Asst.Prof.Kritaporn Lappimol, Marina Bauer, Nontakan Wannopart, Pimnipa Wiriyenawat, Thanamet Butsontipong, Natchanon Phothikham, Kittipong Poochinapan, and Wiraphat Sukhawanchai
Abstract :
Changes in the urban structure and the expansion of Bangkok have resulted in certain areas losing their functions and development potential, leading to urban decline and a lack of continuity with the surrounding urban context. Urban regeneration through redevelopment has therefore emerged as an important approach to revitalizing underutilized areas, restoring their development potential, and establishing new roles that are responsive to the changing dynamics of the city.This creative research aims to investigate the potential and contextual characteristics of the Dan Neramit area in Bangkok and to propose an appropriate Urban regeneration approach through redevelopment that is compatible with the existing context of the area. The study examines the physical characteristics, land use, accessibility and transportation systems, infrastructure, spatial activities, as well as the economic and social contexts and the identity of the surrounding areas. These aspects are analyzed in conjunction with the potential and constraints of the area in order to formulate appropriate development strategies and guidelines for its Urban regeneration.
The findings indicate that the Dan Neramit area has significant potential for development as a mixed-use urban district due to its strategic location, which enables connectivity with major activity centers in Bangkok, its high level of accessibility, and its large land area capable of accommodating a diverse range of urban activities. Accordingly, the redevelopment approach should focus on creating a diverse mix of activities, including commercial uses, recreational facilities, public spaces, community activities, and creative economy initiatives. In parallel, the internal circulation network should be improved to promote walkability and facilitate the use of public transportation, while strengthening connections between the project area and surrounding neighborhoods to support more efficient and integrated area development. Therefore, the Urban regeneration of the Dan Neramit area should adopt an integrated urban development approach that considers the interrelationships among physical, economic, social, cultural, and environmental dimensions. The development process should also provide opportunities for government agencies, the private sector, local communities, and the general public to participate in the planning and development of the area. This approach would promote context-appropriate land use, generate economic and social value, and effectively respond to the needs of urban users. Ultimately, the Urban regeneration of the Dan Neramit area would enable the site to be reintegrated into Bangkok’s urban structure as a vibrant and dynamic urban district, while enhancing its capacity to accommodate the city’s ongoing transformation and future development in a sustainable manner.
Objectives :
(1) To study the context and existing conditions of the Dan Neramit area in Bangkok, particularly in terms of its physical characteristics, land use, accessibility and transportation systems, and infrastructure, as well as the relationship between the study area and its surrounding urban context.
(2) To analyze the potential, problems, and constraints of the Dan Neramit area that influence its development and Urban regeneration, with consideration given to the physical, economic, social, and environmental factors of the area.
(3) To examine concepts and approaches to Urban regeneration through redevelopment and apply them appropriately to the context and development potential of the Dan Neramit area.
(4) To propose guidelines for the Urban regeneration and development of the Dan Neramit area, with an emphasis on establishing diverse land uses and urban activities, enhancing connectivity with the surrounding areas, and responding effectively to the needs of area users.
Conceptual Framework :
The study entitled “Urban regeneration through Redevelopment: A Case Study of the Dan Neramit Area, Bangkok” is based on a conceptual framework that focuses on the process of renewing and redeveloping existing urban areas that possess development potential but are currently underutilized or have experienced changes in their functions in response to the evolving urban context. The concepts of Urban regeneration and Redevelopment are adopted as the framework for analyzing the area and formulating development guidelines that are appropriate to the context of Dan Neramit.
In terms of physical characteristics, the study examines land-use patterns, building conditions, vacant and open spaces, public utilities and infrastructure, as well as the relationship between the study area and its surrounding context, in order to assess its potential for transformation and redevelopment. In terms of transportation, the study considers accessibility, public transportation systems, road networks, pedestrian networks, and connectivity with key surrounding areas, which are important factors in supporting future urban activities and the effective utilization of the area.
From an economic perspective, the study examines economic activities, investment potential, and opportunities for generating added value within the area. The social dimension focuses on user groups, patterns of activities, the needs of residents and stakeholders, as well as opportunities for public participation in the development process. The environmental dimension considers green spaces, public spaces, open spaces, and environmental quality to ensure that the redevelopment of the area supports the principles of livability and sustainable urban development.
The analysis of these factors leads to the synthesis of an Urban regeneration approach through Redevelopment, with consideration given to improving land-use patterns, developing buildings and physical components, creating and enhancing public spaces, improving connectivity and accessibility, and promoting economic and social activities. Accordingly, the conceptual framework of the study consists of the following sequential process: Area Context and Potential → Analysis of Physical, Transportation, Economic, Social, and Environmental Factors → Assessment of Area Potential and Constraints → Synthesis through Redevelopment → Appropriate Urban regeneration Guidelines for the Dan Neramit Area.
