok Master plan, Development Plan of the Underground Railway Project of the MRTA and other related development plans.

Figure 2.2-1 Panoramic View of Ratchadamnoen Klang Avenue and Surrounding Area.

5 2.3 Visions

Having examined data and specifications of the T.O.R. the Consultant arrive at the visions that would be the development goals as follows:

Vision 1 : To maintain the importance of the area as the ground for royal ceremonies, state and public ceremonies as well as historic site serving such activities since the day of construction by King Chulalongkorn’s desire to adorn the capital city with a symbol of civilization as in many developed European countries.

Vision 2 : The representation of the perpetual historical importance of Rattanakosin City as the Kingdom’s capital city at the time she was established until today when she has grown into Bangkok, the present capital city.

Vision 3 : A passage to a sustainable and pleasingly livable urban area and society. This development project on Ratchadamnoen Avenue and Surrounding Area will lead to a larger development of sustainably comfortable and pleasant urban area. The development will be pursued simultaneously with environmental preservation that enhances visual features, historic sites as tourist attractions. Activity grounds shall be linked by open space and green area to promote pedestrian traffic in the project area. Canal water will be treated clean to entice water transport on the original waterway network. Increase green space on the waterfront, improve physical condition of the area. All of these physical improvement would contribute to the socio-economic development to raise the quality of life for the population and achieve the sustainably comfortable and pleasant urban society.

Vision 4 : The prime avenue on which festivities are organized for cultural tourism, manifesting urban life style.

Ratchadamnoen Avenue and Surrounding Area would represent the prime avenue offer- ing cultural touristic ground and reflect the colourful urban lifestyle of prevailing Thai society. They would be transformed from primary thorough roads to the primary roads linking interesting nodes to complete the attraction of the historic and cultural tourism. It would offer the integral features of historic sites, architecture, art and culture showing natives’ wisdom, urban lifestyle. Tourism and urban cultural activities would be balanced around the gathering places. Such balance will result in an improved urban economy, social and culture within the “Living Old City” and create an appropriate way of life for the population concurrently with the sustainable tourism.

6 ⌧                    March, 2003

Vision 5 : The avenue that is strategically developed in accordance to urban development criteria and in compliance with the Master plan of Ratanakosin Island Development and Preservation. The avenue that has been Rattanakosin cultural path revealing the original society continually developed to these days. The basic data to be used in the development will be obtained from the policy-marking level authorities and other related development projects in order to activate chain-developments.

Figure 2.3 Panoramic View of Ratchadamnoen Nai, Ratchamnoen Klang, and Ratchadamnoen Nok Avenue and Surrounding Area.

7 2.4 Basic Concepts

It is important to study, investigate and compile related data and evaluate, analyse and synthesise them into basic criteria for the master plan preparation. Pertinent information of other public and private sectors’ project plus development policies at the national, regional and city levels, development policy for Bangkok Metropolitan and perimeter will be taken into account to conduct the work as specified in the T.O.R. to achieve these goals. Ratchadamnoen Avenue will remain the vision of civilization as ever and will continue to be so for years to come.

From the mentioned basic concept development goals are set for The Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area.

The conceptual study of The Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area includes detailed study of the conditions of the project ground covering the investigation of landuses, building usage, building owners / tenants, possession and intrusion in the communities. Facts and figures are analysed by urban design criteria. The project are preservation guideline will be proposed in the aspects of urban society, architecture, art, historic sites, religious sites all conforming with the development of economy, tourism, urban social metamor- phosis in order to match the long-term physical development. Another purpose is to serve the needs of dwellers and visitors alike to live comfortably in the downtown area of a capital city with long historical importance.

Major issues of development plan and physical plan may be proposed as follows : · Preservation and maintenant plan for the area covering Ratchadamnoen Road and Surrounding Area with interrelated areas. Plus a case study of a comparison, Champs Elysee Boulevard. · Design guidelines for new art and architectural development and maintenance for places of historic value based on urban design guidelines under relevant legal measures and pertinent policies. · Conceptual design and physical plan for the significant area and landuse guidelines on the connecting activity ground. · Improvement of physical structures to gain outstanding image, adding elegance to the physical features on the project site. · Design and planning guidelines to rectify current physical problems and to serve the basic needs of urban society including proposal of projects significant to the area as additional guidelines for future development.

8 ⌧                    March, 2003

CHAPTER 3 : The Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area

In order to keep The Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area in compliance with the laws and policies certain imposing rules and regulations are taken into account. They include the Ministerial Rules of the greater Bangkok City Plan issue 414 (B.E. the 2542 or 1999). The collective opinion of the Rattanakosin City Board of committee, and regulations made by the office of Board of Environment Policy and Planning.

Concept and criteria of development planning customised for each particular area may be described as follows :

( 1 ) For the development of Klong Lord Nua (The north Lord canal) area, klong Lord Nua is a Linking canal between the east city moat (Klong Ong-Ang Klong Banglamphu) and the west city moat at the statue of Maetoranii (The earth guardian angel) near Pramain Ground. This canal was once used for water transport until waste water has been drained into it and its water been polluted.

In preparation of concept and guidelines these outstanding features and local activities are found very supporting to the idea. They are described below. 1) The Grand Palace and Pramain ground are major attractions on the west side of the area. 2) The Golden Mountain, Wat Sakait, Lohaprasaat, Wat Ratchanadda and the Mahakan Fort are the highlights on the east side. 3) Backroads and connecting pedestrian lanes at intervals, parallel to, and only 100- 180 m. away from Ratchadamnoen Klang Avenue. 4) The banks of the canal are now ready for the improvement. There are roads and pedestrian path currently used. 5) The quality of canal water in the Baanpanthom waste water treatment zone which is now in operation, has improved and become clean. 6) The ongoing activities, the existing business and local people in this area are already welknown among Thai and foreign visitors. 7) The original background of the area, consisting of decent society withoutstanding social and cultural features and places of historic values are excellent selling points.

Strategies 1) Reserve the road on both banks of klong Lord from the inner moat to klong Oug-Ang next to Mahakan Fort for pedestrian traffic only, except at certain times service cars and residences’ motorvehicles are allowed. 2) Promote and support inhabitants activities conforming to the plan for example, selling gifts, souvenirs, and handicrafts, food services in touristic settings, organizing local custom shows and entertainment.

9 3) Tidy up the temple grounds in Wat Ratchanadda, Wat Teptidaram, Wat Mahannaparam, Wat Buranasiri, renovate the temple buildings. Highlight the Thai style landscape architecture as tourist attractions. Provide spaces for Buddhism education and meditation that would also function as mental-relaxing places for local people as well as tourists. Stores selling books, art replica or even the legally-allowed artefacts may also be situated in this area. 4) Build Thai-style buildings on vacant plots of land, on the bank behind Wat Ratchanadda and on the parking lot adjacent to the Bangkok Metropolitan Authority’s office, (A new parking structure will be open soon), to facilitate supporting facilities now lacking. 5) Provide funds for the community and building restoration. Participants will get the low-interest loan to restore buildings in the project area to look and function in common with the activities as planned. Thus generates jobs and more income to the community. 6) On the existing streets, from the city moat to Tanao road arrange such commercial activities as open-air bazaar selling food, drinks, gift, souvenirs, local products in attractive Thai-style kiosks and carts. This area is currently famous among visitors. 7) Improve physical condition of streets, lanes in the backstreet area of Ratchadamnoen buildings to make them more pleasant to walk on. Persuade local people to participate in this activity and beautify their building facades to win the BMA’s annual contest. 8) Rearrange landscaping around Mahakan Fort and the Golden Mountain to accentuate Thai-style garden. Demolish some buildings in the temple area and on the bank, improve the condition of the external ground around the temple, canal and the surroundings of Mahakan Fort link them all together. On weekends organise floating market, performing arts such as Thai folk and classical songs which are currently on the verge of extension, folk dances from all regions of Thailand alternately all year round. Provide convenient walkway from the plaza of Maha Chessadabordin Pavillion, Wat Ratchanadda, Lohaprasat on to the waterfront andcconnect Mahakan Fort to the Golden Mountain by two or three pedestrian bridges. 9) When the area improvement is completed, without costing too much, the whole area from Lord Nua canal to Ratchadamnoen Avenue, from the Golden Mountain to Phanfalilat bridge and to Pramain ground will be a restored “Living old city” with decent environment for inhabitants as well as tourists, retrieved from the current condition of the everdegrading community.

