1

UNLEASHING THE POWER OF THE OLD

Aritra Das 2008BARC042 IVth YEAR, SEVENTH SEMESTER School of Planning and Architecture, Bhopal
UNLEASHING THE POWER OF THE OLD

2

Table of contents
1) INTRODUCTION  Old buildings –an exploration  Limitations 2) WHAT ARE HERITAGE STRUCTURES 3) AIM, OBJECTIVE, SCOPE AND METHODOLOGY     Aim Scope Methodology Debate and personal agenda

4) CASE STUDY  Case Study 1:  The Revitalisation of Singapore River  Project Location  Intervention Area  Project  Adaptive Re-use of the Historic Boat Quay, Singapore River, Singapore  Realization for conservation  Hasty works and loss of heritage - a concern  Project  Significance, Role in the city and development  Physical Descroption  Structure, Material, Technology and Construction  Current State  Conservation Philosophy  Conservation Programme Interventions  Phases of the renovation effort  Structural Changes to Spaces  Key Players  Financing  Conclusion

 Case Study 2:
UNLEASHING THE POWER OF THE OLD

3

 Case Study 3:     5) 6) 7) 8) 9) Conclusion Appendix –I Appendix –II Appendix –III Bibliography Project Location Project Potential Objectives of the Project Scope of the Project

UNLEASHING THE POWER OF THE OLD

4

INTRODUCTION
This report is an exploration of the state of old structures that are neglected, their slippery position in urban ergonomics and their numerous possibilities. According to architect and planner Arthur Cotton Moore, “nothing keeps one‟s eyes on reality more than dealing with old buildings. Nothing grounds one‟s sense of the ravages of time, be it weather, government actions, foolish fads and fashion, or urban decay, like working with old structures.” (The powers of preservation, 1998) Indeed the strong essence of memory that evokes within us – revelation of the civilization and prediction of the future by observation and contending with old downtowns of the cities is like none other. They are the living relics that still and will (as long as they survive) continue to tell us the tales of the past and help us predict the course of the future by human response and their way of life because at the end, these buildings are the ones that have been sheltering human purpose through the ages as timeless structures. In India however, while family properties are looked after at, this outlook towards the old structures specially public related in urban areas is limited to the so called „monuments‟ only. Thus, while the privileged survive with shoddy preservation, the rest are left to rot soon to be hammered down by large real estate or other big ticket projects. And with that lose ourselves, our existence, and our history by bits and pieces. Even those which are given utmost attention, their promotion needs more to do. Here is an effort to shed light on the neglected left in the dark, and find opportunities to reappreciate their potential in a new incarnation apt for today‟s generation rather than leaving them dejected and relive the country‟s past, present and future as the country establishes itself in the global stage.

UNLEASHING THE POWER OF THE OLD

style.5  Old buildings –an exploration In case of architecture. These are not mere examples of the precious knowledge of architecture. In a way the past is known through these old structures and buildings which act like an archive in a library. This source of knowledge is generally building techniques. UNLEASHING THE POWER OF THE OLD . past studies. Through the past success new challenges are taken. this seminar would only be limited to urban heritage structures with a possibility of rejuvenating the urban public structure. With the past knowledge our problems are tried to be solved. social and economic scenario that prevailed. they are living exhibits that represent their era and give us a glimpse of their past. They are repository of human past. information helps us to know the past and frame an outlook and knowhow to take on the challenges of the future. Limitations Due to the vastness of the scope of the subject itself. proof of their existence – of their rise and their fall. Of cultural. whose history and heritage are learnt from them. The values of these structures are immense. These are like living exhibition of a large museum – called the „city‟. Examples of these are old structure or buildings that have been created on these principles. etc. of their story that can be told to their future. They are their HERITAGE.