The framework ultimately aims to facilitate the development of the area by enhancing land-use efficiency, improving buildings and physical infrastructure, generating economic and social value, enhancing the quality of public spaces and quality of life, strengthening connections with the wider urban context, and preserving and building upon the area’s identity. Through these approaches, the Dan Neramit area can adapt appropriately to ongoing urban transformation while maintaining its distinctive characteristics and supporting sustainable development in the long term.
Process / Methodology :
This study focuses on the process of urban regeneration through redevelopment, using the Dan Neramit area in Bangkok as a case study. The study aims to analyze the potential, problems, and constraints of the area, as well as to formulate appropriate development approaches that enable the area to be effectively utilized in accordance with the urban context and the current needs of its users. The research process consists of the following stages:
1. Data Collection for the Study Area
The study collects data on the Dan Neramit area in terms of its physical, economic, and social characteristics, as well as its surrounding urban context. The data are divided into two categories:
(1) Primary Data are collected through field surveys, observations of the physical environment and activities occurring within and surrounding the study area, photographic documentation, and mapping. These data are used to examine the physical characteristics of the area, accessibility, transportation networks, land use, buildings and structures, open spaces, and patterns of activities among area users.
(2) Secondary Data are collected from relevant documents, academic literature, and previous studies concerning Urban regeneration, Redevelopment, and related case studies in both domestic and international contexts. These data are used to establish the conceptual framework of the study, together with an examination of the area’s context and its changes across different dimensions and periods of time.
2. Analysis of the Context and Potential of the Study Area
The study area is analyzed at multiple spatial scales, including the city, neighborhood, and case study area levels, with consideration given to the following key factors:
(1) Location and Accessibility: The relationship between the study area and the surrounding road network, public transportation systems, and major activity areas is analyzed to assess its accessibility and connectivity.
(2) Land Use: Existing land-use patterns and activities surrounding the study area are analyzed, including the relationship between the case study area and adjacent neighborhoods.
(3) Physical Characteristics: The analysis focuses on building characteristics, open spaces, circulation systems, and landscape elements within the study area.
(4) Economic and Social Factors: Economic activities, user groups, and the needs of local communities and stakeholders are examined to understand the social and economic dynamics of the area.
(5) Area Identity: The existing values and distinctive characteristics of the area are analyzed to identify elements that should be preserved, interpreted, or transformed as part of the proposed redevelopment.
The results of the analysis are synthesized through spatial analysis and mapping to identify the area’s potential, problems, opportunities, and constraints. These findings provide a basis for defining key issues for Urban regeneration and formulating Redevelopment approaches that are appropriate to the area’s potential and contextual characteristics.
3. Formulation of the Urban regeneration and Redevelopment Approach
The findings from the area analysis are synthesized into an appropriate development approach by considering the relationship among the area’s potential, user needs, infrastructure systems, and surrounding urban context. The proposed development framework encompasses key components including land-use patterns, activity distribution, spatial connectivity, circulation systems, public spaces, and green spaces. The development approach emphasizes establishing an Existing–New Relationship between the existing characteristics of the area and new forms of use. This involves considering both the improvement and adaptive reuse of existing elements with development potential and the introduction of new physical and functional components. The objective is to enhance the efficiency of land use, create a coherent mix of urban activities, and strengthen the area’s physical and functional connections with the surrounding urban structure.
4. Preparation of the Spatial Design Proposal
Based on the results of the analysis and synthesis, a Conceptual Development proposal is formulated to establish an appropriate framework for the Urban regeneration of the study area. The proposal organizes the area into zones according to suitable land uses and activities through Zoning Development, with the aim of structuring the area and defining functional relationships among different activities and uses. The proposed spatial organization is intended to promote appropriate and efficient land use, establish a coherent relationship among urban activities, and support the overall objectives of the area’s development.
Techniques and Materials :
The study of Urban regeneration through Redevelopment: A Case Study of the Dan Neramit Area, Bangkok employs a qualitative research approach in conjunction with spatial analysis to investigate the area’s context, potential, constraints, and appropriate development approaches in relation to the broader urban context. The techniques and tools used in the study are described as follows.
The materials and equipment used for data collection include cameras or photographic recording devices for documenting field observations, field survey forms, base maps, urban planning documents and related planning data, as well as digital mapping data and relevant geospatial databases.
For data analysis and presentation, computer-based applications are employed for spatial data management, map production, data analysis, development concept visualization, and the presentation of development proposals through plans, graphics, and three-dimensional representations. These tools support the formulation of an appropriate Urban regeneration approach for the Dan Neramit area by integrating relationships among land use, circulation systems, public spaces, green spaces, and various urban activities. The findings are subsequently synthesized into a Spatial Concept and developed into a Redevelopment Plan illustrating the spatial organization of activities, connectivity among different areas, and a systematic hierarchy of access and movement throughout the site.
