estudio hutong

8/9/2019 Estudio Hutong

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-Beijing Hutong Conservation Plan-


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Contents a) Occupancy and Ownership 33 5.4.3 Population dwithin the Co!!un

Pre"ace 3 a-#. Population 33 5.4.4 $or% &e'uire*oreword 4 a-+. ,iving pace 33

5.5 &esidents ire/he uthors and c%nowledg!ents 5 a-3. Property 34 5.5.# Planning and 00ntroduction 1 () Building Condition 35 5.5.+ 2aintenance

#.O(ject o" this Project (-#. Condition 35(-#-#. Co!!on tructural Pro(le!s 35

1. pplying the Proj+. Beijing Historic 0nner City Overview (-#-+. Present tate o" 2aintenance 31

1.# *inancing the P+.# eographical etting (-+. 0n"rastructure and *acilities 31 1.+ overn!ent u+.+ History $ater 31


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+.3 6r(an tructure #7 ewage 3 1.4 Pu(licityCity Planning #7 /oilet 3

Hutong #+ Hearting syste! 3 . Conclusion8arious types o" Buildings #3 9:tension Building 3rea "eature — 0nner city #4 ,iving pace 0!prove!ent 3 . ourcesrea "eature — Outer city #5 (-3. u!!ary o" Co!!on Pro(le!s 47

Credits+.4 &esidential Buildings #1 c) 6nderstanding the Hutong Co!!unity 4#+.5 Courtyard Houses in 2odern /i!es # d) &esident s Opinions &egarding

Conservation and /ouris! 45

3. Present state o" the old city d-#. Conservation 45

3.# Beijing s 6r(an evelop!ent d-+. /ouris! in Hutong 41Over the past 57 years # 4.4 Conclusion o" the urvey 43.+ angers to the Old City +7

3.+.# ;atural isasters +7 5. Pilot Project Plan "or &eha(ilitation o"

3.+.+ a!age and evelop!ent +7 Courtyard House and Co!!unity3.3 Housing &e"or! and $eigai syste!+# 5.# i! o" Pilot Project 43.4 Present Condition o" &e!aining 5.+ tructural nalysis 57

Historical Buildings +4 5.+.# Historic Bac%ground 57

3.5 2anage!ent o" the Old City +1 5.+.+ Population and Ownership 5#5.+.3 pace rrange!ent 5#

4. -ocial -urvey and Conservation -tudies 5.+.4 Present *acilities 53

in /arget rea 5.+.5 tructural Pro(le!s 53

4.# 0ntroduction o" the /hree /arget reas + 5.3 Cooperation (etween &esidents<=hong-ulou rea + O""icials and 9:perts 54

>andai ?iejie rea 37 5.4 Proposed Plan "or &eha(ilitation wor% 55

Chaodou Hutong rea 3# 5.4.# &eha(ilitation @ &e(uilding<4.+ urvey Auestions 3+ Courtyard ;O.17 554.3 urvey &esults and nalysis 33 5.4.+ &eha(ilitation @ 6tility &oo!s Case<

Courtyard ;O.5 51

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Pre"ace

At present, the pre-eminent problem existing in our country’s urban construction is that some city

leaders only see the economic values of natural and cultural relics but know little about the historical,

scientific, cultural and artistic value of them. They seek only economic benefits and development while

neglecting protection, so damage to natural and cultural relics are occurring frequently. ome cityleaders simply deem the constructions of high-rise buildings as urban moderni!ation while paying

insufficient attention to protection of natural scenes and historical and cultural relics. Their large-scale

dismantling and building during old city reconstruction have damaged many traditional districts and

buildings with historical and culture values. om e other city leaders prefer to demolish true historical

relics and build false historical sites and artificial scenes. Though they have spent a large amount of

money the results are neither fish nor fowl. "e must resolutely correct such wrong practices.

Quoted from a speech given by China State Council member Vice Premier Wen Jiabao at the3rd representative conference of China Mayors !ssociation" entitled #ow to properly handle

the relationship between the moderni!ation of a city and the protection of historical relics.

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#


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/he uthors

$he authors lived in %ei&ing for a year before starting 'or( on this plan) $hey have e*tensive e*perience of building restoration" including many years

'or(ing on the rehabilitation of central +hasa) $hey have studied and visited similar rehabilitation pro&ects in %erlin" ,athmandu and other !sian cities)

c%nowledg!ents

$-. 'ishes to than( the !rchitecture /epartment of $singhua 0niversity for their co1operation in the research of this pro&ect" and for hosting

the conference" $he .uture of ld %ei&ing and the Conflict bet'een Moderni4ation and Preservation5) $-. also 'ishes to than( the

6mbassies of 7ermany and .rance in %ei&ing" the 6cole .rancaise d6*treme rient 6.6" the -einrich1%8ll1Stiftung" M9S6:6: and

0;6SC for their patronage" and the local government of Shi Cha -ai and the %ei&ing Planning ffice for their cooperation

$he !uthors residencial courtyard in %ei&ing


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Beijing Hutong Conservation Plan/he "uture o" Old Beijing and the con"lict (etween !oderniation and preservation

0ntroduction

$he topic of this plan is the conflict bet'een the moderni4ation of %ei&ing and the preservation of its cultural heritage) ver the past decade" rapid development

has lead to a remar(able improvement in the =uality of life for many citi4ens) !t the same time" ho'ever" much of the historic urban fabric of the capital has been

lost) Ma&or roads no' bisect ancient neighborhoods" 'hilst in many areas" recent redevelopment has 'iped out the subtle architectural te*ture and spatial

arrangement of the preceding centuries) $he atmospheric -utong lanes" the traditional residential homes" and the Si1-e1>uan courtyard houses 1 all are fast

disappearing as the city races for'ards into the 2?st century) 9n recent years" the government has placed a number of -utong lanes under protection" but 'hat

e*actly this protection means is not clear) Many %ei&ing people are no' concerned that" at the current rate" redevelopment 'ill soon engulf and destroy the

ancient courtyard houses forever) 7roups and committees have formed to debate many of the practical issues surrounding redevelopment and conservation)

Can a city the si4e of %ei&ing afford to have one1storey housing at its centre@ !rent the courtyard houses much too dilapidated" and lac(ing in comfort" to be

saved@ -o' can the local resident community be protected from relocation@ -o' can rights of o'nership be balanced against the needs of commercial re1

development@ Whilst these =uestions are being discussed" the re1development goes relentlessly on)

Many cities 'orld'ide have found that rehabilitation" rather than re1development" of historic urban districts brings considerable benefits) $his plan

sets out to demonstrate that rehabilitation is also suitable for %ei&ing) $he opinions of residents have been carefully researched and integrated

into the plan) Some of the solutions proposed are self1contained" and could be used for the rehabilitation of individual courtyard houses) 9n order

to preserve the character of a historic %ei&ing neighborhood" ho'ever" a larger cluster of -utong neighborhoods must be targeted) $his must be

done 'ith considerable urgency before the incursion of more ma&or roads destroys the -utongs original urban conte*t) $he value of the -utong

lies in the spatial arrangement as much or more than in the architecture of the individual courtyard house) $herefore" concerned parties must be

very clear from the outset about 'hich remaining =uarters of historic %ei&ing they intend to preserve)

%ei&ing is one of the 'orlds most important historical cities" 'ith a uni=ue ambience balancing ancient and modern) -aving reached this point of balance"

%ei&ing planners must surely pause for thought) 9t 'ould indeed be a great loss if this ancient capital 'ere to become &ust another face1less mega1city)

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#.O(jectives o" this Project

$he ob&ective of this pro&ect is to provide a concrete proposal for the conservation and subse=uent rehabilitation of three of %ei&ings historic -utong

=uarters) $he measures proposed could also be adopted for other neighborhoods" but the proposal focuses on the combined neighborhoods of

Shichahai" Bhong17ulou and ;anluogu *iang) $hese areas are rare e*amples of intact historic residential areas no' remaining in %ei&ing)

$he principles behind the Conservation Plan are

D Preserving a ma*imum amount of the authentic historic building materials

D Preserving the to'nscape and original historic setting of Si1-e1>uan type housing in the -utong lanes

D :etaining the current mi*ture of subsidised housing" private house o'nership" commercial buildings and services

D Wor(ing 'ith e*isting resident community

D $raffic regulation

D %ringing living conditions up to an acceptable standard

What can 'e leave in %ei&ing -utong@@@

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+. Beijing Historic 0nner City Overview

+.# eographical setting

%ei&ing is located on a flat plain on 3F)


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+.+ History

!rchaeological findings suggest that the site of modern %ei&ing has been inhabited continuously for more than 3HHH years) 9tshistory as Chinas capital spans the Jin" >uan" Ming and Qing dynasties)

9n F3A +iao1;an&ing" on the site of modern %ei&ing" 'as

established as the most southerly of < +iao dynasty sub1

capitals) 9n ??uan dynasty" in ?3A" /adu1

%ei&ing temporarily lost its capital status" 'hen the ne'

Ming emperor moved the capital to ;an&ing) $he third Ming

emperor Bhu /i decided to reinstate the /adu site as the

Ming capital" building a ne' capital there under the name

of %69J9;7 in ?#2?)