enlist this heritage structures and then take up work to restore them to their original condition. So it is the respective municipality or municipal corporation of that area that gives it the heritage status. (See Appendix-I) Through this gazette we get a glimpse of how the criterion are set. however through this report what is intended is to look into the potential of the urban decay as opportunities for urban realm in Indian cities rather than into the technicalities of Heritage Conservation. The government and its authorities have. India being such a huge country. Because when we try to find loop holes. so is the vast riches of its heritage structures and so the list of heritage structures. India has a long continuous history and so are its structures from the past. Fail to restore an identified structure. the number of the heritage is huge and they have been successful to penetrate into very few. Even though these authorities try their best. created several such organizations that dedicatedly work to identify. They are not incompetent in any front.6 WHAT ARE HERITAGE STRUCTURES Anything is called a heritage which has the qualities. In their true definition. heritage structures can be any structure that has in it the quality of representing the past. We try to explore it but first we try to learn in brief what the methods they identify these structures are. And these archives are only fruitful when they are in good shape. The government does liberally try to replenish with funds as much as possible. To name these organizations would be inappropriate because in the following paragraphs what I regret would indirectly blame them for the failure for which they might or might not be responsible. We first see how the government identified the heritage structure. In India. with being one such few country that has a continuous history for some thousand years that it is interestingly seems impossible to work on all of them by these authorities. we find that there are two possibilities where they go wrong. But there are problems somewhere or why should there be so less penetration. There is a criteria listed from KMC gazette that gives us the detail of the enlisting of heritage structure in Kolkata city limits it is entitled to maintain. UNLEASHING THE POWER OF THE OLD . They are archive of the past. In newly excavated area ASI does the job however the identification is done by the local authorities. tradition or features of life that have continued over many years and have been passed on from one generation to another. This can be said knowing that.   Fail to identify a heritage structure. as we have a rich heritage.

In India every city has got its history and with the rapid growth in urbanization. etc. mansions. While there have been initiatives to restore such buildings many of them still are unattended. is there a problem to maintain them thereafter they are enlisted. apparently we don‟t find any fault. However. Some of them used to be palaces. we find while the grading classifies the structures. And knowingly or unknowingly the unfortunately delisted structures fall into darkness – prey to real estate. Some are in good conditions. Today they lie in shambles. Indeed a lot. there are many abandoned and/or buildings in decay. The authority can‟t simply take the burden of maintaining this huge list of heritage structures. While new parts have got new public spaces the old still sustain and thrive. the rest get neglected. others in various stages of decay under extensive use. So. As a result of failing to take on all the heritage structures. Parallel the authorities knowing their financial capability try to curtail the list so that they have fewer burdens. The most prominent though is financial crunch. the cities have been segregated into old and new parts. SCOPE AND METHODOLOGY When we carefully go through this gazette. OBJECTIVE. the prominent get saved. Indeed a restoration project is very cash intensive as much as it is technology sensitive. Apart from these. The grading is initially done as per the level of danger it is in and its importance. they give importance as per the grading.7 AIM. MUMBAI Elphinstone Circle. Past In shambles UNLEASHING THE POWER OF THE OLD .

8 KOLKATA Urban Decay Restoration India‟s many cities have such urban decay spot. The city‟s most prestigious art institutions are located here and together they form the Cultural Hub of Mumbai. KALA GHODA AREA Public Interaction Cultural Activities These initiatives turn the city‟s image into thriving urban centers and bring the best in Livability Index. Such urban areas that are historically important and are equally potent to make significant contribution to the urban fabric of the city in terms of socio-cultural and economic upgradation of the city. UNLEASHING THE POWER OF THE OLD . One such example is the Kala Ghoda Festival organized by an NGO that is held every year in the Kala Ghoda area of Central Mumbai and their objectives as physically upgrading the Kala Ghoda sub-precinct and making it the Art District of Mumbai. Some of them have the potential to turn into excellent cultural centers.