Result / Conclusion :
Based on the study of Urban Regeneration through a Redevelopment Approach: A Case Study of the Dan Neramit Area, Bangkok, Thailand the findings indicate that the area has considerable potential to be revitalized as a diverse urban activity district. This potential is attributed to its strategic location within a continuously expanding urban area, its connections to Bangkok’s transportation network, and the presence of major activity areas in its surrounding context. These factors enable the area to accommodate travel and attract users from different parts of the city. The reorganization of spatial functions and the introduction of new activities can therefore enhance land-use efficiency while generating additional value and significance for the area within its changing urban context. Accordingly, Urban regeneration through Redevelopment should place particular emphasis on Connectivity and Accessibility as key components of the development strategy, as the ability to access and move through the area directly influences the generation of urban activities and the effective utilization of space. The proposed development approach therefore establishes a hierarchy of access extending from the surrounding areas into the primary spaces of the site and subsequently connecting to various activity areas within the development. Particular emphasis is placed on pedestrian movement and the integration of public spaces to ensure that the area functions not merely as a destination, but also as an integral component of the activity network of the surrounding neighborhood. In addition, the circulation system should be clearly organized, with pedestrian routes appropriately separated from service and delivery routes wherever feasible. This approach aims to enhance pedestrian safety, improve the efficiency of circulation, and create a higher-quality experience for users of the area.
Another important consideration is the organization of spaces to accommodate activities that are responsive to the current urban context and the diverse needs of different target user groups. At the same time, the spatial organization should establish connecting routes between different zones to create a continuous and integrated spatial system. In the context of urban regeneration through redevelopment, the area can be functionally divided into the following four main zones: (1) Commercial and Urban Activity Zone: This zone accommodates retail shops, restaurants, and various economic activities, with the aim of creating continuity and vitality of activities throughout different periods of use. (2) Recreation and Entertainment Zone: This zone accommodates activities that generate interest and attract a diverse range of users, including creative activities, exhibitions, events, and various recreational and leisure activities. (3) Public Space Zone: This zone provides spaces for relaxation, social interaction, and public activities, while serving as a connecting element between different zones. It incorporates green spaces, softscape, and hardscape areas to provide opportunities for leisure and recreation, while contributing to improved quality of life and a better urban environment. (4) Support Zone: This zone accommodates essential service and management functions, including site operations, service facilities, transportation and logistics, and other components necessary for the effective management of the area, such as parking facilities. The organization of these zones is intended to establish functional relationships and spatial continuity across the site, thereby supporting a diverse range of activities and enhancing the overall effectiveness of the redevelopment process. This approach contributes to the broader objectives of urban regeneration by improving land-use efficiency, strengthening connectivity among different activity areas, and creating a more vibrant, accessible, and integrated urban environment.
Based on the findings of the study on urban regeneration through redevelopment in the Dan Neramit area, under the concept of “Balancing New Spatial Uses with the Contemporary Urban Context,” the key development strategies consist of the following: (1) Mixed-use Activity: Promote a diverse mix of activities, including commercial, recreational, cultural, and public-space functions, to accommodate a wide range of users and generate continuous activities throughout different periods of the day. (2) Public Space Network: Develop public spaces as the primary spatial structure for connecting different zones within the area. This includes activity plazas, recreational spaces, and interconnected green spaces that can be shared and utilized by various groups of users. (3) Pedestrian Connectivity and Spatial Integration: Improve pedestrian routes and connections between different areas to enhance accessibility, facilitate convenient movement, and create a continuous and coherent user experience throughout the site. (4) Enhancement of Green Spaces and Environmental Quality: Increase green spaces and shaded areas, while incorporating landscape elements as an integral component of the public-space network. This approach strengthens spatial continuity and contributes to an improved urban environmental quality.
This study demonstrates that urban regeneration through redevelopment of the Dan Neramit area should not be considered solely in terms of changes in land use or the construction of new buildings. Rather, it should be approached as a process of restructuring the area to restore its connections with the broader city and to respond appropriately to contemporary patterns of urban life. Such an approach can generate development outcomes across multiple urban dimensions. In the physical dimension, redevelopment can improve the spatial structure of the area and enhance accessibility and circulation systems. In the economic dimension, the introduction of diverse activities can support more effective land use and stimulate economic activity at the neighborhood level. In the social dimension, the creation of accessible and inclusive spaces can encourage social interaction, community activities, and opportunities for people to gather. Therefore, an appropriate approach to urban regeneration through redevelopment for the Dan Neramit area should integrate “new spatial uses, economic revitalization and the enhancement of area value, the creation of public spaces for people, and connectivity with the surrounding urban structure.” This integrated approach would enable the area to regain its role as an urban activity district while enhancing its capacity to respond appropriately and sustainably to the future transformation and development of Bangkok.
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