Download A critique of current conservation strategies and development

Regenerate
the Historical City
Rhetorically?
--- A critique of current conservation strategies and
development control mechanism in Xi’an
ZHAI Binqing
CUPEM,
The University of Hong Kong
From urban renewal
to urban regeneration
●
Urban Renewal:
in 1958, in Den Haag (the Hague);
in 1960s and 1970s, carrying much of demolition
and bulldozing; when derelict physical environments
improved, indigenous residents in another “poverty”
(Carmon, 1997; Western, Weldon, & Haung, 1973);
● Urban
Regeneration:
since 1990s, more sensible means and holistic
approaches, such as conservation, rehabilitation, reuse and redevelopment (Wise, 1985);
Roberts (2000, p. 17): the aim of Urban Regeneration
“bring about a lasting improvement in the economic,
physical, social and environmental condition of an
area”.
Urban regeneration
in China
●
In 1978, economic reform; institutional transitions from
centrally-planned to market-oriented economy;
●
●
In 1986, urban land reforms, and in 1988, housing
reforms;
Since early 1990s, property-led redevelopment, a
dominant means of generating local revenues to solve
its tight budget problems, through public-private cooperations;
Problem
In historical urban areas, pursuing maximum economic
profits arousing,
contradiction between conservation and redevelopment,
and disappearance of historical characteristics and
identity.
Study Framework
Xi’an Case
●
Master plans and conservation proposals;
●
Market-forces;
●
Regulations and development control mechanism;
●
Indigenous communities;
Xi’an City
●
●
Xi’an urban area: about 3,582 km2, with the population
of 5,332,100 (XSB, 2005).
Historical areas mainly within the City Wall, since Hong
Wu period (A.D. 1378), Ming dynasty. E.g. current
“check-board” urban fabrics, and many in-situ historical
monuments and precincts (XCUCRC, 2000).
The Bell Tower
The Drum Tower
The Wild Goose Pagoda
Xi’an City Wall Area (CWA): about 12 km2, and population about 420,000 (XMPG, 2005).
Sanxuejie Area -- 1
Damaishi Street
Sanxuejie Area -- 2
Sanxuejie Area -- 3
1) Evolution of Xi’an master plans
●
●
First Master Plan (1953-1972): expand the city area
surrounding industrial development, and old urban
areas encouraged to be used entirely (XCUCRC, 2000).
Second Master Plan (1980-2000): concept of urban
conservation put forward; revitalization in derelict
urban areas to solve the problems of dilapidated
housing, and lack of infrastructures (XCUCRC, 2000);
witnessed urban land reform, and development industries
booming since late 80s.
Thousands
60
55,715
50
40
GDP
33,035
30
20
11,651
10
802
0
2,535
5,758
1957
1978
1985
1990
1995
1998
tertiary industry
196
593
1,799
5,242
16,362
25,762
secondary industry
397
1,459
3,083
5,015
12,533
24,762
primary industry
209
483
876
1,394
4,140
5,191
Year
Average GDP increase rate: 6.0 % (1976-1980); 10.7 %
(1981-1985); and 9.3 % from 1986 to 1992 (XMG & XSB, 1999).
Xi’an GDP Improvement from 1957 ~ 1998 (Source: (XMG & XSB, 1999))
Existing Situation of
Xi’an City (1934 &
1949)
Existing Situation of
Xi’an City (1990)
(Source: (XCUCRC, 2000))
●
Third Master Plan (1995-2010) (in current implementation):
To regenerate Xi’an through conservation, revitalization
and redevelopment efforts with economic growth;
●
Conservation plan (section of Third Master Plan):
Three tiers of conservations: the archaeological sites and
their precincts; existing heritage monuments and their
settings; the city wall and entire CWA (XCPB, XACH, & XUPDI,
2005);
Conservation rhetoric --- imperial cityscapes of “Tang”
dynasty, through existing historical monuments and
massive redevelopment activities;
Redeveloped areas should contribute to an “imperial”
cityscape (XCUCRC, 2000); through co-operations with
private developers;
Indigenous historical urban fabrics are to be removed,
if not coincide with the required cityscape.