10 ⌧                    March, 2003

( 2 ) Restoration Guidelines for communities on the backstreets of Ratchadamnoen Avenue.

• Existing conditions may be described as : 1) The majorities of buildings are one or two-storey buildings closely situated and deteriorated. The infrastructures i.e. street lanes and utilities are not up to par, inconvenient and inefficient. 2) Prone to fire hazard, most buildings are old wooden house easy to catch fire. 3) Some wooden house are beautiful architectures but devoid of maintenance and if remain so they will eventually waste away in the ghetto. Some careless development may use their financial advantage to replace these architectures with eye-sore shophouses as it is happening at Sampraeng are and behind Chao Phor Seua Shrine.

• Guidelines 1) Commence a pilot project on a good sized plot of land belonging to the Bueau of the Crown Property e.g., the land between the back of Government Lottery Office and Khaosan road, and the land between Wat Ratchanadda and the BMA. 2) Begin with the construction of higher density residential buildings on these plot with careful planning, lay out adequate recreation space, open space around the buildings. 3) Provide additional habitats for the 15 families who have originally lived in this area. 4) Provide habitats for the other 85 families to be moved from their former places and open up a site 400 more families. All will live in a better surrounding in safe and strong buildings supported by open space and decent environment. It means their better quality of life. 5) Good layout would enable balanced provision of required commercial spaces, work spaces, carpark, open and recreation spaces including sportsfield, children’s playground, community park and pocket public park. 6) Good practice, on the pilot-project site may extend to adjacent area in a jigsaw- like manner until completely cover the whole large area and eventually turn into a decent urban community. 7) To operate, a development fund may be provided for the National Housing Authority of Thailand to commence the project, or, a development company may be established or use the land reform implementation method.

11 Figure 3.1.1-1 Section of Ratchadamnoen Klang Road.

Figure 3.1.1-2 Conceptual design of walking street.

Figure 3.1.1-3 Major road networks with number of traffic lanes.

12 ⌧                    March, 2003 3.1 Study and Proposals

3.1.1 Traffic System Engineering

An overview of the traffic and transportation systems Rattanakosin City is considered an important area of Bangkok Metropolitan. It is the site of several significant governmental offices e.g.; the Ministry of Interior, the Ministry of Defense, Ministry of Commerce, Ministry of Justice and the Ministry of Foreign Affairs, although some parts of them have been relocated outside Rattanakosin area which is the project study area. Nevertheless, this area is Bangkok’s and Thailand’s central area of tourist attractions which include religious places, historic sites, monuments and many old communities. Travels into this area are due to several purposes. They cause heavy and frequent traffic congestions. From the examination of the current transport network in the area it is found that there is Chaopraya river on the west side of Ratchadamnoen Avenue and Surrounding Areas enabling convenient crossing to and from Thonburi via land and water transports. By land there is Phra Pinkloa bridge and by water there are 6 piers along the bank of Chaopraya river where express boat service and river crossing boats serve regular commuters. There are also 3 tourist-boat piers on top of these aforementioned serving tourists who are interested in sightseeing cruise along Chaopraya river. Looking at road network in the study area, there are primary, secondary roads and lanes. Almost all of these roads are 4-lane wide (26 roads). The only 3 roads with over 8 traffic lanes are Ratchadamnoen Klang avenue, Ratchadamnoen Nok avenue and Sri-Ayudhya road. Public transpor- tations within the study area include (BMTA) Bangkok Mass Transportation Authority, the major service provider. On Ratchadamnoen Klang avenue in particular there are 33 bus routes. So far there has not been any mass rapid transit service in this area. But according to the Mass Rapid Transit Network Master plan to serve Bangkok and perimeter, from the URMAP project study, there would be 3 routes of electric train systems to facilitate travels in the area vicinity that would effect the traffic condition in the study area. They are the Mass Rapid Transit blue line southern extension (Hua Lamphong-Bang Kae route), the orange Mass Rapid Transit line (Bangkapi-Ratburana route) and the BTS northwest extension (The National stadium- Phra Pinklao bridge route). Their 6 stations would impact the traffic pattern on Ratchadamnoen avenue and surrounding areas. The 2 major stations that would create strong impact on the area are Phanfa station and Pinklao station.

13 Figure 3.1.1-4 Routes and traffic directions in the study area.

Figure 3.1.1-5 Traffic-volume survey location in the study area.

14 ⌧                    March, 2003 Major problem issues and solution guidelines The aforementioned traffic problems in the study area may be summarised and solution guidelines may be recommended as follows :

„ Parking Problem issue There are three types of parking-space demand in the study area; 1) Local residences demand this demand is quite constant with regular designated supply creating almost no broblem. Most of the residences need parking spaces only at night till morning. 2) Local worker’s demand this type of parking demand can be a little problematic as the demand is always greater than the supply. Employers are unable to provide sufficient parking space for their employees on their premises. Off-the-premise parkings are already over-occupied. This parking problem occurs only during normal business hours. 3) Visitor’s demand this type of parking demand is inconstant. It depends on the number, trip frequencies and nature of businesses in the area. Demands on parking space and time vary accordingly. Business contacts, freight unloading, for instance, may take a little time. Shopping may take longer. Parking problems of this type may occur anytime, up to the involved activities.

Solution guidelines Recognising these aforementioned problems, it is found that parking demands from local residences and workers are definite and easy to measure. When compared to the available parking facilities within the area it is clear to see if there is any problem or not, how and where these inadequate parking problems occur. But the visitor’s parking demand needs to be carefully investigated in details. Beginning from the nature of landuses in the study area, types and sizes of activities and businesses there, the time they occur. These data are then used to estimate the trip rates and detesmine parking-space demand in the area. Once the quantity and location are definite, proper measures can then be made to solve the problem.

Measures and parking solution guidelines for the Ratchadamnoen avenue area are : 1) Build more carparks to adequately meet the parking demand in the area. They may be at-grade parking lot or underground / aboveground parking garages. (Estimated parking space requirement due to the alternative 1 of “the Master Plan for Land Development : Ratchadamnoen Road and

15 Surrounding Area” reveals the increasing demand as 3,325 spaces.). Carpark building may not be the best measure to solve the problem in the long run as it allows more traffic into the area. Yet it can relief the situation in short term while the construction of the Mass Rapid Transit system is not completed. 2) Promote the use of public transport services and provide sufficient public transit system to meet the demand. It would reduce the volume of private vehicles entering the area and eventually lessen the parking demand. Public transports to be promoted include buses (driving strictly on the bus-lane) and taxi services for those shopping visitors. Sufficient taxi-stands and taxi-stops must be properly provided in the project area. 3) Provide parking facilities in the area vicinity to promote the park – and - ride travel into the area. At the beginning, while the Mass Rapid Transit system is not operating in this area, shuttle buses and feeder buses are the appropriate solutions.