the place was restored to its former glory and it catered to the foreign tourists not only better and recreated a mark in New Delhi‟s ever increasing list of shopping and leisure destinations but also an image of the city‟s improving livability through an addition to the public realm of the city. DELHI Connaught Place restored Connaught Place in its hay days Livability is a term that tries to define the different criterion for the city to be a successful and among all these. Connaught Place in New Delhi is and has been a large shopping district and with time has history linked to it. with the preparations of Commonwealth Games 2010. But with time and history it seems it had to bear the brunt of its extensive use. it turned into an ugly urban decay. However. As a result. public interaction with and in the city is emphasised on.9 Urban Restoration Addition to Urban Fabric For example. UNLEASHING THE POWER OF THE OLD .

cultural and social character of the place and retaining history and architecture of the place. As an example let‟s see the scenario of the mills of Mumbai.e.  Scope: Possible benefits that it can score for the city in terms of tourism potential.: enlist). They earn loads of money from the otherwise structures that they had to instead pay for its maintenance and hardly earn anything from it after that. feet of space in the property.  Methodology: Study on projects that have incorporated partly or wholly any such structure or place and reaffirm its stature to new use or restore its previous function in better conditions. They indeed turn a dejected place into a money spinner but with it the city pays the price of losing a piece of its history. They either buy it from the municipality or from the owners living in these old buildings citing the opportunities and financial capacity of the plot through redevelopment. This is the fate of the delisted and/or never listed old structures. The real estate developers .highly priced and prized. They demolish it and create monstrous piece of high-rises (taking maximum use of the land available) promising the owner (in this case people/family or municipal cooperation) a certain sum of money and some sq. Aim: Through this report what is intended is to look into the potential of the urban decay as opportunities to reappreciate their potential in a new incarnation apt for today‟s generation rather than leaving them dejected and relive the past through regeneration and look for the possible significance these have in context to be remerged into the city‟s urban fabric as functional spaces as suggestion for possibilities of inclusion as an urban realm in Indian cities. use this as an excellent opportunity. All they have to do is to delist them (the least important or never list them at all) citing reasons (now what can a defunct mill be of any heritage in a city? – while these are the very reason why Mumbai UNLEASHING THE POWER OF THE OLD  Debate and personal agenda: Redevelopment is a catchy word.10 Connaught Place as a successful urban realm for the city of New Delhi. Here the deliberately use of the word “old “and not heritage has been used because some old buildings are never listed heritage and at the end it is the municipality that holds the power to give them this status (i. From the local authority‟s perspective it‟s a boon. All of them are being raised to create large realty property in the form of commercial or residential or mixed use complexes. of itself and its existence.

11 exists today) and then once sold to the real estate developers. But actually all of these are equally productive in one or the other way. Another thing is the preconception of these buildings as non-productive assets. As a result the tourist important buildings dominate their heritage listing. Pune. So why is it that the authority entrusted to save these structures (the corporation) sacrifices them for money? Remember we know they had financial crunch. The government too in its directives talks about preservation for heritage and not realizing their relevance in contemporary as earners of dividend when restored. without actually demolishing them or their identity. It‟s like denying history. UNLEASHING THE POWER OF THE OLD . This is not only prevalent in Mumbai. Chennai. but in other Indian cities like Kolkata. an effort is being made to realize the power of the old structures in its various possible and potential ways. increase the FSI or FAR of the land to get maximum money from it. Bangalore. etc. Through this study. the rest go into dark. Hyderabad.

we try to learn and explore the potential in Indian context and therefore understand some possible recovery options for the same. Singapore 2.12 CASE STUDY In the following. Singapore Quayside. some case studies will be followed and their impact as well as the present scenario after restoration and other treatment will be assessed to see the success they have got. This helps us from avoiding the so called „Eurocentric‟ approach in understanding the Indian context. While in the context of Singapore‟s example. India. Delhi Heritage Corridor. it has in itself created a thriving economy to sustain itself. India The above examples (Indian Examples) are very segregated and are in various levels of realising success. Jodhpur. as most of the cases taken are in or around Asia and have a much similar socioeconomic-cultural setting as in India. Raas Hotel. some exceptional efforts in India are taken into consideration as well. In most cases there are common situations and circumstances that are faced and were faced during the process of the project with that of the Indian context. 3. UNLEASHING THE POWER OF THE OLD . Through these studies. The following are the cases taken into consideration: 1. In fact.

