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ZHAI Binqing CUPEM, The University of Hong Kong

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:

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ZHAI Binqing CUPEM, The University of Hong Kong

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  1. Regeneratethe Historical City Rhetorically?--- A critique of current conservation strategies and development control mechanism in Xi’an ZHAI Binqing CUPEM, The University of Hong Kong

  2. 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);

  3. ● Urban Regeneration: since 1990s, more sensible means and holistic approaches, such as conservation, rehabilitation, re-use 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”.

  4. 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 co-operations;

  5. Problem In historical urban areas, pursuing maximum economic profits arousing, contradiction between conservation and redevelopment, and disappearance of historical characteristics and identity.

  6. Study Framework Xi’an Case ●Master plans and conservation proposals; ● Market-forces; ●Regulations and development control mechanism; ●Indigenous communities;

  7. 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

  8. Xi’an City Wall Area (CWA): about 12 km2, and population about 420,000 (XMPG, 2005).

  9. Sanxuejie Area -- 1 Sanxuejie Area -- 2 Sanxuejie Area -- 3 Damaishi Street

  10. 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.

  11. 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))

  12. Existing Situation of Xi’an City (1934 & 1949) Existing Situation of Xi’an City (1990) (Source: (XCUCRC, 2000))

  13. ● Third Master Plan (1995-2010) (in current implementation): To regenerate Xi’an through conservation, revitalization and redevelopmentefforts with economic growth;

  14. ● 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;

  15. 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:

  16. 2) Market-forces The base price for state owned land in Xi’an city (2007) (Source: Xi’an National Land and Resources Bureau)

  17. State owned land-grade in Xi’an city (2007) (Source: (MLR, 2003))

  18. 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;

  19. 3) Conservation regulations and legislations ● In 1993,Regulations on the Urban Building-Height Control《控制市區建築高度的規定》:steps-shape height control Urban Height-control System (XCPB, 1993) Today Xi’an South Avenue

  20. ● 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;

  21. Site Selection Proposal for Development Projects (SSPDP) One proposal Xi’an National Land and Resources Bureau (XNLRB) Land Use Permit (LUP) Planning Permit for Construction Land (PPCL) Xi’an City Planning Bureau (XCPB) Two permits Planning Permit for Construction Projects (PPCP) Local development control and management mechanism One Proposal and Two Permits (Source: revised from (H. Y. Li, 2002))

  22. 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))

  23. 4) Local community and indigenous residents Roles: forming local custom and traditions (their daily lives and group activities); Activities: private-properties reclaimed and relocated;

  24. 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.

  25. Price Types 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)

  26. 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.

  27. 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 political-economic compositions and local “living heritages”.

  28. Thank you! Beiyuanmen Street; zhaibinqing@hku.hk

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