Page 84 - JCAU-5-4

Journal of Chinese
Architecture and Urbanism The role of planning

Figure 2. Current view of the Red Rooster Commercial Office Buildings.
Source: Photograph by one of the authors in July 2023
Figure 3. The appearance of the renovated Daning Central Square.
Source: Photograph by one of the authors in October 2020
diverse collaborations between local government,
developers/investors, and landholders (state enterprises).
and premises ownership, strictly adhering to the “three
The following case study shows how a redevelopment unchanges” principles (Figure 3). A total investment of
project was undertaken with the support of this institution. 450 million RMB was dedicated to a fundamental and
careful restoration and renovation under the guidance of
4.2.2. The case of Daning Central Square (700 the Japanese architecture design company HMA. Through
Wanrong Road, Jing’an District, Shanghai) adaptive reuse, the former industrial spaces were converted
Founded in 1944, Shanghai No. 1 Machine Tool Factory into space comprising 22,000 m² of business office area and
belongs to Shanghai Electrical Group, a state enterprise 13,000 m² of commercial space. Shortly after its opening
with a municipal hierarchy. The site, covering an area of 7.8 in 2011, prominent international companies chose the
hectares, stands as one of the largest creative parks in Jing’an industrial buildings in the park as their office locations
6
District. Statutorily, the site was designated for renewal instead of modern-style high-rise business buildings,
for commercial use. According to formal procedures, land including several world top 500 enterprises such as Kyocera
acquisition should be managed by a land banking agency, and Kimberly-Clark.
and presented to the district government after negotiation Formally, the new urban space remains classified as
and a land compensation process. Subsequently, land use industrial land use in zoning but is, in reality, used for non-
rights should be conveyed to commercial users through industrial purposes such as office and commercial use.
bidding and auction in a transparent market. However, as the
landlord is a state enterprise at the municipal level, holding a Although informal, a project of adaptive reuse also
higher hierarchy level than the Zhabei District government, requires approval from government agencies. According to
the negotiation process is likely to be complicated, time- an interview with a site management company operating
consuming, or may require high compensation. Moreover, 55 business parks based on adaptive reuse, an informal
the substantial compensation could become a financial institution oversees the approval process for such projects.
burden that the district government cannot afford. Before renovation activities are undertaken, related
Inspired by “three unchanges” policies, the Zhabei District government departments are invited to a meeting organized
Government decided to cooperate with the landlord, by the Shanghai Economic and Information Committee,
Shanghai Electrical Group, to informally convert it into a the inventor of “three unchanges” policies. The purpose
business park without changing its formal land use, that is, of the meeting is to inform the relevant administration
industrial use (SICDRI, 2017, p. 184). departments about the plan for the industrial site and seek
their approval. For instance, the fire department checks
In 2010, the factory buildings underwent a complete
renovation without changing the building structure, land, if safety issues are sufficiently considered in the building
renovation plans. The commerce department prepares
6 The conversion project was undertaken by the Zhabei for new business registration after redevelopment.
District government, as the case of Daning Central Square The building management department ensures that
originally belonged to the Zhabei District. Then in 2015 the the renovation plan complies with regulations to guarantee
Zhabei District was merged into Jing’an District. the safety of the dilapidated structures after renovation. The

Volume 5 Issue 4 (2023) 7 https://doi.org/10.36922/jcau.0433