Public Works Department. Found in Singapore and many other cities of Southeast Asia. the shophouse is a typical local built form. controls land lease. plant and maintain trees and parks. Private businesses and developers were invited to develop the sites and implement the plan. UNLEASHING THE POWER OF THE OLD . Until the advent of containerisation. In addition. development of tourism product and promotion in Singapore. river bed and river-wall repair and river clean-up (which took 10 years). planning study. conservation guidelines and manuals. creates master plan. Singapore Tourism Board – Tourism Promotion Authority. and the upper storeys for residence. the shophouse is usually made up of 2-3 storeys where the ground floor is used for business. controls boat and water taxi license. Ministry of National Development – develop. Various government agencies were involved. Ministry of Environment – Drainage Department that looked over the drainage matters. 1 Introduced during the colonial period. With the development of trade. i. It was the site of British landing and colonisation in 1819. bridges and walkways along the river bank. Port of Singapore Authority – Port Authority. By the late 19th century. Clark Quay and Robertson Quay) were a source of employment leading to a large number of Chinese immigrants settling in nearby Chinatown on the south-west bank of the river. development and implementation. it was the main port area of Singapore.e. Parks and Recreation Department. Land Office – State Land Authority.13 Case Study 1 The Revitalisation of Singapore Riverside Project location: Singapore River (3km) in Singapore. The revitalisation of Singapore River is a project conceived and spearheaded by the government of Singapore. shop. Intervention Area: The Singapore River covers a land area of 96 hectares in the heart of Singapore city. stakeholders from the community were engaged in the planning process. the population in the area increased. for example:         Urban Redevelopment Authority – National Planning and Conservation Authority (coordinates the overall planning. Ministry of National Development – Road Authority. design and build roads. development guide plan and development control of Singapore). the Singapore River had become one of the most popular sites for Chinese musical and opera performances. plan. The shophouses1 and warehouses on the river banks (Boat Quay. etc. The revitalisation effort speaks of public-private partnership. landscaping along the riverbank.

life around the abandoned warehouses and river went into rapid decline. sawmill. lively places to live. All 117 shophouses in Boat Quay and the remaining godowns in Clarke Quay and Robertson Quay were earmarked for conservation. Following relocation of docking activities. The scenic and recreational potential of the river will be realized. 1991. backyard industries (such as boat repair. work and play. At Robertson Quay and Clarke Quay. Urban Redevelopment Authority. In addition to port activities. 1988. sago and sea-weed processing plants). Conservation manual and guidelines lead the way in ensuring that the restoration works did not „compromises the authenticity of the historic districts‟ (Urban Redevelopment Authority. New hotels and shops will add to the life brimming alongside the Singapore River. street hawkers.14 MAP OF SINGAPORE RIVER (URA) The Chinese communities with its diversity of built temples near the river to pray for safe passage in and out of the river. restore all the original exterior and façade elements. it would be a new „activity corridor‟ with shops and offices and residential development running along its flanks. Project: With advancement in maritime transportation technology. The riverscape with its abandoned and increasingly dilapidated buildings was a visible symbol of obsolescence. conservation building owners were required to retain the original external building profile and height. cargo boats had by the 1970s moved to unload at the new container port (off the southwest coast away from the city centre) and stopped bringing goods to the Singapore riverside warehouses. p86). Boating facilities and a new promenade will be built by the Boat Quay area and the old buildings will be restored. The vision in the Concept Plan (1991) was to revitalize the Singapore River. some of the old warehouses lining the river bank will be integrated with the new developments“(Urban Redevelopment Authority. retain existing size and location of air well and maintain the party wall between buildings. “so that. Accordingly. As a working port. p27). as well as squatter colonies mushroomed along the river banks. UNLEASHING THE POWER OF THE OLD . peddlers. soon after the Year 2000. was appointed as the implementation agency. A primary goal was to turn the abandoned derelict quays into popular „people places‟. the river was at once a domestic as well as industrial sewer leading to depletion of marine life. gambier. The national planning and conservation authority.

