REGIONAL CENTRES : OFFICE RESPONSE TO DECENTRALISATION AND ITS IMPLICATIONS FOR CBD DECONGESTION AND JOURNEY TO WORK

Abstract

The coming of the “post-industrial city” has spawned considerable research in office decentralisation processes. The works produced however often offer diverse views on the impact of office decentralisation, in particular, cm its ability to siphon traffic congestion away from the city core and improve journey to work. It is within the context of these conflicting perspectives that the wider setting for this study was cast. This study examined the ramifications of office decentralisation focusing on Singapore as a case study. Specifically, the study investigated business organisations' response to the state's office decentralisation policies as envisaged in the Revised Concept Plan. This involved quantifying the level and identifying the type of office Concept Plan. This involved quantifying the level and identifying the type of office activities that were most willing or unwilling to decentralise. The study also isolated the parameters that encouraged or hindered activities from decentralising. The study showed that decentralisation resulted from the interplay of various external and internal factors Avoiding high rents, congestions and parking difficulties, together with better accessibility accorded by improved communications offeri.ng same or better access to clients, competitors and linked businesses in the decentralised locations were the three most important reasons for decentralising. Conversely, fear of damage to contacts with clients, competitors, suppliers and other linked businesses, prestige and inaccessibility of the suburban centres were of major importance for not decentralising. Internal factors that influenced decentralisation potential included the types of bu1inen activities1 contact/linkage patterns, and location of the establishment. Banks and members of the financial market, legal services, business headquarters of enterprises and consultancy establishments were least likely to decentralise, Insurance, real estate, trading and state institutions showed higher propensity to decentralise. Establishments or activities with little business linkages (such as backroom operations of financial institutions) in the CBD and establishments that were located outside the city centre were also more likely to relocate to the suburban centres. Decentralisation potential was generally found to be subdued with close to half of the business establishments surveyed not interested in decentralising; and for the business establishments which were interested in decentralising, short-distance moves were preferred. The former may be overcome by the provision of a more established business base, lower rents (in the suburban centres) and fiscal incentives (such as taxes), which were the three most important factors that would encourage business establishments to decentralise to the suburban centres. The study also examined the implications of these decentralisation policies on alleviating traffic congestion in the CBD and improving journey to work. It was shown that decentralising to a larger extent can help in the traffic decongestion of the CBD by redirecting traffic away and by increasing suburban to suburban traffic flows. A single labourshed maintained despite the setting up of a new suburban employment centre. Decentralisation, as a result, does not necessarily lead to shorter journeys to work (in terms of both distance and time travelled) as most employees do not change residences to adjust to the new work commuting patterns. An increased differentiation in journey to work patterns between various occupation, income and gender groups of office workers also resulted from the selective decentralisation that took place. While more of the decentralised staff surveyed preferred working in their previous city centre location, they suggested that better amenities support such as cinemas, shopping and food outlets, would make the suburban centre a more attractive workplace.