9n ?A## the first emperor of the Qing dynasty" ShunBhi" decided to retain the capital in %ei&ing) !partfrom a brief period during the civil 'ar" %ei&ing hasremained as the capital ever since) GSourceK%69J9;7 0:%!; -9S$:> !;/ 797:!P->"

%ei&ing >anshan Publication" by -ou :en Bhi" 2HHHI

+iao1;an&ing Jin1Bhongdu >uan1/adu Ming1Qing %ei&ing

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+.3 6r(an structure

City planning

$he urban design of %ei&ings historic city is based on the >uan /ynastys thirteenth1century capital" /adu) $his ma(es %ei&ing one of the 'orlds oldest centrally1planned

cities" and an important living e*ample of ancient Chinese city planning)

Principles for ancient Chinese urban planning" compiled to'ards the end of the Chun Qiu periodG%CEEH1%C#EAI" favoured a rectangular street grid 'ith a palace in the centre" surrounded bytemples and mar(ets" and an auspicious number of ?2 gates in different directions)

LBhou +i ,ao 7ong Ji

/evelopment of 0rban structure

$his principle 'as follo'ed in the >uan dynasty 'hen

%ei&ings historic -utong grid pattern 'as laid do'n) $he grid

'as subse=uently enlarged and adapted" ta(ing its final

shape during the Qing /ynasty G?AA#1?F??I) $he >uan

courts central palace compound 'as located slightly to the

north of the present .orbidden City) 9t is a tradition that

dynasties build their o'n palaces and temples" and demolish

the old) !ccording to archaeological research" the Coal -ill

GJin ShanI is in fact the pile of rubble resulting from the

destruction of the >uan dynasty palace)

>uan1/adu 6arly Ming period Middle Ming to Qing period

?H


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%ei&ing is laid out on a rectangular grid) $he city

is bisected by its E)(m north1south a*is) 9n the

centre lies the palace comple* of the .orbidden

City" flan(ed by four temples" one in each

cardinal direction) >ue $an" $emple of the Moon"stands to the West) :i $an" $emple of the Sun"

stands to the 6ast) /i $an" $emple of the 6arth"

stands to the ;orth" 'hilst $ian $an" the $emple

of -eaven" stands to the South) $he temples

location" established during the Ming /ynasty"

reflects >in >ang Wu Ning" the ancient

philosophical school of the K.ive 6lements) >in

>ang Wu Ning also determined that the Kinner

city had F gates" 'hilst the Kouter city had E)

Qing period urban founction

??

Hutong


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! K-utong is a narro' lane) $he term is believed to be

Mongolian in origin" since it first appears in %ei&ings >uan

dynasty records) $here are several theories about the

original meaning of the 'ord" the most popular being that it

means K'ater 'ell) >uan dynasty city plans sho' 3 types

of street" big streets Garound 3E)2m 'ideI" small streetsG?)Am 'ideI and -utongs GF)3m 'ideI) %ig streets and

Small streets mostly ran ;orth1South" 'hilst the -utong

lanes" mostly ran West16ast)

-utong lanes provide shelter from the 'ind and give a strong

sense of privacy) riginally" many trees 'ere planted in the

courtyards" 'hilst more 'ere planted later along the sides of the

-utong lanes) Maps from the Qing /ynasty and the :epublican

6ra sho' that large numbers of important historic buildings"

such as temples and monasteries G%uddhist" $aoist"

Confucianist and local /eitiesI 'ere once active throughout the

-utong areas) Many of these still e*ist today although many

have been converted into housing)

Banchang Hutong "acade

-utong alleystructure GQianlongmapI

Public $oilet :uyi1mengate Jin4hu1men

gate

Niao men lou gate 7uangliang1men gate +ocal community


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office

Pass by bar Western type gate7uangliang1men gate

?2

8arious types o" (uildings

$he remains of >uan" Ming and Qing period street

patterns are of immense value to our (no'ledge of

historic Chinese urban planning" archaeology and

sociology) %ei&ing also retains thousands of historic

buildings of various types" from different periods"

contributing greatly to our (no'ledge of ancient

Chinese architecture) $hese structures include palaces"

imperial gardens" monasteries" temples" bridges"

residential buildings" 6uropean style buildings and

:evolutionary monuments from Chinas recent history)

f particular note are the 9mperial Palace comple* from

the Qing and Ming dynasties" the temple of $ian ;ing Si

from +iao dynasty" %ai $a Si temple and Wan Song

pagoda from the >uan dynasty)

a) >ong -e 7ong 1? century1

d) $ian;ing Sipagoda1?Hcentury1

b) /ong $ang 1?FH#1

c) Ming city 'all 1?< century1 e) %ai $aSi pagoda 1?3 century1


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f) Ming Qing .orbidden City 1?< to ?F century1

g) %ell

to'er 1?century1

h) $ian $an 1?< century1

?3


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rea "eature

/espite a certain uniformity of height and limited variations in design" different residential neighborhoods still had distinctcharacteristics" reflecting the different social groups that inhabited them)

0nner city "eature

$he inner city area measures 3(m2) $he imperial city stands in the center" and the citys planning 'as based on

>uan1/adu) $he streets 'ere laid out mainly on a grid pattern) Most of the inner city 'as residential in character" 'ith

concentrations of large1scale courtyard homes of the upper classes) $hese include palaces and storage buildings of

princes and other royals) Within a bloc( located to the east of $ian !n Men s=uare (no'n as /ong Jiao Min Niang"

there are many 'estern1style buildings dating to the beginning of 2Hth century" mostly former foreign embassies)

Plince palaces gate

9mperial city

/ong Jian Min Niang area

Storage buildings area

Princes palaces

Wide -utong street in inner city

%ig si4e courtyard house

/ong Jiao Min Niang" former .rench post office Stoarage house in Nin ;an Cang

?#


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Outer city "eature

$his area measures 2#(m2" 'ith the highest concentration of buildings in the northern part) 9n

?A#" the Qing emperor Shun Bhi settled his compatriots" the Manchus" in the =uarters

surrounding his palace) Mongols 'ere located in ad&acent 4ones in the inner city and -an

Chinese in the outer city) $he outer city 'as not laid out along a grid pattern" so there are

many croo(ed streets and narro' alleys) %uildings are to a much smaller scale than in the

inner city) $he outer city has traditionally been a commercial area) $raders from Chinas

provinces tended to form their o'n neighborhoods" each dra'ing architectural inspiration from

their respective native region) $he institution of K-ui 7uan 'as a liaison office bet'een %ei&ing

and local regions for traders and immigrants) $he K-ui 7uan provided free-u 7uang -ui 7uan theatre

accommodation for visitors from local regions and some of them had their o'n opera

theatres) $he K-ui 7uan also 'or(ed as an active community center) $here 'ere

around #AH K-ui 7uan located 'ithin the outer city at the end of the Qing dynasty)

Commercial area

K-ui 7uan concentrated area

Various types of commercial buildings

Small si4e courtyard house ;arro' -utong street in outer city

?<


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+.4 &esidential (uildings

$he traditional residential building of old %ei&ing is the Si1-e1>uan" or courtyard house" consistingof lo' buildings grouped around one or several central courtyards)

9n the Si1-e1>uan house" the main building GBheng .angI is preferably located on the northern side of the courtyard

facing south" 'ith t'o sub rooms to either side G6r .angI) n the Western and 6astern sides are the Niang .ang) $he

south side comprises a building facing the street G/ao Buo .angI and a shado' 'all G>in %iI) $he courtyard is accessed

through a main gate at the southern end" and often there is a bac( door on the northern side) 7enerally" the main

residential buildings are south1facing" designed to bloc( the fierce northern 'inds but allo'ing sunlight to shine into the

main rooms) $his design is 'ell1suited to %ei&ings climate) ! ma&or attraction of the courtyard house is its secluded and

peaceful atmosphere" affording a degree of privacy and calm 'ithin the citys bustle) $he ambience of the courtyard

house is closely tied to the traditional lifestyle of Chinas urban families)

7ate decoration ditail

7ate >in %i Gshado' 'allI Men dunr Gstone corvingI

Bheng .ang Gmain buildingI

?A


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Si1-e1>uan buildings are timber framed" 'ith bric( 'alls and tiled roofs) $he reddish colours of the painted timber beams pillarsand pillars contrast 'ith the grey bric(s and tiles" creating the distinct %ei&ing -utong combination)

Si1-e1>uan 'ere sub&ect to strict restrictions on height" design" colour and decoration in imperial times) $he restrictions 'ere gradedaccording to the status of the o'ner) $he limitations included rules on the colour and style of roof tiles" the colour of the outside 'alls

and the decoration of the main gate) Within the inner city 'alls" before ?F??" no residential building of more than one storey 'aspermitted) 9t 'as considered unthin(able that ordinary beings should have houses taller than the 'alls of the .orbidden City)

Courtyard house section 1Nian Ming -utong ;)#1 dra'ing by +iang >a Qing

+.5 Courtyard houses in !odern ti!es

$he Si1-e1>uan 'ere originally designed and built to house one family" but since the ?Fuan" the

standard of living is not compatible 'ith that of modern apartment flats) >et many residents appreciate the living

environment and =uality of old %ei&ing" even if shared 'ith three or four other families) $he central location is

convenient for 'or(" schools and shops) 9f all the inner city -utong residents 'ere resettled beyond the fourth ringroad" %ei&ings traffic and transportation systems 'ould collapse) Many %ei&ing residents also say that living on the

ground floor is more healthy" since they remain in close connection 'ith the 6arths energy) $he Si1-e1>uan

lifestyle has a long and ancient tradition" and is 'idely regarded as an essential element of Chinese culture)

