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Xin Tian Di

Background

Location:
The Taipingqiao Redevelopment Project is in the Luwan District of downtown Shanghai. It is one block
south of the prestigious Huai Hai Zhong Road and the Huangpi Nan Road metro station, and is close to
the intersection of Shanghai's major urban freeways.

History:
Xintiandi (“new heaven and earth” in Chinese) used to be a 30,000-square-meter neighbourhood
located nearby Huaihai Road, a well-known high-quality shopping street in Luwuan District in central
Shanghai. The houses in this neighbourhood were Shikumen lane houses, a typical local folk house style
with mixed features of Chinese traditional houses and European architecture elements and the
architectural symbol of early 20t h century Shanghai. One of the old Shikumen is the birthplace of the
Communist Party, which later became a local Museum. Over the years, the neighbourhood was sadly
deteriorated because of lack of maintenance and overcrowded with high-density population.

Shikumen- In the early 1900s, the Shikumen lanes were considered among the younger generation as
the ultimate examples of dilapidated, crowded and wretched urban living. Luckily for the generations to
follow, a few literary masterpieces were written by writers infatuated with the lane's architecture which
introduced people to the hidden beauty of Shikumen.

The Stone-hooped Doors and Shikumen- In the Shanghai dialect, wrapping or bundling is called
'hooping', giving rise to phrases like 'hooping a bucket', so doors 'hooped' by stone bars were called
Stoned-hooped doors, and later the name changed to Shikumen. Generally, the Shikumen-style
buildings have long bars of stones as doorframes and burly wooden planks as doors, each fixed with a
huge bronze ring.

The origin of Shikumen buildings can be traced back to the 1860s. In 1860, the Taiping Rebels led by Li
Xiucheng advanced east, conquering a string of important towns in eastern China, causing an influx of
refugees from southern Jiangsu and northern Zhejiang into the foreign settlements in Shanghai. To

and then there is the back courtyard. Behind the Shikumen door is a courtyard.At their peak.33 square kilometers defined by the east side of Henanzhong Road.an area of 1. These new two-or-three-storey Shikumen houses were separated by lanes four meters wide. and the Daluxin Villa on Shanyin Road. the Shikumen-style neighbourhoods numbered more than 9000 in Shanghai and took up 60 per cent of the total housing space of the city. all near the Xinmatou Street close to Zhongshannan Road. The structure and layout of the Shikumen-style houses also changed as a result. everyone knew everyone else's business. the houses built were in most cases rows of Shikumen- style buildings. but above the kitchen is the garret. Humble "Tingzijian" rooms were found at the turn of the staircases while verandahs were added to the facades. sewerage systems were installed. Shanghai's households became smaller in size and the residents' living patterns underwent major changes.Shikumen-style houses formed the basis of the "Li Long" (lane) community where private spheres and public spaces overlapped. but most of the design and layout is in line with that of the "Jiangnan" area of eastern China. together with somewhat larger units with one parlour and one wing room. local merchants were encouraged to invest in housing for these people. appeared. A Valuable Architectural Legacy. After the 1920s. In this community. Mianyangli and Jixiangli. some family activities were often moved to public spaces. . and further inside is a living room. without wing rooms and suitable for small households. which has survived for more than a century. After the 1930s. locally known as a parlour. The typical buildings of the Shikumen style can be seen within Xingrenli . Shikumen-style buildings have certain elements of the west. To the sides of the courtyard and the parlour are the right and left wing rooms. Typical examples of such Shikumen buildings are the Jingan Villa on Nanjingxi Road. To use the limited land more efficiently. and also within Dunrenli. The layout of the second storey is similar to the one below. Life in the Lanes. so the owners of Shikumen-style buildings rented out some of the rooms. above which is a flat roof. After the early 1900s. Ningbo Road and Beijing Road. is however no longer suitable for modern urban living.accommodate this inflax of refugees. These buildings reflect a mix of Chinese and foreign styles of architecture. Since then most Shikumen-style buildings have had their original layouts altered and became mansions housing more than one family. Smaller units. kitchen and back door. The Shikumen style. As the density of the community rose. Shanghai faced a housing shortage.

