Page 85 - JCAU-5-4

Journal of Chinese
Architecture and Urbanism The role of planning

planning authority checks for violations of urban planning. type of redevelopment, nor do we oppose it” (Interview in
However, the participation of planning authority is often October 2022).
seen as mere tokenism. “If all other departments agree
with the project, the planning authority is then isolated 4.3. Comparison of comprehensive and incremental
and reluctant to object” (Interview with a site management industrial redevelopments
company in October 2022). Typically, planning authorities Table 2 summarizes and compares key aspects of
send only low-ranking officials to join such meetings, who comprehensive and incremental industrial redevelopment
refrain from giving opinions. An official from Shanghai projects in Shanghai, highlighting their differences. The
planning authorities noted that “we do not support this different nature of these projects has influenced their

Table 2. Comparisons between the comprehensive and incremental industrial redevelopment in Shanghai
Aspect Comprehensive Incremental
Formalities of the project process
Master plan Rigid master plan No master plan
Procedures A series of formal procedures to follow, approvals Each project needs to be negotiated individually
by various government agencies
Publicity The approval documents will be published on the No publicity actions
website of local governments within a limited time
Institutional arrangements and actors involved
Decision-making departments in the Land-related agencies and urban planning Agencies in charge of industrial properties (Shanghai
government authorities (Shanghai Urban Planning and Land Economic and Information Committee)
Recourse Management Bureau or corresponding
authorities at the district level)
De Facto land owners Subordinate to urban planning Proactively promote regeneration
Developers Work closely with the government to implement Work closely with de facto land owners and Shanghai
projects with no connection with de facto as well as agencies responsible for industrial properties
landowners
Land use
Before regeneration Originally industrial use, but often closed or used Originally industrial use, but often closed or used
for non-industrial use, industrial use identified in for non-industrial use, industrial use identified in
planning documents planning documents
After regeneration Non-industrial use (office or commercial), adhere Non-industrial use (office or commercial), but not
to urban planning adhere to urban planning, which still indicates
industrial use
Physical features after regeneration
Treatment of existing buildings and sites Demolition of buildings and cleaning the sites; Maintenance, refurbishment, and renovation of
in a few projects, existing buildings conserved existing buildings
occasionally
Physical structure after regeneration Increase in floor space, floor area ratios No increase or decrease of floor space and floor area
ratios formally, but often additional space is created
informally, such as using a container for office space,
as a container is not counted as a building structure
under planning regulations
Heritage aspect Except for a few listed monuments or a few Heritage is not the main driving force of
buildings occasionally, the heritage aspect is not regeneration, but as an outcome, industrial heritage
focused is well-conserved and revitalized. The cultural and
economic value of heritage value has been enhanced
through adaptive reuse
Landscape aspect Larger space of greenery following planning Micro-landscape improved through design and
regulations place-making
Open space Larger space of open space through planning Micro-open space improved through design and
place-making

Volume 5 Issue 4 (2023) 8 https://doi.org/10.36922/jcau.0433