! courtyard house shared by sevral families"e*tentional buildings coverd original open space)

?E

3.Present state o" the old city


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3.# BeijingDs ur(an develop!ent over the past 57 years

9n ?F#F" after the establishment of the ;e' Chinese government" the city planners realised that

%ei&ing could not fulfil the role of a modern 2H th century capital) 9n the same year" the %ei&ing

urban planning committee 'as established) $his committee invited e*perts from the Soviet

0nion and China" to develop concepts for %ei&ings urban development plan) $hese e*perts had

diverse opinions and suggestions) ;otably" architect +iang1Si1Cheng proposed (eeping the old

city and building a ne' city outside of the city 'alls)5

$he plans suggested had three common points

?I %ei&ing should develop not only as the political capital of China" but also as anindustrial" cultural and artistic centre)

2I $he population of the city centre should be controlled not to e*ceed # million)

3I $he city layout should radiate from the centre" integrating a series of ringroads)

9n the spring of ?F


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!fter ?FE" the political and economical situation improved rapidly) 9n ?F3" the State Council approved a ne' K%ei&ing CityConstruction Master Plan) $he plan included provisions for industrial development" population control" upgrading of the old cityand improvement of basic infrastructure) $his plan forms the basis of present1day road1building pro&ects)

0nder the pen /oor Policy" China transformed from a planned to a mar(et economy system) ! ne' plan for %ei&ingsdevelopment 'as adopted" reflecting the changing political and economic climate)

9n ?FF3" the State Council approved the K%ei&ing City Master Plan G?FF?12H?HI) $he Master plan established %ei&ings status as an aspiring

international city) 9t highlighted the need for balance in integrating cutting edge modern development into %ei&ings uni=ue ancient heritage)

!s a result" the municipal government adopted K$he conservation plan for the historic and cultural city of %ei&ing in September 2HH2) $his

plan gives detailed guidelines for the protection of the old city) 9mplementation of this conservation plan is" as yet" unrealised)

ppendi: &elevant ,aws and Planning Proposals

L+a' of Peoples :epublic of China 0rban Planning /ecemberO?FF

L+a' of Peoples :epublic of China Cultural :elics Protection ;ovemberO?F2" edited on JuneO?FF?L/etail :egulation of 9mplementation of China Cultural :elics Protection +a' MayO?FF2

L:egulation of %ei&ing City Culture :elics Protection and Management JuneO?FE

LManagement :egulation of %ei&ing City Cultural :elics Protect Site JuneO?FE

LPoints of :econstruction and 6*tend of %ei&ing City Planning /raft ˇ SeptemberO?F


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3.+ angers to the old city

3.+.# ;atural disasters

%ei&ing is located in the earth=ua(e 4one of the -ua %ei plain) 9n ?FEA" a ma&or earth=ua(e" measuring E) on the :ichter scale"hit the %ei&ing area" 'ith its epicentre at $ang Shan Ga to'n ?H(m from %ei&ingI) %ei&ing 'as directly affected" 'ith more than2HHH buildings collapsing in eight districts of %ei&ing) 9n addition" ?HH HHH buildings 'ere damaged and classified as dangerous)

9n %ei&ings old city area" it is still possible to see traces of damage from the $ang Shan earth=ua(e)3.+.+ a!age and evelop!ent

-istoric events in Chinas turbulent history have left their mar( on the countrys ancient capital) 9n the

past century" the %o*er 0prising" the 9nvasion of 6ight1Po'ers" the Japanese 'ar and the civil 'ar" and

indeed the Cultural :evolution" have all ta(en their toll on %ei&ings cultural heritage) :esearch carried

by $singhua 0niversity indicates that over the past #H years" especially during the Cultural :evolution"

22)< (ilometer of city 'all" 22 turrets to'ers" and many famous imperial par(s and Si1-e1>uan

buildings" 'ere damaged G:ef Contemporary :edevelopment in the 9nner City of %ei&ing Survey"

!nalysis and Survey" Ph/ study by Mr) .ang ,e" published by $singhua 0niversity in June 2HHHI)

Chong Wen Men in ?FH?

Since the late ?FHs"and throughout the ?FFHs" Chinas social and economic systems developed 'ith

concomitant rises in land and property prices) $he resulting property redevelopment business led to the

dismemberment of many historic neighborhoods and buildings in central %ei&ing) 9mportant sites 'ere officially

earmar(ed as cultural relics sites and 'ere protected) 0nfortunately preservation plans gave no detailed

concept for the preservation of complete historic districts) $he speed of the demise of the %ei&ing -utong has

been measured at AHH lanes per year" Gref Nin %ao ne'spaper and research by the archaeologist Nu PingfangI)

Most demolished -utongs have been replaced 'ith s(yscrapers built by property developers) /evelopments

such as /ong .ang s=uare" .inancial Street" and Jiao /ao ,ou flats all stand on the sites of ancient -utongs)

$he rapid decrease of %ei&ings historic areas =uic(ly became a nation'ide and even international concern)

$he government recognises that the e*tinction of the %ei&ing -utong is undesirable" and has begun todevelop more preservation concepts) $he latest plan" published in 2HH2" is KConservation Planning of

-istorical Cultural City of %ei&ing) $his gives 2< -utongs protected status) Since the publication of this

plan" ?< more -utongs have been listed) $he plan recommends protection) 9ts success hinges on strict

implementation" 'hich may 'ell be hindered by the unsolved contradiction bet'een /evelopment and

Preservation) 9f the governments preservation efforts succeed" they 'ill bring huge cultural and social

benefits) $he present report aims to support these ideas and develop them further to suggest some

'or(able solutions)

Jiao /ao ,ou residencial flats built in2HH2" a ne' building appearing inhistorical =uarter)


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2H


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3.3 Housing &e"or! and the $eigai yste!

Since the ?FHs" China has been developing into a mar(et economy) !mongst other things" this has resulted in a booming propertymar(et) 9n some Central 6uropean countries the pace of economic reform has been carefully controlled) ! gradual pace ensures thatless 'ealthy inner city residents are able to remain in their homes and are not forced out by s(y1roc(eting property prices) Countriesthat have reformed more rapidly" such as :ussia" have seen a concomittant rise in the number of homeless people in urban areas)

China faced the additional problem that its densely1populated housing districts 'ere centuries old and lac(ing in maintenance)$he most recent solution implemented has been the KWeigai system) 0nder this regime" residents of dilapidated buildings arere1housed else'here" the old buildings are (noc(ed do'n and the sites are redeveloped)

$he onset of the Weigai at the latest has put an end to the idea of returning the houses to their former o'ners" 'hich 'ouldhave created a host of ne' regulatory and social problems Gas e*perienced in :ussia and former 6ast 7ermany after ?FFHI)9nstead" Weigai gave the chance to start all over again" literally burying the past and building a ne' city)

!fter relocation" residents benefit from better facilities and increased

living space) .or the average resident" living space per head has

increased from A)< s=uare meters to ?2 s=uare meters in

concordance 'ith the national Niao ,ang Gmodest 'ealth5Istandard) -o'ever" a different report" from Mc7ill 0niversity"

G-0S9;7 ! %9++9; Volume 3 K-0S9;7 :6;6W!+ 9; %69J9;7

%S6:V!$9; !;/ !;!+>S9S by Bheng +ianI indicates that

most residents living space has actually not increased) 9n the Hs

and early FHs" residents 'ere often relocated on the same site" after

demolition and redevelopment) $hey 'ere often re1housed on the

site of their original home) $he living space 'as similar" but minus

any e*tensions or courtyard space that had previously been theirs)

$a(ing this into account" living space actually decreased) Since the

late ?FFHs" relocation has usually been to the outs(irts of the city)

0nder the :elocation !ct compensation is paid) Payments increase

'ith increased relocation distance" but decreased living space is not

ta(en into account)

ver the last ten years" 2HH"HHH families have been relocated as

part of the Weigai GPh/ study by Mr) .ang ,e" $singhua 2HHHI)

$his has had a huge impact on the historic character of %ei&ing)

Weigai project area in 1983 Weigai project planned area in 1991

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0nfortunately" the implementation of the Weigai has ta(en place 'ithout any reference to conservation planning)

Property redevelopment companies have free reign to redevelop former residential areas" the only condition being that

they re1house the original ade=uately) $o ma*imise profit" many companies have chosen to situate relocation housing

far from the city centre" 'here land is cheap) nce re1housed" the vast ma&ority of residents are unable to afford the

inflated prices of their redeveloped neighborhoods) Weigais emphasis has shifted from its original aim to provide safe

and modern housing for residents" into a drive to re1develop %ei&ings most valuable land in the historic central areas)

$he Weigai redevelopment has in some instances by1passed e*isting regulations" damaging historic

character of %ei&ing) More than # million s=uare meters of -utong neighborhoods have disappeared bet'een