Since the 1990s. Shopping and entertainment centre (a Broadway-style theatre and retail and entertainment outlets ) and Taipingqiao Lake and Park with a 44. designated four parts in the plan: 1. of which the main part is Xintiandi 2. residential. The main components of this project are Shanghai Xintiandi.000 square metres. Lakeville premier residential area zone.000 sqm lake as the green area. A city-core development project consisting of office. Shanghai Xintiandi provided an answer for preserving the old architecture of Shanghai that would be representative of its historical and cultural heritage. 3. retail. . Shanghai Xintiandi . Mr Vincent H S Lo.It is located on the western edge of the entire project and south of the prestigious Huai Hai Zhong Road. Shanghai began a new wave of renovation and development. Corporate Avenue and Lakeville. believed that Shanghai in the 21st century would become an important international metropolis. restaurants. 4. Project Concept: Many cities around the world have their own landmark architecture set in old districts that were renovated into famous tourist spots. commercial. entertainment and cultural properties in the heart of the city. covering 12.M. It was only when more and more of these houses were replaced by skyscrapers that people began to realize such monuments of Shanghai's past deserve to be preserved. entertainment and tourism. Details of the Development Planning: In order to redevelop. S. the Taipingqiao Redevelopment Project blends the architecture and charm of “Old Shanghai” with modern features and facilities to create an integrated community. Corporate Avenue international business district. reuse and improve the function and facility of the inner city. chairman of the Shui On Group.O. demolishing many Shikumen-style buildings. An historical area preserved as a complex for business. The lake is the largest man- made lake in downtown Shanghai.

there are classy boutiques.Xintiandi is divided into the North and South Blocks. the renowned urban retail and entertainment area. the Huai Hai Zhong Road business district and the Huangpi Nan Road metro station. and serviced with quality property management services. The completed Phase 1 of Corporate Avenue recalls the Art Deco style that is characteristic of Shanghai's architecture in the 1930s while offering the latest "smart" office building services and facilities. The North Block is characterized by the historic and renovated Shikumen buildings. Corporate Avenue is developed for multinational companies in Shanghai and is destined to become the core of the Luwan business district in downtown Shanghai. Built along the 1. Xingye Road. . in contrast. Corporate Avenue – Corporate Avenue is on the bustling Hubin Road at the north end of Taipingqiao Lake. is the site of the First Congress Hall of the Chinese Communist Party. modern architecture is the motif while Shikumen is an accompaniment. it has stunning views of the Lake and Shanghai Xintiandi. antique buildings with their modern interior design. it becomes the top commercial hub in Shanghai. It is within walking distance of the renowned Shanghai Xintiandi. The dividing line between the two blocks. it is a short walk from Huangpi Nan Road metro station on Huai Hai Zhong Road.2km stretch of Hubin Road on the north border of the Taipingqiao Lake. a food court. The buildings are equipped with world-class technology and communications systems. the South Block is defined by its sleek modern architecture style. Aside from a series of international restaurants representing the flavors of the world. There is also an underground carpark with 220 parking spaces. In the South Block. a movie cinema. Adjacent to Shanghai Xintiandi. In the North Block. accessory shops.The project is located on the southern side of Taipingqiao Lake. Lakeville. decorations and equipment play host to a dazzling array of restaurants putting on display the full international dimension of Shanghai Xintiandi. Located in the central business district of Huai Hai Zhong Road. a great one-stop fitness centre as well as luxurious serviced apartments.

136. each. two high-rise buildings and two villas." . deluxe clubhouse and a flagship centre for fashion brands. Casa Lakeville is equipped with supporting facilities such as a 3.390. features 11 blocks to provide 474 units. tiles and exterior of the Shikumen housing of old Shanghai. Renovation/ Restoration/ Conservation/ Heritage The Preservation of Shikumen Architecture: Shanghai Xintiandi's Shikumen attraction was created by converting residential blocks into a multifunctional dining.98. each. 40% of the site is landscaped area with recreational amenities including an indoor heated swimming pool and a clubhouse.000-sq. It also has a 7. Phases and Time Frames: Phase Area Completion Date Phase 1 Shanghai Xintiadi Site Area.000 sqm Lakeville* Gross Floor Area.57.m. The Shikumen buildings within Shanghai Xintiandi retain the antique walls. The sizes of one- to-four bedroom units range from 89 sq.000 sqm 2006 Phase 3 Casa Lakeville*** Gross Floor Area. minimalist style. **It features 17 blocks comprising 645 units of between 93 and 660 sq. while the internal spaces have been designed and decorated to suit the up tempo lifestyle of the 21st century urbanites.m.30. Besides.m. boutiques. retail and entertainment center flowing with restaurants.000 sqm 2004 Phase 2 Lakeville Regency** Gross Floor Area.m. providing 283 units of between 105 and 500 sq.m. to 430 sq. in a modern. cafes and bars of an international standard.000-sq.000 sqm 2003 Corporate Avenue Gross Floor Area.000sqm 2001 Gross Floor Area. with infinite details that exude the casual elegance of modern city living.000 sqm 2009 *It consists of three low-rise apartment buildings. Shanghai Xintiandi is where "yesterday meets tomorrow in Shanghai today. deluxe clubhouse offering a full range of exclusive facilities *** The project.49.It offers modern amenities in a serene living environment and proximity to entertainment and business facilities in downtown Shanghai.m.