15 As outlined in the 1992 Singapore River draft Development Guide Plan. UNLEASHING THE POWER OF THE OLD . major improvements to the Singapore River public realm include the introduction of: • Promenade (6000 m) along both banks of the river to encourage pedestrian movement and access to the river. Figure 1: Pedestrianised streets to bring people into the public realm.

each envisaged with a different thematic development. In addition. emphasis is on mixed-use development to create diversity and bring more people back to life by the river. To facilitate phased redevelopment. the Singapore River is divided into three sub-zones (Table 1).800 which is about double the 1990 population census figure of 3. The anticipated provision is about 20% residential developments: 2600 units for a population of 7.16 Figure 2: Public arts and sculpture add interest to the pedestrian environment • Open spaces along the river to create focal points. • Improved transport links including pedestrian bridges and boat landing points within the river area and to adjacent neighbourhoods such as Orchard Road.388 and 80% commercial development: 950.000sq m. Chinatown and the central business district. UNLEASHING THE POWER OF THE OLD .

there are imaginative statues and shade trees. p29). 1992. 1994. eating houses‟ (Urban Redevelopment Authority. To quote the Singapore River Planning Area Planning Report. enjoyment and fun to present and future generations of Singaporeans. it works and it is a joy for both visitors and local residents. the riverfront will provide „waterfront housing.5 • Boat Quay: As a riverside dining and entertainment area of „shophouses.17 Table 1: Singapore River Planning Areas Sub-zone ha Boat Quay Clarke Quay Robertson Quay Total 15 30 51 96 Land area % 16 31 53 100 Source: Urban Redevelopment Authority (1994) Singapore River Planning Area Planning Report. The regenerated Singapore riverfront was to provide public spaces.‟ (Urban Redevelopment Authority. UNLEASHING THE POWER OF THE OLD . 1992. wine bars and outdoor seating. 15 Jan 2003). “The so-called Singapore River was in its natural state a sluggish backwater of brackish water surrounded by murky swamp. 1992.”(The South China Morning Post. historic views. Until a dozen years ago. and tree-lined promenades‟ (Urban Redevelopment Authority. p7) . access to the river and recreational amenities. p25). 1994. • Clarke Quay: „As a riverside „festival village‟ of conserved godowns and new developments with pushcarts offering traditional food and crafts. „fringe theatre. river rides. it was lined by rotting slum. Today.The regeneration of urban waterfront is a process that takes years. The emerging image is that of a (re)vitalized river offering hope for celebrating the public realm and access to the water edge. outdoor cafes. • Robertson Quay: „As a hotel and residential area with condominiums and hotels located amidst historic warehouses with sympathetic new uses‟ (Urban Redevelopment Authority. kiosks and cafes. It is alive. p28). p.