?FFHand ?FFF GPh/ study by Mr) .ang ,e" $singhua 2HHHIR and relocated residents no' live far from their

daily 'or(places and services) Many no' need to commute" putting further pressure on %ei&ings traffic

system and contributing to pollution) .rom a social point of vie'" the residents have lost their sense of

belonging" and are forced to live in anonymous high1rises 'ith fe' social contacts) +ac( of information about

Weigai relocation ma(es residents fear for their homes" ma(ing them reluctant to invest in the maintenance of

their homes) Some official planners no' say that Weigai is failing because it doesnt allo' people to remain intheir o'n area) Some residents remar(ed" for the benefit of the fe'" the ma&ority must suffer5)

/isapearing of %ei&ing -utong))))))))))

Can 'e hand over the historical city%ei&ing to ne*t genelation@or 'e 'ill not see them again forever@@

22

9f Weigai implementation continues 'ithout conservation and social pro&ect planning" %ei&ing 'ill surely lose its


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famous ancient character) Prime minister Wen Jiabao has called on city leaders to place e=ual

value on cultural and economic considerations) What happens in %ei&ings historic residential

areas 'ill surely act as an e*ample in deciding the fate of historic buildings all over China) 9n

recent years" the historic areas of many Chinese cities have totally disappeared) 9n these

cities" the priorities of commercial developers 'ere given stronger 'eight than those of the

Cultural :elics /epartment) 9n some cases" developers have totally missed the point as far asconservation is concerned) $hey have constructed replica historic streets as tourist attractions"

having first demolished the original historic district) $his (ind of practice although criticised at

the highest level" has as yet not been effectively legislated against)

9n line 'ith the suggestions by prime minister Wen Jiabao" this ConservationProposal suggests the immediate reform of the Weigai system) Conservationand :ehabilitation Planning should then become the principle consideration for the rehabilitation of historic areas)

$he follo'ing measures are recommended

D Weigai should be strictly limited 'here historic residential areas areconcerned" ta(ing into consideration the original structure Gbuildingmaterial" height" open space etcI of the area)

D -ousing standards should be improved 'ith minimum relocation of residents" ensuring continuity of social structures)

D :esidents should be given clear information about Weigaiimplementation) $ransparency regarding planning guidelinesand security of tenure 'ill give residents the security neededto commit money to maintaining their homes)

D .or the target area of the present Conservation Proposal" i)e) the -utong

districts bet'een Ping !n /a /ao" Nin Jie ,uo" the north Second :ing

:oad and Jiao /ao ,ou" the Weigai system should be suspended 'ith

immediate effect" until a decision about the areas preservation has been

made)

$he last meal in -utong

+oo(ing for my ne'home))))


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-ope not to be demolished)))))

23


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3.4 Present condition o" re!aining historical (uildings

Since 2HH?" in cooperation 'ith $singhua 0niversitys !rchitecture /epartment"$-. conducted a study of the remaining historical buildings in %ei&ings old cityarea) $he first phase has been the identification of intact historic neighborhoods"remaining historic buildings and high1rise construction 'ithin the second ring1road)

Many of the remaining historic buildings are concentrated 'ithin the 2< protectedareas" but $-. felt that historic neighborhoods should be preserved on a 'ider

scale" as original city =uarters rather than in the form of fragmented lanes and

buildings area) +and use 'as also identified by the study as an important aspect

for preservation" to retain the different characters of the areas studied)

$he KConservation Planning of 2< -istoric !reas in %ei&ing ld City suppliesofficial data analysing the land use

$otal si4e of the 2< protected areas ?H3 hectares G?H)3 s=uare(ilometersI $he population 2


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2<


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3.5 2anage!ent o" the Old City

%ei&ing is divided into t'o counties" comprising ?A districts) $he ld City area" inside the second ring road" is divided into four districts)

$hese are /ong Cheng district" Ni Cheng district" Chong Wen district and Nuan Wu district) $he day1to1day management of the ld City

is handled by a number of departments" including the Capital Planning Committee" the %ei&ing City Planning Committee" the %ei&ing City

Cultural :elics ffice" the -ousing ffice and %ei&ing City Construction %ureau) City Planning issues need to be approved by the State

Council) /etails of %ei&ings city management most relevant to conservation planning are summari4ed belo')

City Planning 2anage!ent

!ccording to the stipulations of the %ei&ing City Master Plan ?FF?12H?H" each /istrict

Planning %ureau is responsible for planning and supervising the implementation of

road building" traffic management" environmental protection and historic

conservation)

Culture &elics Protection

9n ?F2" Chinas State Council conferred the status of -istoric Cultural City of

China5 on %ei&ing) 0nder Chinas system of heritage protection" %ei&ing has 3


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Housing 2anage!ent

$he -ousing /epartment is in charge of the management of four types of housing" namely public housing" private housing" 'or(unit housing and protected cultural relics) :esponsibilities are divided as follo'sPublic housing the +ocal -ousing /epartment is in charge of day1to1day management and maintenance)

Private housing Private o'ners ta(e full responsibility for maintenance) $heir o'nership claim can be superseded byhigher1level area planning and redevelopment)

Wor( 0nit housing 7overnment 'or(1units provide housing for employees as part of their benefit pac(age) 6ach 'or( unit is incharge of management) Sometimes the employees contribute to maintenance if they have long1term tenure)

Cultural :elics protected site the local Cultural :elics ffice is in charge of maintenance) Where protected sites are inhabited" theresidents are re=uired to respect the architectural integrity of the building)

9cono!ic !anage!ent

$he 9ndustry and Commerce !dministration is in charge of economic activities" supervising mar(ets" business licensing" etc)

Pu(lic ecurity and Population 2anage!ent

.or Public Security" there is a main police station in each district) %ranch police stations manage security and safety of

communities" 'ith a lot of residential cooperation):esidential management is the responsibility of the police" being divided into management of local and non1native residents

Gthose 'ithout a %ei&ing residence permit" including migrant 'or(ers" temporary visitors" students and foreigners)I +ocal police station

9nviron!ent and Hygiene 2anage!ent

6nvironment and -ygiene %ureaus at local level are remar(ably efficient at (eeping the-utong lanes clean and collecting and recycling rubbish)

reens 2anage!ent

!lthough there are not that many green spaces in the -utong area" there is a great variety of trees" both in

the lanes and 'ithin the courtyards) $he 7reen ffice is in charge of recording and maintaining these trees)

/ouris!

Cultural heritage is one of the main features of %ei&ing city" ma(ing %ei&ing one of Chinas toptourist destinations) $he conservation of the remaining historic areas is vital to %ei&ingsidentity and for the citys long1term commercial interests)

,eep clearn street day today

2E


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4. ocial urvey and Conservation tudies in /arget rea

4.# 0ntroduction o" the /hree /arget reas9n early 2HH2" the !rchitecture /epartment of $singhua 0niversity and $-. began a cooperation pro&ect to identify an alternative to the current

practice of commercial redevelopment of %ei&ings historic residential areas) $he pro&ect loo(ed at three neighborhoods in the northern part of

%ei&ings old city) !ll fall 'ithin the area bordered by Jiao /ao ,ou street Gto the 6astI" Nin Jie ,ou street Gto the WestI" Ping !n /a /ao Gto the

SouthI and the 2nd

:ing road Gto the ;orthI) When the pro&ect started" this 'as still a reasonably 'ell1preserved coherent historic residential area)$he three areas studied 'ere in the 7ulou" Shichahai and ;anluogu *iang neighborhoods) !ll three areas fall 'ithin the

bounds of the 2< historic and cultural preservation areas of %ei&ing

.rom the start the aim has been to loo( at the three areas as a 'hole" 'ith a vie' to creating a larger protected area 'ithin theboundaries described above) $he preservation of a comparatively large intact area" free from ma&or roads and multi storeybuildings" 'ould help to maintain the true flavour of %ei&ings ancient centre)

!rea preservation target area Social survey implemented areas

2


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=hong-ulou area EBell and ru! tower area)

$he 7ulou area" centred on the famous /rum and %ell to'ers" is

one of %ei&ings most atmospheric neighborhoods) 9t is located at

the northern end of the a*is that runs ;orth1South" through the

centre of the 9mperial Palace comple*) riginally built in the ?3 th

century" the to'ers 'ere used throughout the Ming and Qing

dynasties to sound out the progress of time) $he ringing of the bell

and beating of the drum informed citi4ens of the time of day and

also indicated the specific days of the lunar calendar) $he to'ers

are no' museums recognised as important historic monuments)

$oday" the t'o to'ers stand at either end of a small s=uare

surrounded by old residential courtyard houses) $he s=uare is a

popular recreation area for local residents" both young and old) !n

important feature of the 7ulou area is the integration of historic

monuments 'ithin a vibrant residential area) Plans to replace

residential buildings 'ith a par(ing lot for tourist busses are a(in to

(illing the goose that lays the golden egg) ! vie' of a car par(from the t'o to'ers 'ould hardly rate as a tourist attraction)

$he survey focussed on ?A courtyards that face thesmall public s=uare bet'een the to'ers)

2F


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>andai ?iejie area

>andai Nie&ie is a historic residential and commercial street located bet'een /ianmen 'ai da&ie GroadI and Shichahai la(e) $his is one of the oldest