. The dry brick -wall. Before the roofs were paved. escalators and concealed fibre-optics. A pedestrian path links up the northern and southern plots. a specific feature of Shikumen houses. As a result. All the Shikumen houses at Xintiandi are equipped with the latest modern facilities. everyone knew everyone else's business.The area previously housed about 2. The old bricks and tiles were primarily laid with a costly moisture proof chemical fluid imported from Germany. The Shui On Group has invested over US$75 million to relocate these residents.300 families. is one example. The price for these old bricks and tiles proved far higher than that of new ones. and the Singapore office of Nikken Sekkei International Ltd. the Shui On Group hired the services of Wood and Zapata Inc. some family activities were often moved to public spaces.In order to reflect Shikumen's true history. to ensure maximum efficiency and reliability. most of the old Shikumen buildings on the northern plot have been restored and complemented by some appropriate modern buildings. they were covered with two layers of waterproofing and heat insulation materials. Yet the beautifully restored old buildings also boast the latest modern facilities. Preserving the Old Bricks and Tiles. such as modern M&E systems. mixed with a small number of preserved Shikumen buildings. as well as functional considerations of the buildings. Restoring the Shikumen House. In this community. Installing the Modern Facilities in Old Building. amounting to more than 8. Shanghai Tongji University's Urban Planning.000 people. To design Shanghai Xintiandi. a US-based architectural firm specialised in renovating old buildings. including concealed fibre-optic and air-conditioning systems. Yet many original architectural features had been retained. the need for urban development. the original bricks and tiles have been preserved as rebuilding materials. The southern plot is mainly made up of new constructions in a contemporary style. As the density of the community rose.A lot of time and effort were spent on the design and construction stages to preserve the old architecture. The Shikumen houses have been restored to meet the aesthetic and practical needs of the new tenants. . Design and Research Institute is its architectural consultant.Shikumen-style houses formed the basis of the "Li Long" (lane) community where private spheres and public spaces overlapped. The designers needed to consider Xintiandi from several perspectives: the importance of preserving historical buildings.

have been br ought outside for a daily air ing. Use Area Location Opening Date Boutique Shops North Block Shikumen Open House Museum Area.which. The Fr ench Concession is distinguished by tr ee-lined str eets of two-stor y. Narr ow alleyways inter sect the str eets. the kind of housing that has pr olifer ated in Shanghai as far as the eye can see. Ades of the most significant buildings have been pr eser ved. M uch of the neighbor hood still consists of multiple dwellings. Xintiandi is a kind of Shanghai. gr ay-brick houses that have stone ar ches for door ways and terra-cotta tile r oofs. and a walk thr ough its str eets invar iably involves navigating laundr y lines str ung between lampposts. it follows the festival mar ketplace for mula established in Amer ica at Quincy M ar ket in Boston and the South Str eet Seaport in New Yor k. and the ar ea became known for over cr owding and poor sanitation. when the city was a cosmopolitan.land. ducking under flapping shir ts and. giving passage fr om one to the next. hundr eds of r esidents wer e compelled to r elocate t o suburbs or high- rise apartment blocks. After 1949. and design elements fr om the or iginal str uctur es have been incor por ated into the new ones.9 sqm One Xintiandi. given the pollution and typically misty. and the winter s ar e cold and damp). the buildings in the Fr ench Concession wer e tur ned into communal dwellings.367.Shui On Group Clubhouse North Block Art Studio North Block . To make way for Xintiandi. alleys r un between buildings just as they did in the old days. an ar ea that was or iginally developed in the 1920's. according to Chinese custom.Use (Transformation) Xintiandi cover s two city blocks in the Fr ench Concession district of Shanghai. although r ather less narr ow spaces have also been opened up to allow for open-air cafes selling Fr ench pastr ies in an atmospher e of r ather mor e gr aciousness than is histor ically accur ate. however .2 sqm North Block Gross Floor Area- 513. in winter . louche tr ading por t. moist weather. displays none of the messiness of r eal lives being lived. Xintiandi. with as many as 10 families living in a house intended for one. as in all Chinese cities sout h of the Yangtze. have no centr al heating. and skirting chair s dr aped with quilts that. isn't ver y far. dripping pair s of ther mal long johns (buildings in Shanghai. dur ing Shanghai's colonial per iod. Owned by a developer fr om Hong Kong and designed by the New Yor k-based ar chitectur e firm of Wood & Zapata.