„ An usage of private vehicles Problem issue Data compiled from the project area survey in September 2000 reveal the overuse of private vehicles composed to the use of public transportation. Their ratio is 75 percent to 25 percent or 3 : 1 proportionally. The difference is rather high when compared to developed countries whose ratio of private vehicle usage to public transports are averagely 70 : 30. The major reason of heavy private- vehicle use is inadequate and inefficient services of public transportation in the area. To use public transportation one would find traveling time fluctuating. It takes too long waiting for a bus to arrive only to find that it is too full to get on. It takes too many transfers to arrive at one’s destination. The Mass Rapid Transit System expected to relief this traffic problem is still a long way to be completed. Therefore, private vehicles are still inevitably the major mode of transport.

Solution guidelines In order to reduce the use of private vehicles in the project area several traffic system management measures would have to be synchronously adopted. And it would take considerably a long time for the goal to be achieved.

16 ⌧                    March, 2003

1) Improve public transportation especially bus services on Ratchadamnoen avenue and in surrounding areas which needs more efficiency. Buses must be strictly supervised to use the bus-lane on Ratchadamnoen Klang avenue. Provide additional buses during rush hours when the passenger volume is at its peak. Locate route origin at Pramain ground (Sanamluang) to minimise waiting time and reduce occupancy rate on each bus to allow more comfort which may keep the satisfied bus passengers from using their private vehicles again. 2) Designate traffic restraint zone to eliminate private vehicles into certain areas. For example, allowing only cars with 3 passengers or more into the restricted area. Those with less than 3 passenger may take a detour on other designated routes. Or using the last digit on the license-plates to determine an admission into the area, for example, vehicles with even number on the last digit may enter the restricted zone only on even-numbered dates, odd digits on the odd dates. This measure may reduce private vehicular traffic in the project area by 40 – 50 percent. Another method is deterring the vehicles of which last digit on the license-plates are the same as dates. For instance, on the 1st , 11th , 21st private cars with the same last digit (1) are not admitted on these restricted roads. The same applies to the digit 2, cars of which last digit on license plates are 2 are not allowed on that date. Except on the 31st when all vehicles are admitted. This measure affects less private vehicle users than the odd-and-even numbers method and it may reduce only 10 percent of the total private vehicular traffic in the area. Nevertheless, these measures can eliminate private vehicles in the project area without costing too much. 3) Find measures to accelerate the implementation commencement of Mass Rapid Transit System construction in the project area as the public transportation travels are more convenient and faster. This facility would draw some of the private vehicle users to use the mass transit service.

„ Heavy traffic congestion Problem issue Part of the heavy traffic congestion in the study area is caused by the traffics crossing from Bangkok to Thonburi and vice versa via the Phra Pinkloa bridge and passing through Ratchadamnoen Klang avenue (through traffic). Some of these would have to stop by Ratchadamnoen Klang avenue to do their businesses. These traffics plus the local ones would obstruct the traffic flow, thus cause traffic jam.

Solution guidelines To ease the condensed traffic flow in the study area the consultants have considered certain measures to solve the mentioned problem as follows :

17 1) Separate through traffic from local traffic and stop-over traffic to eliminate obstruction and conflict points. The most appropriate method to enable travels through Ratchadamnoen Klang avenue area at higher speed is by the underpass which should be constructed along Ratchadamnoen Klang to enable the unobstructed through – traffic flow. Not only reducing the traffic volume on Ratchadamnoen Klang avenue and easing the local traffic flow but this underpass would also eliminate accidents on the road as crossing and conflict points are rid of. 2) Improve and utilise the existing road networks in the study area to conform with the development plan. This can be done by adopting the one-way traffic or reversible lane arrangement to optimise the efficiency and capacity of some roads, or enforcing turning prohibition at certain junctions to increase the junction capacity. 3) Designate some roads as pedestrian paths (walking streets) to eliminate traffic volume and density in the area. By this means the traffic on the surrounding roads must be reorganised to properly support these changes.

Traffic system engineering guidelines

„ Traffic system engineering during construction period. Once the construction according to the chosen alternative as the “Master Plan for Land Development : Ratchadamnoen Road and Surrounding Areas” has been started, the first issue to be aware of and prepared for is its impact on the traffic in and around the construction site. The degree of impact is up to the precaution planning and problem solving at each stage and each period.

The Consultants propose hereinafter 5 traffic management strategies during the construction of the development on Ratchadamnoen avenue and surrounding areas : 1) In case some traffic surfaces are used for construction the same number of traffic lanes must be maintained in order to cause the least impact. 2) Should the number of traffic lanes cannot be maintained on the road, only the traffic lanes in the main direction (in – bound in the morning and out – bound in the evening) should remain the same or at least adequate for the traffic volume in that direction. The appropriate measure in this case is using the reversible-lane method.

18 ⌧                    March, 2003

2) On the road where reversible-lane is not possible due to its limited traffic surface another measuse must be adopted. For example, one – way traffic which requires good coordination with other adjoining roads to increase and balance out the road capacity in the same network. 3) Designate the construction area as the traffic restraint zone to reduce the traffic volume in the area. This arrangement should be publicised. Message Signs showing detour routes must be posted to keep the regular road – users well – informed ahead of time. On top of that, additional short – distance bus services through the construction area in the rush hours should be provided to enable the fast and convenient travel through this area. 4) Adopt other measures to solve traffic problems at particular spots at particular hours, for example, turning prohibition, entry prohibition and parking prohibition, etc.

The consultants have prepared examples of traffic plans during the underpass construction period, alternatives 2 and 3 as shown.

„ Traffic system engineering after the construction completion When the construction according to the “Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area” is completed the traffic pattern in this area must be revised, improved and properly designated. The consultants have planned 4 traffic handling strategies to cope with the post – construction traffic as follows : 1) Arrange the traffic pattern in the area to conform to the activities as developed in accordance to the master plan. This includes traffic – lane designation, parking provision and pedestrian paths. 2) Plan to facilitate the collective traffic flow locally and through the surrounding areas with maximum fluency and safety. 3) Focus on and promote public transportation services and pedestrian traffic in and through the project area as the major transport modes. Support this arrangement with designated bus – lanes, taxi – stands and taxi – stops, footpath expansion and improvement. Provide additional public services such as feeder buses and shuttle buses to transfer tourists from out side into the project area. 4) Provide sites to accommodate the future mass rapid transit system in the area. This includes sites for electric train stations, and sites for park – and – ride facilities, etc.

19 3.1.2 The Study of Mass Transportation System

The rapidly growing of Bangkok Metropolitan Region without the efficient mass transportation system causes the air and noise pollution. As for Ratchadamnoen Road, the traffic congestion stems from passenger cars, which 70% is through traffic and other 30% of the traffic is ended in the area. Presently, there are some agencies who study about the development and improvement of mass transportation systems, the Office of the Commission for the Management of Land Traffic (OCMLT) has studied the Mass Transit : Urban Rail Transportation Master Plan (URMAP), which was finished in December 2001 and is currently proposed to the cabinet to consent the plan into actions. There are proposals to extend the existing mass transit routes, proposals for new routes, and prioritization of the construction and opening the service of various mass transportation routes. The mass transit networks that affect the traffic condition on Ratchadamnoen Road are

1) Blue Line South Extension (Hua Lamphong – Bang Kae), which will be constructed in 2002 – 2008 and open for public in 2009 with the distance of 9.10 kilometers. The route starts from Hua Lamphong station, passes Chareon Krung Road, Wang Burapa, Royal Palace, Pak Khlong Talad area, cross under Chao Phraya River, and terminates at Petchkasem Road. It will be underground structure at the average depth of 23 meters. There are 2 stations, which are Wang Burapa and Royal Palace Station, in the study area.