Nie&ie Gsloping streetsI in %ei&ing) 9t 'as (no'n as /a >u $ing Nie&ie during the >uan period" later becoming 7ulou Nie&ie) !t the eastern end of the

street 'as a famous tobacco shop" built during the later Qing period to satisfy an increasingly popular habit) !s its signboard" the shop displayed a

huge $obacco case 1 a Kyindai) Such 'as the appeal of this local attraction that the street 'as officially renamed >andai Nie&ie during the late Qing

period) $he 7uan .u 7uan temple" in the middle section of the street" 'as established during the Ming period) Currently residential" it is one of the

oldest buildings in the area) Most of the buildings that face onto the street no' house small shops selling anti=ues" clothes" snac(s or stationery)Many of these still retain the architectural features of traditional Chinese shop buildings" 'ith old carved 'indo's and screens) >andai is =uic(ly

developing as a tourist sight" boasting a harmonious combination of residential and commercial buildings)

$he Survey area included 23 courtyards 'ithin a triangle formed by >andai Nie&ie and /a Shibei and Niao Shibei -utongs" inhabited by ?AH families)

3H


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Chaodou Hutong areaChaodou -utong is located to'ards the southern end of ;anluogu *iang street)

$his area has (ept the ancient street grid pattern dating bac( to the >uan dynasty)

Close to the northern end of the 9mperial City 'all" it 'as a high1class

neighborhood" housing members of the Qing aristocracy) $oday" the area contains

some of %ei&ings most perfectly preserved -utong structures)

$he survey area falls bet'een Chaodou and %anchang -utongs"'ith ?H# courtyards inhabited by around AHH families) $hedetailed survey 'as made in selected courtyards)

3?

4.+ urvey 'uestions


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$he team consisting of $-. e*perts and$singhua students conducted a socialsurvey" by intervie'ing over H families inthe three target areas) $he aim 'as to gainan understanding of the problems"conditions and residents opinions" in order

to create an ade=uate program for theconservation of these neighborhoods)

6ach courtyard 'as surveyed" using a=uestionnaire to intervie' eachhousehold Gsee appendi*I) $he =uestionsfell under four categories

a) Occupancy and ownership

() Building condition

c) 6nderstanding the co!!unity

d) &esidentsD opinions regardingconservation and touris!

Meeting 'ith studentsbefore starting socialsurvey


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Social survey on the fiels

32


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4.3 urvey results andanalysis a) Occupancy andownership a-#. Population

%ei&ing has ?3)A million permanent residents and an additional floating population of 3) million) !ccording to our survey data" aroundEH of residents in the >andai and 7ulou survey areas are original %ei&ing residentsR in the Chaodou area only


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a-3. Property$here are three main categories of housing in urban China public housing Ggovernment o'ned and housing1bureau managedI" 'or(1unit o'ned and privately

o'ned) 9n ?F2" according to official data"


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() Building condition

(-#. Condition

$he strict traditional space delineation of the %ei&ing courtyard house started to become more fle*ible after the fall

of the Qing dynasty) :ules proscribing designs and si4es in relation to the hierarchies of imperial society 'ere no

longer in effect) /uring the social reforms of the ?F


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the Chaodou area to be comparatively better maintained" probably due to the high amount of 'or( units

and cultural relic1designated sites) 9n >andai and 7ulou" the facades have been maintained and

sometimes repeatedly restored" but not much 'or( has been done inside" this is probably due to the

e*posure of these t'o areas to tourism) We found many cases 'here the residents had done some

maintenance 'or(" but 'e 'ere told that because of financial limitations and insecurity of tenancy" these

residents could not address all the problems of their homes) 9n addition" they also often lac(ed technical

(no'ledge about ho' to solve problems in the roof or timber structure" or ho' to deal 'ith humidity

infiltration) 9n the public housing" the housing department sometimes fi*es roof1lea(s and paints facades"

but clearly the responsibility for up(eep 'as very unclear) Many residents simply blamed the government

and 'here un'illing to underta(e any ma&or repair 'or(s)

B-+ 0n"rastructure and "acilities$ater

We found at least one 'ater tap in every courtyard" but sometimes that 'ould

be shared by up several families" 'ith a common 'ater meter) Many familiese*tended 'aterlines into their homes on their o'n) :aising 'ater fees are

no' causing concern or disagreement about 'ater usage" and some

residents have said they 'ould prefer that each resident should install their

o'n line Gor at least their o'n meterI to avoid disputes over 'ater bills)

Most residents rely on public sho'er facilities Gcost about ?Hrmb per sho'erI)

Many people have built simple solar sho'er systems that can be used during

summer" but these systems are currently not available to all due to

restrictions of space and lac( of drainage facilities) 9n the Chaodou survey

area" A3 have access to a sho'er in some form Geven if only during

summerI)

Simle solar sho'ersystem setting on theroof

:oof coverd by 'aterproof sheet"luc( of technical (no'ledge forproper maintenance

Common 'ater tap


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3A


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ewage

We 'itnessed ne' se'age pipes being put underneath many -utong lanes in the Chaodou area in 2HHH1

2HH2" but the ma&ority of courtyards had only very basic drainage facilities" 'ith one drain hole connected to

the street se'age) Many residents have built ma(eshift drains from their rooms connected to the drain hole)

$o improve the living conditions in the courtyard houses it 'ill be an important tas( to upgradeand redesign 'ater supply and se'age and drainage facilities" including separation of rain 'ater

and se'erage for treatment to combat %ei&ings chronic 'ater shortages)

/o

Se'ageinstallment in-utong alley

FH of residents in the survey area are using the public toilets in the streets" usually located verynearby)9n the Chaodou survey area there are public toilets) $his area has AHH families" so each toilet isshared by EE families on average) %ut a fe' families have private or shared toilets in theircourtyard)9n the >andai area" there are 3 public toilets serving ?AH families) n average andai 'e still found the original composting toilets)

Some people 'ish to install a 'ater1flush toilet in their home or courtyard) %ut space for such an installation needs to

be identified" and a connection to the se'age needs to be made Tand paid forU) 9n the Chaodou area" 22 of theresident families already have at least one 'ater1flush toilet in the courtyard) ;e' public toilets appearing in the

-utong area 'ithin 'ater flash system" improving the hygiene conditions considerably" especially in the summer)

Public


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toilet G

lef tI r egular l

y need to clea

r n up by pump


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tr ac(

;e' public

toilet Gr ightI 'ith 'ater f


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lash sys

tem" impr ovin

g of hygiene c

onditions

3E


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Heating syste!

F


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access and causing a slumification effect" responsible for much of the

bad image of -utong residences) :emoval or modification of e*tension

buildings is 'ill be necessary" but are sub&ect to 'hether the underlying

problem of finding ade=uate space per resident can be satisfactorily

solved)

6*tension buildings"'hich built front ofhistorical buildings"ocupay open spaceand bloc( sunlight inthe rooms

3


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,iving space i!prove!ent

Since most of the courtyard houses 'ere originally designed for one family and are no' inhabited

by several separate families" lac( of space is the greatest challenge to any rehabilitation effort) $he

installation of ne' facilities li(e toilets and sho'ers is hampered" and in many cases the available

space is simply too small to allo' a dignified e*istence) We have identified a number of solutions

!I) :edesigning the courtyard space and the e*tension buildings) %y allo'ing some e*tensions to

the original buildings" to be built 'ith ade=uate materials" 'e can ensure that people at least donot have significantly less space than compared 'ith before the rehabilitation) Present e*tensions

are built 'ith poor planning and 'ithout consultation of the other residents)

%)I We found a lot of public space cluttered 'ith stored construction and heating materials"and other strange things) ;e' storage facilities can be created underground)

C)I 9nterior upgrading Some old buildings have =uite high ceilings" sufficient to create loftspaces) !t present" the space underneath the ceiling structure is unused and bloc(ed" andthe usual roof lea(s need to be fi*ed before that space can be utili4ed)

$he government has also e*pressed concern about the possibilities of fire ha4ards tocommunities living in cro'ded courtyard homes in narro' alley 'ays" and any rehabilitation

plan needs to incorporate a fire control system)

Many materials are ocupaied public space" need to be cleaned up riginal facade of building 'ith much of light in the room and getmore open space

3F


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(-3. u!!ary o" co!!on pro(le!s

Most of the structural problems that 'e described above can be fi*ed reasonably easy) We identified a number of factors that arecurrently preventing the residents from doing so)

D 9nsecure tenancy as 'e have described above" residents generally assume that sooner or later their courtyard 'ill be torn do'n under the

Weigai system) 6ven private o'nership is insecure" as the current practice favour area redevelopment schemes over land o'nership)

D City plans are not transparent most residents usually only learn of their relocation as little as ten days before demolitionstarts Gofficial regulations merely state that developers need to inform residents after demolition has been decidedI) $hisfurther undermines any good 'ill from the residents to underta(e regular maintenance)

DMost residents dont have enough money to underta(e e*tensive repairs" such as roof repairs) $he insecure tenancy situationprevents them from obtaining ban( loans) Most residents also lac( technical s(ills to identify the root causes of problems andade=uate repair methods" opting at the most for temporary patch1ups)

D+ac( of responsibility for housing management" especially for public housing)

D+ac( of infrastructure" improvements of 'ater supply and sanitation facilities are dependent on the areas overall infrastructure

We as(ed the residents ho' satisfied they felt about their present homes" not connected 'ith choosing bet'een moving or staying) A# of the residents

