Group 110

Group Leader: Lao Hon Lam, Helen

Members: Gao Jingya, Angela

Mak Hei Tun, Sohpia

INVESTIGATION IN REVITALIZATION

IN HONG KONGTHROUGH "MALLORY STREET /BURROWS STREET" PROJECT

Content• Introduction

• Revitalization concepts and policies

• Wan Chai revitalization project

• Survey analysis

• Reflections and suggestions

Introduction

Historical Background and Unique Demand

Center of international trade where the European traders met and exploited opportunities in the north Modern commercial center where East and West cooperate

Small city with high population density Shortage of land resources Needs to reexamine its land policy

Urban Renewal Strategy (URS)• Released by HKSAR Government in 2011• Emphasize on community engagement• Rejuvenate older urban areas by redevelopment, rehabilitation,

revitalization and heritage preservation

Our project• Objectives

– responsible citizens and future leaders of society– care about local residents’ rights

when their daily life is affected by urban planning and revitalization– preservation of historical sites is more important nowadays – arouses public’s concern– do a research project on revitalization in Hong Kong

•  Why No.7 Mallory Street?– commonly known as the Green House– the first revitalization project without rebuilding– there has not been any investigation into the influence

of this project– our group conducted two surveys to investigate the

opinions and comments of various groups involved– hope to achieve a thorough understanding and analysis

of the opinions of general public toward the revitalization project

Our project

RevitalizationConcepts and Policies

What is Revitalization?• There is no exact meaning and definition

• A: – includes keeping all parts of the historical sites– Does not only include preserving the architecture or the outlook of the buildings– also keeping the exact culture or usage of the sites

• B: – it is enough to keep part of the site– but changing the usage of buildings as our society is developing all the time

Definitions of Revitalization – in HKThe objectives of revitalization in HK• To preserve and put historical buildings into good and innovative

use• To transform the buildings into unique cultural landmarks• To promote the awareness of conservation• To create job opportunities in those districts• To raise the enjoyment of the public

follow the definition stated by Conserve and Revitalize Hong Kong Heritage Department focus and evaluate Hong Kong government’s policy on revitalization

Definitions of Revitalization – in the World

Definitions of Revitalization by United Nations Educational, Scientific and Cultural Organization (UNESCO)

• To improve the knowledge• To plan the urban development• To translate urban projects into protective regulations, and • To ensure permanent consultation of inhabitants

Differences • UNESCO: aims more on inhabitants’ needs and cultural heritage• Hong Kong: more on land developments and job opportunities• Lead to differences in implementation

• world have raised awareness on the balance between conservation of historic sites and revitalization of urban area

• Successful cases: Banská Štiavnica, Slovenia, Lyon, France and many other sites

Definitions of Revitalization – in the World

4 Concepts

Rehabitalization

Redevelopment

Revitalization

Heritage Protection

Comparison of Other Concepts

Revitalization

• Much more than preservation• includes turning historical

buildings into innovative use• to transform the buildings into

unique culture landmarks• create job opportunities in

those districts

Heritage Protection

• Restore and keep the characteristics of the buildings

Rehabilitation

• Just maintain building to prevent decay but not making it into a new building

Redevelopment

• Turn dilapidated building with poor living conditions into new buildings

Revitalization

• No new building is form• Uniqueness of the building

is kept and only the usage is being changed

Redevelopment

• Turn dilapidated building with poor living conditions into new building

Comparison of Other Concepts - Conclusion • Revitalization is more than heritage protection• not only protect the historical site, but also turn it into a

unique landmark• helps repair the poor conditioned buildings without losing

the characteristics of the buildings

turns it into distinct famous sites!

Revitalization Policy – in the Past

• No unified and effective policies in preserving or classifying historical buildings

• No system to rank different historic buildings until January 2007

the list of historic buildings has been kept confidential by the colonial government

the release will ‘affect the valuation of some buildings that might be privately owned’

Revitalization Policy – Now

• Improvement: • Antiquities Advisory Board has released a list of around

300 buildings that is ‘classified historic buildings• further grouped into Level I, Level II and Level III• protected by the Antiquities and Monuments Ordinance

• Flaws: • the guidance only states that Level I buildings ‘has

significant historic value and therefore should be conserved at best’

• Level II and III buildings are to be ‘selective protected’ and ‘not enough evidence to be preserved’

Authorities responsible for revitalization• URA (Urban Renewal Authority)

– responsible for revitalize heritage sites only if such preservation forms part of the urban renewal projects

• CHO (Commissioner for Heritage’s Office) – the department mainly responsible for heritage conservation and the