2) The Orange Line (Bangkapi – Rat Burana), which will be constructed in 2012 – 2018 and open for public in 2019 with the distance of 11.85 kilometers. The route starts from Huay Kwang Depot, passes the Parliment, Sam Saen Road, National Library, Tevet, Bangkhunprom, Banglamphu, then turns left to Phra Sumain Road, passes Phan Fa, and terminates at Wang Burapa, which is the interchange station with the Blue Line South Extension. The structure in the study area is the underground structure at average depth of 23 meters with 3 stations; Bangkhunprom, Phan Fa, and Wang Burapa, in study area.

20 ⌧                    March, 2003

3) Green Line Northeast Extension (National Stadium – Phra Pin Khlao Bridge), which will be constructed in 2013 – 2020 and open for public in 2021 with the distance of 4.85 kilometers. The route starts from the National Stadium which is elevated structure, then goes down to be underground structure crossing railroad at Yod Se, passes Lan Luang, Phan Fa, Ratchadamnoen Klang, and terminates at Phra Pin Khlao Bridge. The structure in the study area is underground structure at the average depth of 21 meters with 3 stations; Lan Luang, Phan Fa, and Phra Pin Khlao Bridge, in the study area.

Figgure 3.1.2-1 Illustrating mass rapid transit route alignment affecting the traffic condition in Ratchadamnoen Avenue area.

The consultant of Ratchdamnoen Master Plan Project has considered the other 3 alternative routes and stations including the appropriate time for project development of the orange line route adjustment as follows:

21 Alternative 1 The network proposed by URMAP study

G-09/4 OR-11 Phra Pin Klao Phan fa Station G-09/3 Station G-09/2 Phan fa Lan Luang Station Station G-09/1 Po Bae Station OR-10 Wang Burapha BSE-2 Station Wang Burapha BSE-3 Station Royal Palace BSE-1 Station Wat Mangkon Station

Figure 3.1.2-2 Route alignment alternative 1 from URMAP study.

Alternative 2 Adjust the route of Alternative 1 from Sam Saen Road, turn to Phra Sumain Road, go to Phan Fa through Jakrapong Road, pass Wat Chana Songkram, Phra Pin Khlao Bridge which has interchange station with the Green Line, then run parallel to the canal to another station at area behind the Ministry of Defence, then turn left to Maharaj Road to another station, turn right to cross under Chao Phraya River at Phra Buddhayodfah Bridge to Thonburi side and join the URMAP route.

Alternative 3 Adjust the route of Alternative 1 from Sam Saen, turn to Phra Sumain Road, go to Phan Fa through Jakrapong Road, pass Wat Chana Songkram, Phra Pin Khlao Bridge which has interchange station with the Green Line, then run along Ratchadamnoen Klang Road as same as the Green Line to Phan Fa, where there is another interchange station with the Green Line, then use the URMAP route.

22 ⌧                    March, 2003

OR-11 Phra Pin Klao G-09/4 Station Phra Pin Klao G-09/2 G-09/3 Station Lan Luang Phan fa Station Station OR-10 G-09/1 Ministry of Bo Bae Station Defense Station BSE-2 Wang Burapha Station BSE-3 Royal Palace OR-9 Station Royal Palace BSE-1 Station Wat Mangkon Station

Figure 3.1.2-3 Route alignment alternative 2.

OR-11 Phra Pin Klao OR-10 G-09/2 Station G-09/4 Phan fa Station Lan Luang Phra Pin Klao Station G-09/3 Station Phan fa Station G-09/1 Bo Bae Station OR-9 Wang Burapha BSE-2 Station BSE-3 Wang Burapha Royal Palace Station Station BSE-1 Wat Mangkon Station

Figure 3.1.2-4 Route alignment alternative3.

23 From data comparison, alternative 2 and 3 will support the development of Ratchadamnoen area more than alternative 1. Alternative 3 has the highest con- struction cost, alternative 2 effects conservative area the most but can accommo- date the highest passenger demand , while alternative 1 uses the lowest construc- tion cost, has lowest effects to the conservative area, the effect to the traffic during construction is lower, and has suitable radius for feeder system.

For the adjustment of Green Line route, the Governor of Bangkok gave an alternative that will have lower effect to the land acquisition by using the route along canals and will be all elevated structure, which has lower construction cost than the URMAP route. The route will continue from the National Stadium, Rama 1 Road, turn right to Bantadtong Road, then left at Klong Mahanak to the junction with Boripat Road, turn left to Klong Ong Ang route, and turn right and go parallel to the canal to end at the junction with Klong Ku Muang at Sanam Luang area. However, this route has some disadvantages which are

1) The elevated structure causes the unattractive view of the area and hides the beautiful view of Golden Mountaion from one’s eye and will make the conflict of the unique Thai culture.

2) This route does not support the tourism and the development of Ratchadamnoen area and is not the route that has high travel demand.

3) Effects to the area environment by noise and vibration.

Figure 3.1.2-5 The Green Line extension proposed by the Bangkok Governor.

24 ⌧                    March, 2003

After the careful consideration, it can be summarized that the URMAP route is the most appropriate route which corresponding to the Ratchdamnoen Master Plan. The outcome of the Master Plan for Land Development : Ratchadamnoen area will benefit to the tourism, commerce, conservation and rehabilitation of the community life, which will achieve the goal of reduction of the use of private car in the area, promoting the public transportation system which is the solution to traffic and infrastructure problems. The work will be done according to the order mentioned before. It is an addition of value added of Ratchadamnoen Road without the effects to the use of building area in the future. At the same time, the forecast of the proportion between mass transit passengers and passengers of other public transportation system shows that it will increase from 9.4% in 2006 to 40% in 2021, Modal Split Ratio from 49% to 54%, and in 2021 proportion of private vehicle selection will be about 50% of total transportation.

In summary, the development of mass transportation system should be done as follows:

1) Promotion of the immediate construction of Blue Line Extension. This will help solving traffic problem in the area by having at least one mass transportation route in the area and encouraging the use of public transportation system.

2) Provision of feeder system to support the Blue Line Extension in the Rattanakosin Area for convenient use of mass transportation system.

3) Cooperation of responsible agencies for the operation of mass transportation system to urgently construct the Green Line Extension from Rama 1 – Phra Pin Khlao Bridge to be ahead of the URMAP plan.

4) The design of the Green Line to support the linkages with the Orange Line in the future because if they are done in the same time, it will increase the enormous investment burden to the country.

Figure 3.1.2-6 The Baker Street Station. Figure 3.1.2-7 Bounds Green London.

25 3.1.3 Provision for Tourism Management

( 1 ) Set up Bangkok Interpretation Centres on the perimeter of Rattanakosin Island to admit visitors into the project area after seeing the centres. ( 2 ) Systematically manage tourism in the area. Adopt time reservation method to extend the visiting hours, particularly at the Temple of Emerald Buddha and the Grand Palace. This would be the cooperation between the Tourism Authority of Thailand and tour agencies.

Further idea includes systematic arrangement to reduce the internal traffic volume by time reservation and pre-scheduled tourist admission to the reception area before entering the actual places.