'ere mostly satisfied and li(e their home" 2A 'ere dissatisfied and disli(ed their home" ?H said simply that they have gotten used to it)

#H


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c) 6nderstanding the Hutong co!!unity-utong residents often see themselves as the true %ei&ingers" and they spea( their o'n -utong dialect" 'hich is =uite distinct from Putonghua" 'ith

uni=ue 'ords" e*pressions and 'ays of greeting) We found that even though in some courtyards there is little contact bet'een different resident

families" overall people have cordial relations and help each other out 'henever necessary) People also li(e to spend their free time sitting on little

stools in the alleys and tal(ing to their neighbours) When one strolls through the -utongs" despite of overcro'ded dilapidated courtyards and often1

smelly public toilets" there is a special idyllic atmosphere of a community at ease 'ith its environment)

So it came as no surprise that surveyed residents e*pressed general satisfaction 'ith their environment) /aily transportationG'or(" school etcI" shopping" garbage management system Goperated by the governmentI" relationships 'ith their neighbours andthe central location 'ithin the city 'ere all over'helmingly rated as positive)

H of surveyed residents are of the opinion that the K-utong lane is an important public space)

Visitors and passers1by immediately notice people chatting in the lanes" doing their e*ercises"

sitting on little chairs playing chess) $he lanes are perceived as a pleasant environment" sunny

and green" 'here people can rela* a doorstep a'ay from their homes

+ocal vegetable mar(ets and small shops are located in most -utong lanes) $hese provide convenient supply

of daily necessities for the residents" and additional spots to meet and interact 'ith other residents) Mostresidents do not need to leave the -utong environment in order to fulfil their basic needs)

Public sanitation and garbage collection is 'ell1managed by the government) Mostresidents e*pressed their satisfaction 'ith the garbage management system" 'ith only7arbage separation for easier recycling named as possible improvement)

Children playing on -utong street"a safe place 'ithout traffic

People en&oying

chess" -utong is

Most of daily necessities are available an important public

in -utong lanes space

#?


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$he traffic situation inside the lanes 'as not rated 'ell) Most residents" 'ho in their ma&ority dont o'n cars" 'anted to see someform of traffic control" as they felt that outsiders brought too much car traffic into the alleys" causing noise and air pollution"danger from accidents" traffic &ams and general disturbance of the other'ise serene environment) 9f more big roads 'ill be cutthrough the -utong areas Gor if e*isting roads are increasingly being 'idenedI" residents and traffic e*perts thin( that this 'illbring more traffic into the inner city" and so instead of solving the traffic problems 'ill ma(e them 'orse)

Par(ing violation in alley Cars &amming nallo' -utong alley /anger to cross the road

$he big advantage of -utong neighborhoods is that life is usually 'ithin 'al(ing

distance residents can 'al( to do their shopping) !nd the bicycle" despite being

regarded as some'hat old1fashioned" is still the most convenient" environmentally1

friendly and congestion1relieving mode of transportation" and 'ill rightfully remain an

integral element of day1to1day transportation 'ithin the historic neighborhoods)

-utong alleys desinged for non1moter facilities" life is enough convenience 'ithin 'al(ing distance

#2


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$herefore transportation 'ithin the areas is already =uite convenient" and the best service one can doto %ei&ing is to prevent this mode of life from being spoiled by car traffic bloc(ing the narro' alley'ays)

Suggested ideas for traffic control Gfor e*ample" allo'ing limited access only for residentsI" developingcentral par(ing facilities from 'here residents 'ould have to commute by foot or cycle to their homes"

and the development of public transportation schemes" e)g) electric mini1buses that serve the -utongs

via easy1to1reach collection points that 'ould not have the busses go through the narro' inner alleys)

-n idea o" tra""ic control-

-utong alleys nly mini public transportation Public bus permited cars $raffic road

1Wal(ing non1motor facilities1 permited cars

#3


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9n summary" the surveyed community sees the advantages of living in -utongs as being conveniently located" ma(ingtransportation" 'or(ing and shopping easy) 9n addition" the rents are cheap" the neighborhood is pleasant and safe" thecommunity is closely1(nit" the environment is peaceful and =uite" and the atmosphere is that of cultured traditional %ei&ing life)

$he disadvantages 'ere identified as having too little space" and correspondingly overcro'ded courtyards" as 'ell as poorinfrastructure" many houses being in poor condition" and having an uncertain future under the Weigai system)

When the surveyed residents 'ere offered the hypothetical choice to move into a ne'ly1built apartment bloc(" more than AH

e*pressed their preference to stay in their present -utong lane under any circumstances Geven if offered additional compensation"and only 3# agreed to move out if offered 'hat they regard as ade=uate financial compensation" and depending on thesuitability and location of the ne' flat) Without sufficient compensation" 2 'ould refuse to move)

0nder the present system" residents are usually located =uite far from the city center in high1rises 'ith central heating" sho'er and flush1toilets" and they

receive some compensation" but have to buy their ne' flat upfront for an amount higher than the compensation" so in most cases people get relocated and

need to pay for it) $he developer not only obtains highly1valuable inner city lands" but ma(es additional profit from selling flats in undesirable locations)

$he local community is a core element of a city" 'hich helps people to organi4e their activities and

'hich fi*es social rules of hygiene" safety and environment) $he level of interactivity is determines the

efficiency of organi4ing the necessary actions for the proposed improvement and rehabilitation 'or(s)

/ifferent communities are part of the individual character of %ei&ings different residential areas)

$he long1term residents are the core element of a community) $hey spent their

life 'ithin their neighborhood" most are strongly attached to their homes" ta(e Selling home1made pic(les:epair shoes bicycle service

more care and represent continuity)

$emporary residents have fe' connections to their areas" usually care less and

are not 'illing to invest in building or area maintenance from their o'n money)

$he current population mi* in the -utong =uarters is a result of the socialdevelopments of the past


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d) &esidentsD opinions regarding conservation andtouris! d-# ConservationA of surveyed residents 'ere a'are about the regulation adopted in 2HH2 that officially declared 2< historic areas in %ei&ing as protected" and they

'ere further a'are that their area Gi)e) each of three surveyed areasI 'as also included) %ut some of them e*pressed their doubts of the meaning of this

Kprotection" citing the e*ample of ;an Chi Bi conservation area" another of the 2< protected areas" 'hich 'as partly demolished in 2HH2)

H of the residents suggested that the -utongs should be preserved and passed do'n to the coming generations as an important

part of Chinese cultural heritage) So 'e found the ma&ority of inhabitants being concerned about the issue of conservation)

$he follo'ing suggestions 'ere collected from the residents during the survey

D 6*tension buildings should be removed and density 'ithin each courtyard should be regulated)

D $heir areas overall environment and especially the sanitary conditions could still be further improved)

D Well1preserved courtyard houses should be restored and ordinary courtyards should be reformed Ti)e) rehabilitated including some reconstructionU)

D $he -utong lanes should be preserved in their entirety)

D $he green environment 'ithin the lanes should be preserved)

D 9t is necessary to have a good overall plan in order to successfully preserve the -utong areas)

D 9f there are no more -utongs then there 'ill be no %ei&ing5 many said)

D Maintenance and improvement of the houses should be done building by building" i)e) organi4ed at courtyard level)D Co1operation bet'een the government" residents and foreign investorsOdonors 'as suggested as beneficial for conservation)

D !ny conservation 'ould depend on government intervention in the form of regulations and la's that should protect homes and residents)

Many residents thin( that small1scale repairs and regular maintenance

at courtyard level 'ill be the realistic methods for preservation of the

-utongs" at the same time many thought it necessary to have strong

support from the government 'ith effective conservation la's that protect

both the community and the physical structures G-utong lane structures

and individual courtyard housesI) When as(ed to consider all the positive

and negative aspects of -utong life" and then decide 'hether they 'ouldagree to move under the present system" 2 'ould choose to stay in

the -utongs) 9f they 'ould be offered 'hat they 'ould regard as

ade=uate compensation and reasonably acceptable ne' housing" still

AH 'ould refuse to move)

Modern and $raditional life style" 'hich 'ould you prefer@

#<


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d-+ /ouris! in Hutong

EE of the residents thin( that tourists li(e to see -utong life and -utong culture" because -utong

tours already bring lots of visitors from all over the 'orld) %ut only 3


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4.4 Conclusion o" the urvey/espite various problems relating to the housing conditions" the ma&ority of residents" more than AH" 'ant to continue to

live 'ithin the -utong community even if offered reasonable alternatives) Much more serious that lea(ing roofs and missing

toilets is a general feeling of insecurity regarding their homes" because demolition and relocation could arrive any day at

their doorsteps) $his prevents residents from maintaining their buildings) $he residents also over'helmingly praised the life1

=uality 'ithin a -utong environment in terms of =uietness and green1ness" convenience of location for 'or(ing andshopping" security" and having e*cellent social relations 'ith the neighbours) .or most" this out'eighed the lac( of space

and facilities 'ithin their homes) Many residents e*pressed a'areness that the -utong residential system has not caught

up 'ith the rapid changes in the rest of the society" 'here the economic reforms abolish old subsidies" and so there 'as a

general feeling of anticipating some (ind of change) $he communities in the surveyed areas consisted of a high percentage

of native %ei&ingers and long1term residents 'ho have lived there for more than 3H years)