3 billion US dollars investment Taipingqiao area land lease with Luwandistrict government. compared to US$ 2700 per square meter in 2002. The local district government wanted to redevelop the whole 52-ha Taipingqiao Area. According to the contract.) from US to master plan the area and Kohn Pederson Fox (KPF) and Palmer & Turner to design the area’s office buildings. Enter tainment and Leisure 25.000 sqm 2004 and entertainment complexes The property value in the surrounding area has already risen and continues to rise -more rapidly than in other parts of the city. Hong Kong developer – Shui On Group.O. The Original Residents: In the first phase of relocation. One stipulation was that the old party hall has to be preserved. signed a 50 years. They asked Vincent Lo. This was considered a good term in 1997. Owen and Merril LLP (S. and many families were content to take the monetary compensation and left. using its relationship with the district government. the director of Hong Kong Shui On Gr oup and a former business partner of the local officials. Understanding the prime position of Taipingqiao area. The current land rate in the area is over US$ 15000 per square meter. Architect Benjamin Wood worked on the restoration of the old residential area.M. Lo decided to invite the famous Skidmore. The idea of redeveloping Xintiandi was initiated in 1997. in which Xintiandi is part of the project. Financials/ Project Development Investors and Partners: In 1997.A Luxury Boutique Hotel South Block Shopping. and local district government will provide subsidies and take responsibility for the relocation of original residents.000 sqm South Block Mid 2002 Complex Corporate. the private developer will provide capital for the redevelopment.Restaurants/Cafes/Bars/Lounges North Block 88Xintiandi. to provide some advice. 52 hectares of land. relocated families were compensated at an average of $15.Office Buildings with commercial 390. .600.

only arrived at the end of 1999. In the end.415) per square meters. Total investment on Xintiandi= US$ 170 million. The families are mostly lower-income residents living in extremely crowded conditions. Although the compensation was raised to $20. Xintiandi takes up only 6 per cent of the 52-hectare site off fashionable Huai Hai Zhong Lu. . it is far from enough to purchase an apartment unit in the city. real estate prices in Shanghai skyrocketed in the next few years. Xintiandi is one of the earliest projects implemented under private finance initiative to preserve old building in a city. Shui On Group thus recommended Skidmore.000. it is impossible for these families to buy an apartment in the city that is large enough to accommodate all family members. The investment in preserving each old building is several times higher compared with new building construction. Therefore the relocation methods in the XTD areas included partially in-kind (offsite). The bank’s loan. Since the calculation of compensation is based on living area ins tead of the number of residents.000 Yuan (US$2. Shui On Group had great autonomy in deciding the direction and design of the redevelopment. which is normally a task only for the public sector and public finance. with 20. one year after the project started.Shui On is now marketing some of the completed space. The SOM plan was then approved by Shanghai Municipal City Planning Administration in 1997. a state enterprise owned by the Luwan district government. most of the investment in the project came from the budget of the company. which is 97% of the total investment.However. US$45 million (30% of the total investment). to good response. Total Investment: Shui on Group agreed to invest 3 billion US dollars over the next 15 years. The remaining 3% is provided by Shanghai Fuxing Development Corporation. partially monetary compensation. The families have been negotiating with the local government for on-site relocation. Owings and Merrill LLP (SOM) to Luwan District Government to design a controlling detailed master plan of the Taipingqiao area. The rest of the land is being developed into residential and office towers . The flagship of Shui On group in Shanghai.

000 Taipingqiao Project) Lakeville(Large-scale Prestigious Residentials in Taipingqiao 5. with an occupancy rate of over 98% (not sure about this data).000 sq. Areas: Phase 1 has a gross floor area of 83.m.51.bloomberg.16.000 Taipingqiao Project) Corporate Avenue (Corporate Headquarters Zone in 4.000 Project) http://www. Area Name Site Area (Ha) Gross Floor Area (Sqm) Shanghai Xintiandi (Historic Restoration Zone in 3 57.com/apps/quote?ticker=272:HK .Xintiandi’s success has helped to raise the property value in the area significantly and turned the surrounding area into the most expensive real estate in the city.