This reception area may be regarded as an edutainment centre with tour-bus parking spaces. Tourists may be transported by light rail transit and shuttle buses to connect to the mass transport in the project area.

3.1.4 Project Cost Estimate

The investment cost evaluation and project construction cost applied in this study were estimated on the 31st January 2003 inclusive of the total project with one year preparation time and two-year construction period. In the future the project tender bidding would call for cost revisions to match actual material cost and economic circumstances at the time. This project investment cost evaluation and construction cost estimate serves the purpose of project financial assessment and budget allocation for each phase of implementation only. The Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area are divided into two parts. Details of each are described below :

( 1 ) Project Site Area. Part 1 Covering land area of 3.66 rais or 0.58 hectares Part 2 Covering land area of 93.97 rais or 15.03 hectares Total project site area 97.62 rais or 15.62 hectares

26 ⌧                    March, 2003

( 2 ) Building Floor Area Part 1 underpass at Ratchadamnoen Klang Avenue Total floor area is 14,975 sq.m. Part 2 aboveground buildings both side of Ratchadamnoen Klang Avenue and parts of the proximity. Total floor area is 403,370 sq.m. Total building floor area is 413,720 sq.m. ( 3 ) Leased land area of the Bureau of the Crown Property for business development Parcel 1 Covering land area of 3.66 rais or 0.58 hectares Parcel 2 Covering land area of 93.97 rais or 15.03 hectares Total leased land area is 97.62 rais or 15.62 hectares

„ Building floor area and quantity of work in each portion

Building floor area and quantity of work in each portion of the Master Plan for Land Develop- ment : Ratchadamnoen Road and Surrounding Area may be divided into two parts.

( 1 ) Part 1 : Underground works This part includes all underground buildings underneath Ratchadamnoen Klang Avenue, cost of which will be borne by public and private investors. Work scope is : 1.1 Construction of 10 m. wide 150 m. length pedestrian underpass. 1.2-1.6Construction of 10 m. wide 60 m. length pedestrian underpass. 1.7 Renovation of 13 m. wide 390 m. length ground level road above pedestrian underpass. 1.8 Construction of 2.5 m.underpass Utilities Tunnel along walking street.

( 2 ) Part 2 : Aboveground works This part includes the construction work of all buildings above ground, existing building renovation / expansion, and new buildings as follows : 2.1 Buildings E01, E02, E11, new buildings 2.2 New Building 2.3 Buildings E03, E04, E12, new buildings 2.4 Buildings E05, E14, new buildings 2.5 Buildings E06, E15 new buildings 2.6 Buildings E16, new buildings 2.7 Buildings E07, E17, new buildings 2.8 Buildings E08, E09, E18, E19, new buildings 2.9 Buildings E10, E20, E21, E22 new buildings 2.10 New buildings 2.11 New buildings 2.12 New buildings

27 Table Summary of Total Project Cost Estimate. Cost (Million Baht) Remarks Portion Descriptions Part 1 Part 2 Full Project Public Sector Private Sector Public Sector Private Sector

A Lease payment to the Crown Properties - - - - Construction Cost

B Group A : Building works 382.27 - - 5,828.48 6,210.75 Group B : External works - - - 77.60 77.60 Total Project Construction Cost 382.27 5,906.08 6,288.35

C Cost fluctuation at building time Professional fees 1. Design fee 1.1 1.75 of construction cost of public sector's 3.27 - - - 3.27 project 1.2 3.20% of construction cost of private - - - 188.99 188.99 sections project

D 2. Constructionsupervision fee 3.27 - - 103.36 106.63 (1.75% of construction cost) 3. Other cinsultation fees I.e. studies on 1.87 - - 59.06 60.93 financial and legal aspects, investment, marketting Taxes and duties (1.00% construction cost) - Total Professional fees (Protion D) 8.41 - - 351.41 359.82

E Value added tax of D (7%) 0.59 - - 24.60 25.19

F Cost accrued from portions A-E 391.27 - - 6,282.09 6,673.36 Expenses at construction time 1. Authority's fees, permits 3.82 - - 59.06 62.88 (1.0% construction cost)

G 2. Insurance premium 0.76 - - 11.81 12.58 (2.0% construction cost) 3. Expense contingencies 19.11 - - 295.3 314.42 (5% construction cost) Total expense at construction time 23.69 - - 366.17 389.88

H Project investment costs from A-G 414.97 - - 6,648.27 7,063

I General contingencies for the investment

J Grand total projcet cost414.97 6,648.27 7,063

Figure 3.1.4-1 Model of Ratchadamnoen Klang Avenue and Surrounding Area.

28 ⌧                    March, 2003

„ Summary of Project Cost Estimate

Construction cost funded by public and private investors

1) Part 1 : Underground works Group A : Building works Construction cost 382,275,000 Baht Gross building floor area 14,975 Sq.m.

Total construction cost of part 1 382,275,000 Baht

2) Part 2 : Aboveground works Group A : Building works Construction cost 5,828,476,000 Baht Gross building floor area 403,370 Sq.m. Group B : External works Construction cost 77,600,000 Baht

Total construction cost of part 2 5,906,076,000 Baht

3) Project construction to full completion Group A : Building works Construction cost 6,210,751,00 Baht Gross building floor area 418,345 sq.m. Group B : External works Construction cost 77,600,000 Baht

Total construction cost 6,288,351,000 Baht

Figure 3.1.4-2 The zoning area plan of Ratchadamnoen Klang Avenue.

29 3.1.5 Financial Assessment of the Project Investment

In order to obtain the most appropriate and most feasible investment option for the Master Plan for Land Development : Ratchadamnoen Road and Surrounding Area project it is necessary to do the financial assess- ment. For which financial models will be made to evaluate the investment scheme and the investment worth. The best investment method shall be seeked and proposed to the involved authorities.

( 1 ) Project finance resources In general the project finance resources may be categorised as 3 major groups. They are - Government aids - Private investment - All types of loans Most of the development on Ratchadamnoen Klang Avenue and in adjacent areas are commercial. Building function as stores, food services, hotels, gift shops serving tourist. It is very attractive to private developments to participate in this project either as the sole investor or as co-investors with public sectors. The suitable form of investors shall be examined in details in the chapter regarding laws and organization.

Only domestic hard loans shall be used to finance the project. Interest rate applied shall be 7.5% per annum with 3 years grace period, the same as the construction duration. Paying back shall begin in the year of project operation commencement .

( 2 ) Economic evaluation Concept This study has included the most appropriate and most feasible investment option with minimum financial support from public sector. Based on the assumption made for evaluation as shown in the following clause the investment assessment shall cover the project management cost and return.

Annual financial plan for the whole project life will be examined using the financial models prepared. The evaluation result shall show in the form of Financial Internal Rate of Return and Net Present Value.