$he survey has sho'n that the ancient -utong system is an ideal form of organi4ing a residential area" and

the area has completed the transition from feudal one1family o'nership modern multi1family tenancy

reasonably 'ell) 9n our opinion" the residents 'ould ma(e an important and highly valuable contribution to any

reform of the -utong system" and should be actively involved) $he best solution for rehabilitation lies in micro1

management" finding solutions best1suited for each individual lane courtyard and utili4ing contributions by the

residents) 6ach area also re=uires investment in infrastructure upgrading" traffic restriction controls and

protection of the environment) $his is the most realistic 'ay to preserve $he -utong of ld %ei&ing)

%ecause of the high cultural and historical value to %ei&ing" the current redevelopment program of-utong areas should be halted immediately)

#


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5. Pilot project plan "or reha(ilitation o" courtyard house and co!!unity

5.# i!s o" Pilot project$he aims of the pro&ect are1

〈 $o improve living conditions

〈 $o avoid relocation of the ma&ority of residents〈 $o ta(e into account the opinions of all concerned parties Gaccording to survey resultsI

〈 $o preserve historic buildings and courtyards according to relevant governmentregulations for the protection of cultural heritage

〈 $o create a ne' form of cooperation bet'een the ma&or sta(eholders to achieveconservation and rehabilitation of -utong areas

$he pilot pro&ect sites located at east side of the s=uair bet'een /rum and %ell to'er)

b&ects are KBhong +ou Wan -utong ;)


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5.+ tructural analysis5.+.# Historic(ac%groundBhong +ou Wan -utong ;)AH

$his house 'as built during the 7uang Nu period" about ?an family" still occupy some of

the rooms) $he house is built around a courtyard" 'ith the main buildings facing east instead of the usual southern

orientation) /espite some additions and alterations to the courtyard structure" the building retains many original

features including the roof tiles" timber structures" carvings and painted decorations)

Bhong +ou Wan -utong ;)


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5.+.+ Population and owner ship;o.17 # families" ?# people)

$he main buildingis privately1o'nedby the pre1Cultural

:evolution o'ners"all other buildingsare public housing)

;o.5 ?2 families" 33 people)

!ll the buildings are public housing)

5.+.3 pace arrange!ent

;O. 17$otal area 2#


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)E#m2


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E2m2

pe

n

spac

e23

E)


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-istolic building

6*tension building

penspace

ong +ou Wan -utong ;)


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5.+.4 Present "acilities

Most families have a (itchen area 'ith running 'ater" but no se'er connection) $here is acommon courtyard drain 'ith se'er connection) Some residents have built their o'n sho'ersystem" either electrical or solar po'ered) 9nade=uate drainage has led to rising damp" 'hichhas 'ea(ened many of the buildings) $here are no private toilets in the buildings) :esidents usethe public toilets in the street nearby) !ll residents used coal heating in the 'inter)

Common courtyard drain Simple solar sho'er system Storage space

5.+.5 tructural pro(le!s$hese structural problems observed at the t'o sites are typical of %ei&ing courtyard houses) $he buildings have

rising and falling damp" 'ith lea(y rooves" partially rotten timbers and damp 'alls) $he progress of damage has

been gradual and much could easily have been prevented by routine maintenance) $imely roof repair 'ould

have prevented rotten roof timbers" the replacement of 'hich no' involves ta(ing off the roof) 9mproper

disposal of 'aste 'ater has also contributed significantly to the damp problem) !ny renovation plan must

address both infrastructure improvement and motivation of residents to maintain their o'n homes)

Present condition of courtyards space

-istorical parts" 'hich needs to be preserved


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5.3 Cooperation (etween residents< o""icials and e:perts

:esidential communities are no' recognised as being an integral component of any historic area) Many international pro&ects suchas the 9%! in %erlin" the Main Street Program in the 0S! and the rehabilitation of the Ban4ibar have demonstrated the succesfuluse of community1based area rehabilitation) $he -utong survey confirmed that the present resident community is deep1rooted andis inseparable from the atmosphere of the old city) %ei&ing already has one of the 'orlds largest out1door museums" the .orbiddenCity) $he -utongs no' have a uni=ue vitali ty" 'hich 'ill be destroyed if they too are made into museum to'ns)

9n the >a er -utong area" an attempt has already been made to re1establish one family courtyards by relocating present residents and redeveloping the

courtyards for 'ealthy families) So far" this has not been economically successful) ne of the problems 'ith this solution has been that the lifestyle of todays

'ealthy o'ners no longer fits into the -utong community) $he 'ealthy tend not to use local shops and mar(ets" (eep their gates loc(ed and use the private

cars to get around) $hus they contribute little to the local community Gand bereaving %ei&ing of one of its tourist attractionsI 'hilst overstressing the transport

infrastructure 1 the >uan /ynasty lanes) ver the past century" a feudalistic system has transformed into a popular social community) $o forcefully remove

thousands of residents for the benefit of a fe' o'ners 'ould harm this social system and create a feeling of unfairness and ine=uality)

9t the present residents 'ere to be given security of tenure Gin varying degrees for private o'ners and long1term tenantsI" many of the current problems 'ould be solved) Much of the maintenance responsibility could be ta(en on by residents) $o facilitate this"7overnment officials" technical e*perts" and investors need to 'or( together closely 'ith the community) 9n such a net'or( of co1operation" each group 'ould have designated responsibilities" 'hich might include

aI 7overnment input

Strong regulations and enforceable la's for the preservation of historic areas andresidence rights for the original long1term inhabitants)9nfrastructure improvement Gse'ers" drains etcI)

.inancial support Gespecially compensation for voluntarily movingoutI Population control Glimiting number of ne' residents movinginto the districtI bI :esidents input

:egular building maintenance" verified and chec(ed annually by the local;eighborhood Community ffice

9nfrastructure upgrading Gfor e*ample paying for se'age connection" ne'

'aterlines 'ithin the courtyard area" heatingIcI +ocal e*perts input$echnical advice

.easibility studies

dI $hird GoutsideI party input

+imited financial support" international e*perience" additional technical advice

overn!ent

,ocal e:perts

Hutong

&esidents Co!!unity

/hird party

Preserve Beijing Historical 'uartersustaina(le develop!ent o" Hutongco!!unity


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5.4 Proposed plan "or reha(ilitation wor%

5.4.# &eha(ilitation @ &e(uilding< courtyard ;O. 17$his comple* has already lost some of its historic structure" since the southern part is not original) $he main building and the smaller building near the

entrance are ho'ever original and have conservational value) $he central courtyard area has been filled 'ith e*tensions" leaving only narro' path'ays to

reach each home) $he number of resident families is lo' and suitable for the buildings si4e) 9n this case the follo'ing approach is suggested

?) $he t'o historic buildings should be rehabilitated and restored to their original state as possible" using traditional materials suchas roof1tiles" grey bric(s and carved 'indo's)

2) $he modern buildings can be rebuilt 'ith traditional material" but re1designed to create additional space underneath the gabled roof 'ithout altering the

original height limitation of Am) Creation of this additional space" 'hich can be used as storage or even sleeping" means that some of the e*tensions can

be removed 'ithout diminishing the area) $he e*tensions should be re1designed to f ree some courtyard space" and rebuilt 'ith traditional and semi1

traditional materials) $raditional grey bric(s" roof tiles and timber frames should be used throughout) Concrete frame 'ith tiles and bric( infill can be a

solution especially for building ne' residential 'ings) $he residents have participated in the design of the proposed building layout)

3) $he public space in the courtyard" once reclaimed" can be improved by restoring the traditional bric( paving and by planting flo'ers" bushes and trees)

#) Population ad&ustment is not necessary

-istrical building

;on1histric building

6*tension building

pen space

Bhong +ou Wan -utong ;)AH :estoration Plandra'ing by >uta(a -ira(o


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5.4.+ &eha(ilitation @ utility roo!s case Courtyard no. 5

$his courtyard still preserves enough of the original structure of an old courtyard house to attempt to restore the original layout)$here are ?2 families living here under very cro'ded conditions) 9t 'ill be necessary to create additional living space)

?) :ehabilitation of the historic buildings as authentic as possible)

2)9f the population can be ad&usted to A families" there 'ould be enough living space 'ith the original layout" 'ithout the need forany e*tension buildings) $his 'ould re=uire government assistance to identify suitable alternative housing for the rehousing of

any 'illing residents) :esidents have said their 'illingness to be rehoused 'ould depend on the location and condition of thene' housing offered and on financial arrangements compensation arrangements)

3) 9f the population is not ad&usted" 'e have proposed designs for e*tension buildings based on residents re=uirements" including utility rooms)

#) $he rehabilitation includes installing 'ater and se'age systems" correcting structural faults" 'aterproofing the roofs" getting rid of damp"

improving ventilation and sunlight" and opening the space underneath the roof structure for storage or sleeping space) !ll this must be done in

harmony 'ith the historic building design) ne communal flush toilet and one communal sho'er unit 'ill be installed 'ithin the courtyard)

-istolic building

6*tension building

pen space

Bhong +ou Wan -utong ;)


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5.5 &esidentsD direct participation

