|
Although office and commercial spaces play a smaller role in the question of city preservation compared to that of residential buildings, they do still have a part. Their profiles range in extremes from the great buildings of the Bund to the lesser known shops and offices along Beijing Rd. and even into the former French Concession area. A recent event hosted by M-on-the-Bund prompted more interesting questions about the definition, role and rights of preservation against urban re-generation in Shanghai.
One of the most striking issues of the debate was the absence of any examples by which to judge successful or non-successful city regeneration. If Shanghai is to become a great world centre are there any places it should seek to emulate 每 if not in form, at least in policy? No examples were offered, which was a shame. If persons wish to debate the future of Shanghai's regeneration it would seem expedient to at least have a starting point to judge those cities which have been successful or not.
No single city stands out as the definitive exemplar of successfully managing modernisation. Most major cities are deeply scarred by misjudged, ill-informed and badly executed planning. But some cities certainly stand out in their own contexts. New York, London and Sydney represent different poles of possible role models; all have made mistakes from wanton destruction to over restrictive planning. None have faced the challenges of Shanghai's population explosion and need for basic modernisation. But, each in its own way, holds a timeless attraction 每 the combination of modernity and history which makes the city what it is 每 gives it it's essence.
To ignore the history of a city is to reject its human element and, with it, any claim to lasting, ageless attraction. And yet to live within the historical constraints and structures of a city is also wrong. All cities must evolve. Should Shanghai evolve as a purely modern city it will soon lose that mantle. Like trying to construct the world's tallest building, you cannot compete against absolute modernity; someone will always build higher. If Shanghai evolves by combining its history and modernity, then it might achieve a lasting and worthy greatness. At present it is unclear which path it will take.
An example of current policy and possibilities might help illustrate the dangers and opportunities facing the city. The listing of historical monuments is to be applauded; as is the designation of protected areas. However, these are all negative measures 每 they essentially stop destruction but offer no direction on regeneration. Negative preservation measures are only one-dimensional, regeneration demands a more diverse approach. If the government is really serious about building a great city, it should make the market think a little harder, come up with some more imaginative ideas to reuse existing structures. And, the government needs to do some investing itself.
At present the government sells off city blocks on the basis of 'vacant possession' i.e. the existing buildings can be wholly replaced and a new development constructed. The major benefit of this policy is the ability to attract the highest sale price. But what if the government were willing to accept a lower price? What if they sold off whole blocks but, insisted the exterior facades, the principal dimensions had to be preserved. Do what you will with the buildings, modernise and revolutionise but re-use them. Wouldn't it be interesting to see what the market bid for such a development. The market might not bid as much, but it would bid. In accepting less now, the government would likely gain a great deal in the future.
With the continued extensive government control over much of the city's historical buildings, Shanghai has a great opportunity. There is no single example it can look to or follow. But there are numerous cities around the world which retain a deeply human essence based on their balance of the historic and modern. The debate is not about blanket preservation 每 that would be wrong. But more needs to be said about balancing immediate profits 每 and particularly government profits, with the longer term benefits of a diverse urban landscape. The market will build tall or small within the framework it is permitted; its time to test what it can do.
|