Revitalization historic Buildings through The Revitalising Historic Buildings through Partnership Scheme

• HKHS (Hong Kong Housing Society)– sometimes involved too

Problems• Revitalizing Historic Buildings through Partnership Scheme

– though the assessment criteria are clearly stated– the percentage allocated in each area when calculating the

value of project may vary according to the significance of monument

– determining the social value and significance of historical buildings is subjective

• Projects involve URA- thought the Authority does consult the public- the public could give comments or objections- the final decision is still base on the government

Wan Chai Mallory Street Project – case study

Wan Chai Mallory Street

• Location: 7 Mallory Street• Implementation period: March 2005 to July 2013.• consultation period: September to November 2005

Wan Chai Mallory Street Revitalization Project

Project Consultation and Research• Consultant Commission conducted a Business Plan Study on the

Wan Chai development site in June 2009

• Conducted a Business Plan Study

research, Interviews and analysis, and to take examples from overseas

• Advised to adopt the operation model in the form of an “Art Community”

• Concluded that the project would be used to create a ‘creative and cultural hub’.

Revitalization Project with “Art Community” theme

1st pure preservation revitalization project of the URA

1st project designed specifically to promote the cultural and creative industries

Pioneer trial project to adopt the "Art Community" theme

Revitalization Project with “Art Community” theme – purpose

• Sense of Community – to enhance collaboration and co-ownership among diverse and

cross-disciplinary operators and tenants• Sense of Belonging

– to enhance a higher degree of participation amongst tenants• Full utilization of space

– to allow all tenants participating in the community to share and use the venue for better utilization of space

• Fostering diversity – to attract non-residential arts organizations/ artists and diversify

the types of events in Mallory Street

Green House Comix Home base

• Original Green House • Comix Home base

Usage of Comix Home base• Hong Kong Arts Center

– the main operator of The Comix Home Base– Responsible to operate and manage the facility under a five-year

contract• Comix Home Base a platform for exchange and interaction of the

comic industry both locally and overseas

• Comix Homebase

Preservation of historic building structure• The Mallory Street tenement buildings and the façade (the front part) of the

Burrows Street tenements are conserved

• Features to be preserved:– balconies, tiled pitched roofs, timber French doors, an internal timber

staircase and the kitchen block

• Other parts:– Redesign, restore and refurbish – to provide an operations base, multi-purpose art and cultural activity

spaces, and a place for resting

• Four other buildings in Burrows Street in very poor condition will be demolished to make way for a 300 square meters themed public garden

• Provision of a disabled lift, fire escape staircases and other building services

• Additional floor (4/F) added to be a special function room

provide a full height opening so that visitors will be able to appreciate the vast pitched tiled

New Features

Facilities Stated in Planning• 300-square meter public open space for the enjoyment of the

community• Studios for comic and animation artists• A resource center library that collects print and digital comic books

and magazines• Retail space for selling comics and related merchandise• Exhibition rooms• Educational workshop space• Food and beverage facilities

Let’s compare with what we saw during field visit

General Analysis

Survey Analysis• Objective of Survey:

a thorough understanding and analysis :opinions of general public

toward the revitalization project• Respondents: • Interviews: Staff of Hong Kong Arts Development Council (ADC),

owner of Animate– neighboring commercial tenant, People Interested in Local Comic Art Development

• Random questionnaire: tourists in Comix Homebase• Restriction of Subjects:• Unable to get in touch with the original Green House residents• given the scale of investigation, the result may not reflect the

exactly opinion of all Wan Chai residents.

• Up to 67% of respondents replied that they had never heard about the project

• Government has not consulted either potential bidder or commercial tenants about their opinions or suggestions of revitalization project, and only 10% of local residents surveyed were asked about the project.

Low involvement and knowledge

67%

33%

Have you heard about revitalization project of Green House before?

No

Yes

97%

3%

Did you know about the procedure of revitaliza-tion project or bidding procedures prior to your

visit here?

No

Yes

Limited Impact of Comix Homebase

• None of the respondents think studios and reference rooms provided are enough for the need of comic artists.

• Most visitors (77%) came to Comix Homebase just to chat with friends or enjoy free air-conditioner

• Owner of commercial tenant Animate has gained comparatively lower revenue than his other branches in Mong Kok.

77%

23%

Why do you visit Comix Homebase?

A public space for rest and chit chat

Lack of Confidence and Trust• local communities, people interested local art development, and

commercial tenants all reflected concerns and low confidence about revitalization project and its effectiveness.

• Various groups replied doubts about transparency of government decision, insisting at least a cost-benefit analysis should be published

• 90% of visitors interviewed think the cost of project far exceeds its potential revenue.