5.5.# Planning and i!ple!entation stage

:esidents should participate in the rehabilitation program right from the initial planning stage) !ny plans made must be firmly based on field

research in the community and finding a suitbale solution for each individual courtyard house) 9n discussions bet'een residents and pro&ect

implementors" residents 'ill be as(ed to propose their o'n level of input) 9t is e*pected that they 'ill ma(e financial contributions to'ards the cost of 'ater connection" se'erage connection and repair 'or() Contributions could be a fi*ed percentage of the actual cost" graded according to family

income) -aving contributed to costs" residents 'ill also have an interest in ensuring the proper use of their money) 9t is suggested that residents

should be strongly involved in the supervision of contractors) 9t is important that all sta(eholders have a clear understanding of the division of

responsibilities throughout the planning and implementation processes) 9n some cases" 'here preservational considerations clash 'ith the desires

of some individuals" it may be necessary to promote the interests of the larger community over those of individual residents)

5.5.+ 2aintenancence residents have security of tenure" they should be made fully responsible for maintenance) :egulations from the %ei&ing Cultural :elics ffice should

ma(e private o'ners responsible for up(eep of their historic buildings) Such regulations might be similar to those in %ritain" 'hich forbid alteration to the

out'ard appearance of listed buildings) $he local housing office should facilitate the establishment of a reputable maintenance contractor for tenants to

employ as necessary) ! detailed cost1 sharing agreement should be developed so that costs and responsibilities for ma&or repairs" such as roofing" 'ill be

shared bet'een the government and residents) !lthough it may be necessary to increase rents after rehabilitation" this should be done fairly" giving regard

to residents ability to pay) 9ncreased revenue from rent must be used e*clusively to'ards the upgrading and ma&or repair of the residents buildings)

dra'ing by >uta(a -ira(o


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1. pplying the project on a wider scale

1.# *inancing the progra!

$-. offers to provide some financial input for the pilot rehabilitation pro&ect as outlined above) $he 'or( should be carried out by local craftsmen"

using locally produced materials) $his 'ill not only revive central %ei&ings historic splendour" but 'ill also create many ne' &obs and encourage the

renaissance of ancient craft s(ills) $he success of the scheme depends on high =uality 'or(manship and competitive pricing) ne of the aims of the

pro&ect is also to preserve the individuality of each building) !lthough they share a basic design" each Si1-e1>uan has its o'n character) ! broad

brush housing1estate approach" 'here houses are repaired to a standard design" 'ould be highly inappropriate for this pro&ect)

$he participation of residents in funding and supervising the 'or( is seen as a (ey measure to (eep do'n costs" ensure good'or(manship and increase residents sense of o'nership) :ecently" such an approach proved very successful) !t ;o) %anchang -utong" the private o'ner paid EHHrmbOm2 for a ne' building in traditional style) !ll the construction materials and'or(ers 'ere arranged by house o'ner 'ith the permission from the district government)

$he pilot pro&ect includes the establishment of clear agreements for the maintenance of renovated buildings) $he establishment ofsecurity of tenure and fair cost1sharing agreements is sure to attract further pro&ect funding)

$-. proposes to create a revolving loan system 'here residents can borro' additional funds for the rehabilitation at lo' or no interest)9n such a 'ay" the governmentscontributions could be limited to cover only upgrading of infrastructure and technical monitoring)

$he option to offer residents to buy their homes 'ould still need to be discussed) $his 'ould release local government from maintenance

responsibility) Since fe' residents 'ill be able to come up 'ith so much money at once" a system of payment by installments could be

devised" re=uiring in turn measures to prevent re1selling for profit 'hile ta(ing advantage of the assistance offered by the pro&ect)


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. Conclusion%ei&ing is rightfully described as being a master piece of mediaeval urban planning) $he fe' remaining patches of historic %ei&ing are of immense

value" and the urgency of their preservation is 'idely recogni4ed) ! recent municipal regulation" KConservation Planning of -istorical Cultural City

of %ei&ing is a great step for'ard recognising the potential of old %ei&ing" 'ithout compromising the modernity of Chinas bustling capital) %ei&ing

should preserve aspects of its uni=ue historic urban character" and develop modern up1to1date methodology to upgrade and rehabilitate the historic

neighbourhgoods instead) nce the historic aspect has been completely changed into a ne' aspect" the city 'ill have lost its o'n original

character forever) $he -utong lane represents an integral part of the uni=ue character of this historical city) People no' say 9f there are no more

-utongs then there 'ill be no %ei&ing5) .or sustainable urban rehabilitation" all sectors of society must be encouraged to participate for the greater

benefit of %ei&ing) ! permanent effort 'ill be needed to sustain the citys uni=ue character) $he present conservation proposal is only a start) $he

rest is up to the government and people of %ei&ing" determining the shape this city 'ill ta(e in the follo'ing decades)

A?


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Lld %ei&ing19n the Shado' of 9mperial $hrone1 Nu Cheng %ei .oreign +anguage Press2HH? L9mages de Pe(in Musee !lbert1,ahn China .orestry Publishing house 2HH?

L:ead -utong >ang Nin 6conomic daily Publishing house 2HH?

L$he ld City 7ates of %ei&ing .u 7ong >ue %ei&ing !rt and Photography Publishing house 2HH22ap

LQian +ong %ei&ing City Map %ei&ing City ld %uilding 9nstitute %ei&ing City Culture :elics %ureau 9nformation Center %ei&ing >an ShanPublishing house L%ei&ing Street -utong Map China Map Publishing house ?FFFocial 0ssueL-ousing ! %illion Volume 3 -ousing :ene'al in %ei&ing –bservation and !nalysis1 Bheng +ian Mc7ill 0niversity ?FFAL!nalysis of -utong Social Survey -ira(o >uta(a" +undrup /or&e $ibet -eritage .und 9nternational 2HH2

Credits

Produced by -ira(o >uta(a" +undrup /or&e" !ndre !le*ander" Pimpim de !4evedo for $ibet -eritage .und 9nternational

With the additional input of (uma ,en" Japanese architect

+i Bhen" Chinese researcher

+iang >a Qing" Chinese architect

Margaret Miller" %ritish 'ater engineer $singhua 0niversity School of !rchitect for Social Survey

!ll photos ta(en by -ira(o >uta(a O $ibet -eritage .und 9nternational

Contact

Tibet Heritage Fund International

THF

Berliner Str.68

13189 Berlin, er!an"

1#, C$ao %ou Hutong

%ong C$eng 1&&&&9 Bei'ing, ()C

Contact* +ndre +leander, (i!-i! de +e/edo, Hira0o uta0a, 2undru- %or'e

8645&1&467&7931, 5&1361&8&

[email protected]

*::;;;.tibet$eritage


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lagos y cursos de agua naturales y artificiales en la !ona central son parte de un antiguo sistema de agua con lo que el agua dulce de 9u Fuan "han y promedio durante el díaI, mientras está caliente y h8medo en el verano.

dos adicionales trae el total a ;K,L millones de personas. *a !ona histórica de &e2ín, delimitada por las antiguas murallas de la ciudad, ocupa ;,KDtamaño total de :2m:. El más importante de los dos es el área de J 2m: originalmente comprendido por las antiguas murallas.

se refiere a las murallas de la antigua ciudad imperial, de los cuales sólo quedan algunos fragmentosI. El segundo lugar histórico es la !onaad amurallada. El área ob#etivo del &lan de $onservación se encuentra entre la $iudad &rohibida y la sección norte de la segunda carretera de


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Bei#ing una de las ciudades de planificación centrali!ada más antiguas del mundo, y un importante e#emplo vivo de la antigua china de planificación

recieron una re#illa rectangular calle con un palacio en el centro, rodeado de templos y mercados, y un n8mero auspicioso de ;: puertas en diferentes

fue posteriormente ampliada y adaptada, tomando su forma definitiva durante la dinastía Fing G;L5;C;;I. $ompuesto central de palacio de la corteios y templos, y demoler lo vie#o. e acuerdo con la investigación arqueológica, la $olina del $arbón G)in "hanI es de hecho el montón de escombros


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encuentra el comple#o del palacio de la $iudad &rohibida, flanqueado por cuatro templos, uno en cada dirección cardinal. 9ue +an, +emplo de laientras +ian +an, el +emplo del $ielo, se encuentra al sur. *os templos 3ubicación, establecido durante la dinastía 'ing, refle#a 9in 9ang (u Ping, las, mientras que la 3ciudad exterior 0tenía K.

astía 9uan registros de &e2ín. ay varias teorías sobre el significado original de la palabra, el ser más popular que significa 0po!o de agua0. 9uande anchoI y utongs GC.m de anchoI. *as grandes calles y calles pequeñas en su mayoría corrieron norte5sur, mientras que los carriles utong, en


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on plantados en los patios, mientras que más tarde fueron plantados a lo largo de los lados de los carriles utong. 'apas de la dinastía Fing y la Eraoístas, confucionistas y deidades localesI fueron una ve! activa en todas las !onas utong. 'uchos de ellos todavía existen hoy, aunque muchos se


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china urbana planificación, la arqueología y la sociología. Bei#ing tambi1n conserva miles de edificios históricos de diversos tipos, de diferenteslacios, #ardines imperiales, monasterios, templos, puentes, edificios residenciales, edificios de estilo europeo y monumentos revolucionarios de laan 7ing "i desde la dinastía *iao, Bai +a "i templo y la pagoda (an $anción d

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