30 ⌧                    March, 2003

( 3 ) Evaluation factor assumption Assumption used in the evaluation includes : 1) Project evaluation duration = 30 years (including construction period) 2) Discount rate = 12% per annum 3) Minimum attractive rate of return = 12% 4) Inflation rate = 2.75% per annum 5) Income raise rate = 3.0% per annum 6) Operation cost = 10% sales amount per annum 7) Year to commence the evaluation - 2547 (2004) 8) Depreciation :- Straight line average rate for 20 years 9) Loan : Business loan - 7.5% per annum, grace period equals construction period. Payback starts on the year of business operation commencement (Payback period = 10 years) 10) Taxes : Value added tax = 7% Juristic person income tax = 30% ( 4 ) project investment cost planning A development company will be established to operation the project. This company shall lease land and buildings from the Bureau of the Crown Property for the period of 30 year, restore and further develop the properties. Private enterprises will be invited to subrent the developed properties and run the pre-approved types of business on the premises. The area development will take approximately 3 years to complete. ( 5 ) Project investment cost may be put into 3 parts - Lease payment to the Bureau of the Crown Property. - Construction cost 2 restoration cost of buildings on Ratchadamnoen Klang Avenue and the project utility improvement. - Sales administration, public relations and advertisement. The lease to be paid to the Bureau of the Crown Property are calculated from rates below : - 30 – year lease payment amounts 25% of present land value - Annual rent amounts 0.75% of land value. - Annual rent increases by 15% per 5 - year period The development site has total area of 92.28 rai and the Land Department evaluated the price of the land in the Ratchadamnoen Klang Road area at about 156,000-390,000 Baht per square wah (the latest data from 1996-1999). But because of there is very few sells and buys of the lands and there is the limitation

31 of the development, so the actual land price should be lower. However, because of there is the salvage value of the buildings in these land areas, so this study uses the price of 160,000 Baht per square wah as a standard price which effects the leasing and annual rental price as follows:

Leasing price (30 years) 1,476.55 mB. Rental price (11.56 million Baht for first year) 412.95 mB.

Project investment cost are summarised below. 1. Lease payment to the Bureau of the Crown Property 1,476.55 mB. 2. Restoration of buildings on Ratchadamnoen Klang Avenue 6,570.40 mB. 3. Construction cost of footbath 77.60 mB. 4. Interest during construction and financial premiums 616 mB. 5. Loan interest 1,920.00 mB.

( 6 ) Project Revenue Project’s revenue will come from the development of buildings along Ratchadamnoen Klang road, which is divided into 2 parts. They are revenue from commercial building rental cost and revenue from parking fee. In this study, it is assumed that the occupancy rate is 85% of total commercial and parking area. Summary of commercial area and parking area are as follows : 85% of Salable Area Rental price Revenue Floor Salable Area (sq.m.) (Baht/sq.m./month) (million Baht/ month) (sq.m.) Gr. Fl. 46,623 39,630 450 17.83 2nd Fl. 46,623 39,630 350 13.87 3rd Fl. 46,623 39,630 350 13.87 4th Fl. 46,623 39,630 350 13.87 Summary 186,492 158,520 - 59.44

Note These prices do not include the general cost of 50 Baht per sq.m. per month. The rate of the revenue from car park is assumed by using 85% of 3,738 car parking at 1,500 Baht per month so the total revenue is 4,765,950 Baht per month.

32 ⌧                    March, 2003

( 7 ) Financial evaluation conclusion The result of financial analysis of Ratchadamnoen Master Plan Project can be summarized as follows:

FIRR = 12.72 % NPV = 303 million Baht

According to the results, FIRR is higher than the acceptable rate of 12% and NPV is positive value means that this project will give the satisfied revenue to the development company while the Bureau of the Crown Property will get the revenue from land and building lease for 30 years which is about 1,889.50 million Baht (current price). Moreover, the government will also not have to responsible for investing in the construction of public utilities, such as underground tunnels which will cost about 207 million Baht. From these information, the Ratchadamnoen Master Plan Project has a high financial feasibility, which benefits to other segments such as tourism, economic growth, social welfare, and the image of the country, and finally, conserve the Ratchadamnoen Road to be the royal road.

Figure 3.1.5-1 The Development of Ratchadamnoen Klang Road.

33 3.1.6 Implementation Strategics and Methodlogies for the physical development and specific-area development by the Bureau of the Crown Property, the Municipality, and Private sectors.

( 1 ) The Bureau of the Crown Property The Bureau of the Crown Property is the organisation who operates on the royal titled land without any financial support from the government budget. It operates under the royal concept of non-profit-making and not causing troubles to publics. Therefore such implementation should be pursued by the sub-organisation to deal with any operation affecting private benefits or those of the surrounding organisations. The most appropriate would be the city or urban development enterprise to be established for this purpose by basing on the city-development laws. But should these laws not be passed by the time of project development this development may be implemented without the committee, by assigning it to a private corporation or company.

( 2 ) Municipality Several sub-projects of the Master Plan are basically the duties of the municipality by nature. They may be divided into the type to benefit the particular urban area and those to benefit overall publics. They cover, for instance, regulating building and structural development, landscape and environment management, opening up waterfront spaces on both banks of the canal to comply to the building regulations. Another important subproject is the canal water restoration, keeping it pollution free to bring back the pleasant co-existance of human and water as in the past. This may be achieved by imposing regulatory measures such as prohibiting waste water and garbage disposal into canal, maintain canal cleanliness. Bangkok Metropolitan Authority and district-level municipalities have to be in-charge of such project on the municipal budgets. The populations in the areas must be made conscious of such responsibility through constant propaganda.

The development / improvement, whether or not income-generating, projects which may be supported by the municipal budget, are to be operated by an organisation established under the municipal laws. Such organisation as Krungtep Tanacom Co.,Ltd. whose several projects are recognised should be the principal organisation in-charge of the developemtns.

34 ⌧                    March, 2003

( 3 ) Public Sectors Several projects to be developed to the interim plan and long term plan may affect other authorities’ development plans and projects. The implementation of these projects should be the responsibility of the policy-making level governmental organisation, i.e.; the National Economy and Social Development Board to assign a supervising committee whose chairman is an high-ranking politacian. Thus to place these development projects on the government’s policy as national agenda and eventually as national projects.

3.1.7 Strategies and methodologies to acquire budget-resource provisions for development projects.

Too many development plans and master plan end up stagnant, never to be implemented due to the lack of support from the organisation and to the lack of budgetary support. Successful investors and developers of real estate development and large development projects must seek strategies and methods of capital ac quisition and seek development finance to support the projects. Investors who are capable of cash-flow management have already accomplished half-way through the projects.

Since the development on Ratchadamnoen Avenue and Surrounding Areas is a mega- scale-project that may be divided into; small projects-prioritied as short terms, initial stage project group; medium scale projects to be implemented at the interim stage; and large projects for long term development. Therefore, the capital funds and budget provisions may be adquired from several resources.

The proposed strategies in budget acquisition include the divisions to enable the local organizations to take charges of the short-term project implementation. These project accomplishment would benefit the area populations and the urban areas themselves. Such projects are, for example, recorganisation of the surroundings of building’s on Ratchadamnoen avenue including the fronts, the sides and the rears of these buildings, vacant space development, and landscaping in many places e.g.; around Mahakan Fort, Wat Ratchanadda community, both banks of Lord Nua canal, Khaosan road, Tukdin community, Chakkapong community, Trok-Wat Gaijae lane, Wat Bavornrangsri temple, etc. The local organizations like Bangkok Metropolitan Authority or its subdivision i.e.; district municipalities may be requisted to seek development budget. They may be delegated to further develop the approved master plan into detailed design, specifications, and development programme. Mid-sized and large-scale projects of interim-stage and long-term development may reqiure funding from the joint venture of public and private sectors. A development organization may be established to operate the tasks. This is when the Urban Development Laws are required as the basic.

35 3.1.8 The implementation programming that leads to project materialisation may be categorised as short-term, mid-term, and long-term plans depending on the project natures.