• Indifference or negative attitude

Four major doubts• Cost-effectiveness• Completeness of preservation• Further development• Transparency

Survey Analysis – Tourists

90%

10%

Do you think the rent of commercial tenants will exceed the cost?

No

Lack of knowledge67%

23%

10%

Do you think it is a good idea to turn Green Houses into Comix Homebase? The majority of

respondents

Disagree

Agree to some extent

Indifferent

Survey Analysis – Commercial Tenant: Animate• 4th branch of Animate• Size of this branch is rather limited and revenue is still far from

satisfactory• One major reason he opens a branch here is that government

subsidize part of the rent• Products for sale are mostly related to Japan comic arts instead of

local comic arts• Wonders why government did not choose Mong Kok—where lies

Sino Center—as the location to build Comix Homebase

A real promotion of local comic arts?

• Never asked for their suggestions about revitalization project• Think the characteristics are not retained as much as the

architectures in Western countries• Suggest the space of studios and reference rooms should be

expanded

Survey Analysis – People Interested in Local Comic Art Development

I think the two studios are only for famous cartoonists. Local comic

industry would not be well developed if not enough young cartoonists were

provided with resources to perform art.

• Suggests that organizations and citizens apply for utilization of the Comix Homebase by sending inquiries to Hong Kong Arts Center

• Points out the number of visitors is still disappointing, but could increase greatly when there are events or exhibitions

• The majority of visitors are residents from neighboring areas

Survey Analysis – Ambassador of Comix Homebase

There are not many visitors on weekdays, 20-30 per day. At

weekends the population doubles. I think the popularity will increase when

more exhibitions are held here.

Problems Reflected through Investigation in field trip

1. Appearance: the extent of improvement of original architecture

• The degrees of deconstruction of both of the Green Houses are above 50%, leaving no sign of original structure

• Little original characteristics of Tenement Houses were maintained. • Details like door bolts and tiles on the floor were taken into

consideration during revitalization.

Above 50% of deconstruction

Little original characteristics of Tenement Houses

More is a mergence of modern and Tenement styles

Details taken into consideration

door bolts

bricks in kitchen

Details taken into consideration

Roof tiles

Floor bricks in different styles are remained

Details not taken into consideration

Details not taken into consideration

Details not taken into consideration

2. Usage: the original usage of Green House• Too limited space and infrastructure for comic art development• The urgency of providing space for comic art development may not

surpass other citizens’ needs such as residential needs

3. Economic benefit: cost-benefit analysis• 200 million cost of revitalization project• Only revenue of Comix Homebase comes from rents of two studios and two

commercial tenants• Too few visitors to boost local economy

Problems Reflected through Investigation in field trip

The urgency for comic art development?

4. Procedure of project • Only a limited number of local residents or commercial tenants were

consulted by the government about opinions• Decision and implementation of Green House revitalization were not

publicized

Problems Reflected through Investigation in field trip

Reflection about Revitalization Project• Government policy making process• This mismatch from government’s original intention and the end

results stems mostly from the lack of dialogue between the public, the operator and governments, not to mention the original inhabitants of the building

focus more on relocating the current inhabitants

Moving them out of the original building on the back of financial remuneration

Ultimate goal of revitalization: “achieve dialogue and sharing with inhabitants” –by UNESCO

HK revitalization of historical buildings reflected in Mollory Street Program

↓

+≠

Classification (by Antiquities Advisory Board)

↓(Lack interference)

Relocation of inhabitants (by HK Housing Society)

↓ Design and Construction(Urban Renewal Authority)

↓(Lack consultation)

Open for bidding

↓(Lackconsultation)

5 years managemnent (by HKADC)

↓(Lack consultation)

Re-open for bidding

↓(Lack consultation)

5 years of management (by???)

Suggestions• Increase public involvement in regulation

amendment and public decision making.

Increased supervision could improve government’s transparency and credibility, thus benefiting both the public and authorities.

• Consult representatives from all parties involved to form a comprehensive understanding of the projects and gain public support.

In this way fewer complaints or discontent would occur and the effectiveness of project would be greatly improved.

• Different department should cooperate with each other and divide authorities properly.

For example, Antiquities Advisory Board should be authorized not only to classify grades of ancient architecture, but also to interfere into implementation of project such as the degree of rebuilding.

Suggestions

THANKS FOR YOUR TIMEWe hope more of our friends could participate in social projects and contribute to the welfare of Hong Kong society.

Q&AWe hope more of our friends could participate in social projects

and contribute to the welfare of Hong Kong society.