Pseudo-historical buildings in West Avenue:
2) Market-forces
Land use
Residential
area
Land grade
Commercial,
tourist and
amusement
area
Industrial
area
Scientific,
educational,
cultural and
hygienic area
Comprehensive
area
I
3300
2610
1950
2265
2955
II
2535
2070
1560
1755
2310
III
1965
1620
1230
1350
1800
IV
1470
1215
870
1020
1335
V
900
765
555
660
840
VI
570
495
375
420
540
VII
435
390
300
330
405
VIII
330
300
240
270
315
VIIII
270
240
210
225
255
X
158
147
135
142
150
XI
45
40
36
39
44
XII
28
26
22
24
27
Price
The base price for state owned land in Xi’an city (2007) (Source: Xi’an National Land and Resources Bureau)
State owned land-grade in Xi’an city (2007) (Source: (MLR, 2003))
At the beginning of 1990s, with private developers,
the 49 blocks of low-lying residential sites (低洼地),
just exchange of land-use rights with economic
profits (He, 2002).
In 2004, the city’s GDP: 109.587 billion RMB, and
22.79 billion from real estate projects and
construction;
Municipal government’s income from the lease land
reached 1.44 billion;
3) Conservation regulations and
legislations
Urban Height-control System
In 1993, Regulations on
the Urban Building-Height
Control《控制市區建築高度的規
定》: steps-shape height
control
●
(XCPB, 1993)
Today Xi’an South Avenue
●
●
In 2002, Conservation Regulations on Xi’an Historic and
Cultural City《歷史文化名城保護條例》:
In 2005, Xi’an Urban Planning Management Regulations
《城市規劃管理條例》:
Land uses follow master plan, district and detailed plans;
Potential land value; massive property-led redevelopment;
Local development control and
management mechanism
One proposal
Site Selection Proposal
for Development Projects
(SSPDP)
Land Use Permit (LUP)
Planning Permit for
Construction Land (PPCL)
Two permits
Planning Permit for
Construction Projects (PPCP)
One Proposal and Two Permits (Source: revised from (H. Y. Li, 2002))
Xi’an National Land and
Resources Bureau
(XNLRB)
Xi’an City Planning Bureau
(XCPB)
Council of State
Ministry of Construction (Urban
Planning)
State Bureau of
Antiquities
Municipal Government
Department of Urban Construction
and City Planning Management
Administration of
Cultural Heritage
Conservation of historical and
cultural areas, and Historic and
Cultural Cities;
and city planning related controlled
constructions
Preservation of Antiques
Administration and Management System on the Conservation of Chinese Historical and Cultural Heritage
(Source: (Wang, Ruan, & Wang, 1999a))
4) Local community and
indigenous residents
Roles: forming local custom and traditions (their daily
lives and group activities);
Activities: private-properties reclaimed and relocated;
Choices for them?
1> Full compensations: the quality and areas of their
properties;
2> In-situ new apartments after redevelopment: worries
and distrust to private developers and local
government;
Social and economic conflicts between local communities
and governments.
Price Types
Governmental
relocation
compensation
Local second-hand
housing price
Market-price of
local apartments
Private-owned
residential
housing
1,680-2,180 RMB
yuan/M2
3,000-3,500 RMB
yuan/M2
4,000-5,000 RMB
yuan/M2
Private-owned
commercial
property
3,800-4,000 RMB
yuan/M2
10,000 RMB
yuan/M2
30,000 RMB
yuan/M2 (including
47% share expenses)
Public-owned
residential
housing
800-1,000 RMB
yuan/M2
Public-owned
commercial
property
About 2,000 RMB
yuan/M2
Property
Categories
Comparison between Relocation Compensation and Market-price of Local Housing in Sajinqiao Area, Xi’an
(Source: provided by Sajinqiao local Muslim residents during the field study)
Conclusion
ARGUMENT:
Current plans: undermining substantial values physically,
culturally and socially:
Ignoring historical physical urban patter; hampering social
connections through relocation, and cultural significance
in terms of “living heritage”.
Existing “black-box” development control mechanism:
difficult to convince people the conservation or
redevelopment efforts for the public interests.
SUGGESTION:
Local communities: role in plan-making process, and as
substantial part in conservation components.
Institutional changes: legitimation of plan-making and
decision-making participants; revaluation of politicaleconomic compositions and local “living heritages”.
Beiyuanmen Street; [email protected]
Thank you!