( 1 ) Short-term and mid-term plans These plans shall be implemented to solve the existing problems in the area. The action must be prompted once the development master plan is approved by the Project Study Steering Committee. The approved master plan should be developed further into detailed development plans. For example, the Master Plan for the west side of the end of Ratchadamnoen Klang avenue and around Panpipoplila bridge may be divided into several detailed development plans and action plans. The A4 area, the current of the Government Lottery Office and the vacant land used as parking on the west that once was the site of Public Relation Department, would be the ground for 1 or 2 projects or ever 3 small projects. The may comprise the National Art Gallery project, the Folk Art Museum project, the underground carpark project, the landscape and environment improvement project, the area landmark design project, etc. Another project is the restoration and improvement of Rattanakosin Hotel into the 5-star hotel with function rooms and parking, the rehabilitation of the surrounding residential area to replicate early Rattanakosin city with ancient Thai context and landscape. On this site traditional Thai culinary art and other products would be available at the shopping plaza. This project may contain both short-term and mid-term action plans. Should any consequences arise from the existing rental contract or from the project development site acquisition and that may cause some delays, the short-term plan may be adjusted to mid-term plans. Most of the short-term plans to be completed within 5-years time are current problem rectifications which may be delegated to the district level municipalities for implementation. Short-term projects also include some building restoration on Ratchadamnoen Klang avenue for short- term rental before any long-term plan would take place.

( 2 ) Long-term plans The long-term implementation plans comprise large-scale projects which may affect other development projects e.g.; the sustainable solution to traffic problems by providing an underpass along Ratchadamnoen avenue for through-traffic. The connecting

36 ⌧                    March, 2003

developments to this underpass consist of underground commercial avenue. Parts of which are the by-products of the requisite underground station locations near Panfa bridge and along Ratchadamnoen Klang avenue up to the Phra Pinklao bridge station. This project would effect many authorities involved. It is, then, necessary to prepare a detailed implementation programme in conjunction with those involved authority.

Figure 3.1.8-1 The Development of Lord Canal.

Figure 3.1.8-2 The Development of Wat Bowonniwet.

37

แผนผังแมบทการพฒนาพั นทื้ ี่ ถนนราชดําเนิน

ผังที่ 9.11-2 ภาพมุมสูงแสดงพนทื้ ี่ถนนราชดําเนนิ และพนทื้ ี่ตอเนื่อง

สัญลักษณ ขอบเขตพนทื้ ี่เกาะรัตนโกสินทร (Rattanakosin Island's Area) 1 พนทื้ ี่เกาะรัตนโกสินทรชั้นใน และถนนราชดําเนนในิ (Inner Rattanakosin Island's Area and Ratchadamnoen Nai Road) 2 พนทื้ ี่ถนนราชดําเนินกลาง และพนทื้ ี่ตอเนื่อง (Ratchadamnoen Klang Road and Surrounding Area) 3 พนทื้ ี่ถนนราชดําเนินนอก และพนทื้ ี่ตอเนื่อง (Ratchadamnoen Nok Road and Surrounding Area) 1

3

2

The Master Plan for Land Development Panoramic Map of Ratchadamnoen Road and Surroundings Ratchadamnoen Road and Surrounding Area National Economic and Social Development Board แผนผังแมบทการพฒนาพั นทื้ ี่ ถนนราชดําเนิน

ผังที่ 9.11-2 29 ภาพมุมสูงแสดงพนทื้ ี่เกาะรัตนโกสินทร ชั้นใน และถนนราชดําเนนในิ 28

สัญลักษณ 27 1 The Grand Palace and Wat Phra Kaow 2 Wat Phrachetuphon 3 Phraratchawang Police Station 24 25 4 Ratchaworadij Pier 6 26 5 Chang Pier 23 6 Maharaj Pier 5 10 7 Building Around Chang Pier 7 8 Silpakorn University 8 9 Building Around on Nha Pharan Road 11 10 Wat Maha that 9 12 11 Thawornwatthu Building 12 Sanam Luang(Royal Ground) 22 13 City Pillar Shrine 4 14 Ministry of Defence 1 15 Ordinance Survey Department 16 Sanam Chai 21 17 Saranrom Park 13 18 Territotial Defense Department 19 Wat Rachabophit 20 Ministry of Interior 14 21 The Supreme Court 22 Ulthokathan 16 23 Memorial of the Expeditionary Force 15 24 Thammasart University 25 National Museum Bangkok 26 The National Theater 17 20 27 Wang Na 2 28 The Bangkok Tourist Bureau 29 Phra Pin Klao Bridge 18 19

KEY MAP 3

The Master Plan for Land Development Panoramic Map of Rattanakosin Area Ratchadamnoen Road and Surrounding Area and Ratchadamnoen Nai Road National Economic and Social Development Board แผนผังแมบทการพฒนาพั นทื้ ี่ ถนนราชดําเนิน

ผังที่ 9.11-4 ภาพมุมสูงแสดงถนนราชดําเนินกลาง และพนทื้ ี่ตอเนื่อง

7 สัญลักษณ 5 1 Ratchadamnoen Klang Road Buliding 6 2 Democracy Monument 4 9 3 14 October Memorial 4 Rattanakosin Hotel 8 5 Phan Phipob lilar Bridge 1 6 Bangkok Interpretation Center 7 Ratchadamneon Road's Landmark 1 8 Khaosan Road 9 Khaosan Road Plaza 10 3 10 Lord Nua Canal 1 11 Bangkok Metropolitan Administration 12 The City Plaza 13 Devasathan 14 The Giant Swing 2 15 Wat Suthat 16 Rommaninat Park 1 17 Wat Ratchanatda 18 Loha Phrasart 24 19 Lan Plabpla Maha Chessadabordin 20 Mahakan Fort Pubilc Park 11 1 22 13 21 Mahakan Fort 22 3 Stars Hotel 23 12 18 (Tewet Building and Surrrounding) 19 23 Art And Culture Museum 14 17 21 25 24 Rop Krung Canal 25 Phan Falilat Bridge 26 King Prajadhipok Museum 15 20 26 27 Rattanakosin Island's Transportation and Tourist Information Center 27 28 The Golden Mountain 29 Wat Saket 28 16 29 KEY MAP

The Master Plan for Land Development Panoramic Map of Ratchadamnoen Klang Road Ratchadamnoen Road and Surrounding Area and Surrounding Area National Economic and Social Development Board แผนผังแมบทการพฒนาพั นทื้ ี่ ถนนราชดําเนิน

ผังที่ 9.11-5 ภาพมุมสูงแสดงถนนราชดําเนินนอก และพนทื้ ี่ตอเนื่อง

สัญลักษณ 1 Agriculture Land Reform Office 2 Wat Parinayok 3 Juvenile Welfare Division 4 Ministry of Transport and Communication 5 Wat Sunthonthammathan 6 Ministry of Agriculture and Cooperative 7 Ordinance Survey School 8 Royal Thai Army 23 26 9 Ratchadamnoen Boxing Stadium 14 15 24 10 Tourism Authority of Thailand 21 11 Royal Forestry Industrial Organization 20 12 Wat Sommanatwihan 13 17 13 The United Nation 25 19 27 14 Wat Makutkasatiyaram 8 16 15 Wat Makutkasatiyaram School 7 6 10 11 16 Makkawan Bridge 2 9 18 17 Ministry of Education 1 22 18 Official Residence Government House 4 19 Army 1 Area 3 20 Chantarakasem Place 12 21 Parus Sakkawan Palace 22 Wat Benchamabophit Amphon Park 23 5 24 Statue of Rama V 25 Sue Pha Park 26 Anantasamakom Throne Hall 27 Dusit Zoo 28 Phitsanolok House 29 Manangkasila House