In 1989. Although the use of the buildings has changed. Initial proposals for re-use of the Boat Quay began in conjunction with Singapore's Urban Redevelopment Authority's (URA) efforts to promote the value of conservation. with restaurants and businesses housed in the restored traditional shophouses. polluting industries and lighters were relocated to Pasir Panjang. Known previously as Public Quay. Today the Singapore River hosts a number of adaptive re-use projects which have turned the area into one of the city's best known tourist spots. On July 7. All the squatters. Most of the 19th century shophouses found in Boat Quay were initially two-storey buildings with simple façades. the shophouses evolved into a unique architectural expression incorporating Eastern and Western features and styles. They provided business premises on the ground floor while the upper floors were residential quarters. 1989 the Singapore River Boat Quay. in addition to nine other sites. Boat Quay is today a choice destination for al fresco dining and merry-making. often at a profit. the original spirit. and intensity of activity of the Boat Quay has been kept alive. Boat Quay was the first area along the Singapore River developed to provide commercial and warehousing facilities for the thriving entrepot 1 trade. Reclaimed from swamps in 1822. Entrepôts were especially relevant in the Middle Ages and in the early modern period. the row of shophouses here used to be a hub of commerce and trade. In 1985. Singapore River.18 Adaptive Re-use of the Historic Boat Quay. the Urban Redevelopment Authority (URA) embarked on a master plan to increase the land value of the quays along the river. Over time. The River became polluted and quayside activities were suspended to implement the Clean Rivers Project from 1977 to 1987. mainly for the merchants and coolies. UNLEASHING THE POWER OF THE OLD . After undergoing careful restoration as a conservation area in 1989. the shophouses and warehouses in Boat Quay have retained their beautiful façades and rich history. Boat Quay was designated a Conservation Area and was transformed into a thriving entertainment and leisure hub. life. While their functions have changed. while preserving their rich architectural heritage. with restaurants and pubs lining the promenade. 1 An entrepôt is a trading post where merchandise can be imported and exported without paying import duties. when mercantile shipping flourished between Europe and its colonial empires in the Americas and Asia. was designated as a conservation area.

I have recorded the results of this changing ethos. However. Minimal structural changes were made and the original spatial quality of the shophouse maintained. quickly changing the original fabric of the city in the desire for modernization.19 Realization for conservation In the 1980's. 24 January 1996. In choosing a past. this often overlooks the very idea of looking the old structures as means for developing public realm. 1994). As comparisons. They display a mix of Chinese. The Boat Quay is an example of a positive conservation effort in Robert Powell's book. The government realized that the development of the last several decades had wiped out large historic areas and buildings. Lin). they form an impressive record in a nation seeking to conserve its past.as a body of work. its dual role as historical site and touristic site is very sensitive issue. Living Legacy. one local paper called it "an unremitting row of watering holes with a reputation for drunkenness and teenage catfights with little to remind one of the 'toil and tears of the immigrant generation of Singaporeans' who used to work on the river. there are two other conservation projects worth noting that are true to the area's history and heritage. The houses in this area were built in the 1930's after an influx of Chinese immigrants. One is a restoration that maintains the original use of shophouses and the other is the adaptive re-use of a different building type.. With such a mix of cultures. Malay. Overall it is an example of restoration sensitive to both the desired appearance and the historical qualities of space and light characteristic of a shophouse. European and colonial elements. In addition to the Boat Quay there were several other areas within Singapore that were designated as conservation sites. As a former warehouse and industrial area. Hasty Works and Loss of Heritage – a Concern In his book. In this book. we say something about Singapore's evolving cultural identity. The colors and details that distinguish this area were to be kept in mind so that they remain part of the authentic heritage which the conservation efforts of the URA attempted to preserve. Living Legacy: Singapore's Architectural Heritage Renewed (Singapore: Singapore Heritage Society. Robert Powell presents the background to Singapore's great surge of conservation projects. Reactions like this bring into question the appropriateness of the new uses inserted into the area. p. adapted from article Singapore by Eunice M. The area was identified as a conservation site in 1986. This raises a debate that is contextual in the case of Indian scenario too.” (Robert Powell. UNLEASHING THE POWER OF THE OLD . In the preface he states that “there was a growing awareness that the built heritage is an important component of a cultured and progressive society. the importance of maintaining a common heritage became an important issue. These include ethnic areas and civic monuments as well as residential areas.. the need for conservation became a great concern. 12 Blair Road is an example of a purely residential shophouse that was restored to an earlier state. There have been mixed reviews of the Boat Quay project.) (Adapted from article Singapore by Eunice M. Lin). in light of rapid growth and development. Other changes to the house that were not compatible with the desired original appearance were removed." (The Strait Times. but there are also chances that they have suffered from the "gut and stuff" style. 12. The Shin House located at No.