28

KEY MAP

29

The Master Plan for Land Development Panoramic Map of Ratchadamnoen Nok Road Ratchadamnoen Road and Surrounding Area and Surrounding Area National Economic and Social Development Board แผนผังแมบทการพฒนาพั นทื้ ี่ ถนนราชดําเนิน

ผังที่ 9.11-6 หุนจําลองแสดงพนทื้ ี่ราชดําเนินกลาง และพนทื้ ี่ตอเนื่อง

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น o อศ ti ถ a ห า St กร ฟ o า า a เจ l The Master Plan for Land Development Ratchadamnoen Road and Surrounding Area and So Economic National K  ง รพ ี า น n ีย ว ร น i ิน ร ส ี่ ถ P ช ล ส า a รา ว r ห ิน ื้ นท ึ กษาโครงการ ํ าเน ั ฒนาพ ศ ี่ ิ นกลาง นท ื้ ํ าเน บทการพ  ขอบเขตพ (Study Area)  งแม ั ฒนาถนนราชด ั 10.2-1 ั กษณ -Building Developmentand intoShopping Tourist Service CenteronRatchadamnoen Klang Avenue Pavement Development Along Ratchadamnoen Klang Avenue as Walking Street -Backstreet Development Behind Buildings on Ratchadamnoen Klang Avenue into Walking Street -Kaosan Road Development into Pedestrian Road -Commercial Area Development on the Office Office adjoining to Kaosan Road -Bangkok Museum and Tourist Service Center Development From the Former Public Reltion Department and Lottery Office Building Rattanakosin-Develop HotelBack and Yard into a 5-Star Hotel -Develop Colonnade Around the Democracy Monument Roundabout -CommercialArea Development From the Benz Garage Belonging to the Office of Crown Properties -Waterfront Development on the Banks of Lord Nua Canal to Promote Tourism and Generate Income to the Canal-Side Communities -Development on South Side of Dinsor Road to People Plaza (City Plaza) -Residential Area Development on the Site of Existing Communities Behind Wat Ratchanatda -Development of a 3-Star Hotel on the Existing Site of Tewet Insurance Building -Waterfront Development fot Tourism Krung Rop of Banks the on Promotion Canal Into Building Bank Bangkok -Develop Art and Culture Museum -Development of Public Park and Urban Fairfround on the Site Behind Mahakan Fort and Around the Gold Mountain Canal With Market Floating as Improvement Cruise BoatPier -Development of Rattanakosinand Travel Tourist Center Center on the Land Belonging to the Office of Crown Properties King RamaVII Behind Museum -Ratchadamnoen Klang's Landmark -Pedestrian Underground Linkage of Crown Properties' Land Behind Lottery

ี่ ั ญล ั งท ั งแสดง A1 A2 A3 A4 A5 A6 A7 A8 A9 A10 A11 A12 A13 A14 A18 A19 A20 ผ ผ การพ ส A1-1 A1-2 แผนผ ถนนราชด แผนผังแมบทการพฒนาพั นทื้ ี่ ถนนราชดําเนิน Ratchadamnoen Klang Avenue Bangkok Interpretation Center Bangkok Museum and Tourist Service Center ผังที่ 10.2-2 Ratchadamnoen Avenue and Surrounding Areas are Developed and Conserved to Maintain their Historic Significance as the Fairground DevelopmentFrom the Former Public Relation serving Royal Ceremonies , Statefairs and Public Ceremonies , the Even Department and Lottery Office Building. ผังแสดง Ground Constructed to King Chulalongkorn's Desier to let is Symbolise พื้นที่ถนนราชดําเนินกลาง the Capital City of the Cicillised Kingdom as in Many Other Developed European Countries whose Prosperilies were Renowned Ratchadamnoen Avenue and Surrounding Areas are Developed as Guided by the Master Plan to Retain the tangible splendours with Historical สัญลักษณ Value Show Through the Uniquely Outstanding Architectral Style of Buildings , Monuments , Religious Place , Bridges , Construction Meterials and Physical Elements of Each i.e. ,Street Furniture .Also Reserve are Local Lifestyle , Kao San Road Democracy Monument Traditional Events Culture , Colorful Urban Essence .These are Basic Factor Kaosan Road Development into Pedestrian Road. The Monument was Completed in 1940 Prof.Silpa Bhirasri of Substainable Identity and Image of Ratchadamnoen Avenue and Surrounding and his Students Designed the Monument and Also Areas . Sculpted the Bas-Reliefs.The Monument is Decorated with Canons.

Rattanakosin Hotel (5-Stars Hotel) 3-Stars Hotel Rattanakosin Hotel and Surrounding Development Dewet Insurance Building Development and Surroundi and Upgrading to 5-Stars Hotel Status to to 3-Stars Hotel. Accommodation ever Increasing Number of Tourist for Tourism Support in Rattanakosin Island.

14 October Memorial Rop Krung Canal Waterfront The Memorial was Finished in 2001 After the Project Waterfront Development for had been on going for 26 Years .A Cone-Shaped Tourism Promotion on the Sculpture with 14 Meters Height are Engraved with Banks of Lop Krung Canal. the Names of those Who Passed Away During the 14 October Incident.

KEY MAP

ยา ระ าพ เจ น้ํา แม

Mahakarn Fort Public Park Ratchadamnoen Klang Walking Street Lord Nua Canal Riverside Walk Backstreet Development Behind Buildings on Lord Nua Canal Development Area to Mahakarn Fort Area Land Development to Public Park Ratchadamnoen Klang Avenue into Walking Street. Riverside Walk for Tourism Support and Open Up to Golden Mountain Vista.

The Master Plan for Land Development Ratchadamnoen Road and Surrounding Area Ratchadamnoen Klang Avenue 50 010 60 160 National Economic and Social Development Board CHAPTER 4 : CONCLUSION

This is the executive summary report on the study in preparation for the Master plan for Land Development : Ratchadamnoen Road and Surrounding Area submitted to the Board of Committee for approval of the work progress. The approved report shall be used as a reference for further implementation. Works completed and reported in this issue in- clude the project feasibility study, master plan alternatives, regimens for each area and other issues as specified in the T.O.R., plus conceptual project development strategies, and control measures to achieve successful implementation of the master plan as planned.

The Consultant team is determined to pursue the project as primarily originated to reach the goals of Land Development on Ratchadamnoen Avenue and Surrounding Area, ie:

( 1 ) To optimize landuses on Ratchadamnoen Avenue and Surrounding Area to its potential and worth both economically and socially. Activities to be developed include academic services, tourism, commerce, recreation. They will boost the social and economic requirement of landuse in the project area yet retain the valuable images in history, arts, social and culture of Rattanakosin city for a long time.

( 2 ) To make Ratchadamnoen Avenue and Surrounding Area the sustainably comfortable city and communities, a development example to other urban development of the country. With well-balanced physical socio-economic, and environmental values such development would raise the quality of life and provide safe and happy lifestyle for both inhabitants and visitors.

( 3 ) To promote business development and social activities in the capital city particu- larly the academic development and tourism. These include training institutes, telecommunication and information technology business, international business network, product design, consultancy and eco-tourism.

( 4 ) To honour the Chakri Dynasty for having established Rattanakosin City as the capital city of the Kingdom. The city is now 220 year old, a world wide manifesto of art, social and cultural civilization. This development project is a public benefit to celebrate the 222nd anniversary of the Chakri Dynasty reign and the establishment of Rattanakosin City as the capital city.

The Consultant team hopes this executive summary would facilitate decision making in choosing the appropriate alternative to be further development into the master plan as planned.

46

                   ⌧            