tin. Role in the City. there were many boats moored on the water. At its peak. In conjunction with growing governmental concerns for the conservation of heritage in the built environment. spices and coffee. in a piecemeal fashion. and Development By the 1860's. rice. The proposal was a comprehensive scheme addressing the whole area as opposed to the way that the area was actually conserved. Their basic ideas were converting it to restaurant and commercial use. to silk. building by building. Cargoes were carried from ships anchored in the roads to Boat Quay by lighters or tongkang. No. trading in everything from rubber. 12 Blair Road The Project Significance. Singapore River Boat Quay in the mid-nineteenth century. porcelain. UNLEASHING THE POWER OF THE OLD . opium. three quarters of Singapore's shipping business was transacted from the Boat Quay. steel.20 Interior of Shin House. the URA developed a conservation proposal for the Boat Quay.

Shipping offices. the remaining shipping industry were moved to a new site off Pasir Panjang. The shophouse is a traditional architectural form in Singapore. Transitional and Art Deco Styles. which were required on all houses on both sides of the street. The quay is about 110 shophouses long. and a building type indigenous to South East Asia. these spaces.21 In 1983 as part of the government's efforts to clean up the river. Thus. barbers. As well as providing shelter from bad weather. having exposed timber structure and staircases and a masonry party wall. Spatially they are narrow." The majority of the buildings were built in the 1920's and 1930's with extensive renovations after WWII. and traveling foodsellers. Typically they were used for businesses at the ground level and had living spaces on the upper floors. from 1983 to about 1990 the Boat Quay was empty and unused. 1 Malay for barge or lighter. The presence of the industry had already begun to dwindle with the introduction of the more efficient and safe mechanized container port at Tanjong Pagar. supply shops and warehouses were housed in these buildings. The distinctive five foot covered walkways that line the quay and form a continuous path along it are actually a remnant from Raffles' original plan's concern for public spaces and pedestrians. redevelopment began and by 1993 every shophouse was under reconstruction. Physical Description The conservation area is a triangular piece of land surrounded by the Singapore River to the east. In total the conservation area includes about 200 two or three story shophouses of the "Early. South Bridge Road to the west and North Canal Road to the south. stacks of rubber and rice sacks that had been unloaded from the brightly colored tongkangs1. The area was typically covered with items such as shipping crates. medicine men. small and terraced. Once the area was designated a conservation area in 1989. were also used by minor random tradesmen such as fortune-tellers. with its origins in the Chinese provinces and influenced by European colonial architecture. UNLEASHING THE POWER OF THE OLD .

joists.‟ (Adapted from article Singapore by Eunice M. All original blackwood furniture and art pieces were restored and used as well.22 Structures. one can assume that the use of materials. timber staircase. the party wall was masonry. Construction Even though this report does not intend to go into the details of the technicalities involved in the structural and constructional recovering of the buildings directly. and does not come under any comprehensive proposal or master plan. wooden balcony doors. No. The uppermost floor has been retained as weekend living spaces for the Lim family. 58 Boat Quay. in The Opera Cafe at No. staircases. Technology. The many businesses that are now housed within the Boat Quay area are mainly restaurants. As set forth by the URA's conservation guidelines the key elements in the building to be respected are the following: the roof. Materials. rear court. and colors. party walls. On the other hand. method of construction and their overall effect on the structure falls within these guidelines. and the front facade. The majority of the information I found was in the form of photographs and general descriptions of the changes made in the reconfiguration of the interior. For example. Little specific information has been published about individual projects since typically each shophouse is privately restored. 40 Boat Quay the interior was dramatically changed to create an ambiance similar to an opera stage set. Lin). Typically the roofs were covered with unglazed clay tiles and the interiors were dominated by wooden floorboards. The interiors have been changed to varying degrees in response to each particular new use. Unlike the rest of the structure. a little light has been shed on it considering that it is related to the upkeeping of the originality and the spirit of the places concerned to make them more influential in the making of public realms. paint color on the window frames. timber windows. materials. Since the URA's guidelines for conservation seem to be so strict. with changes being made in the interior spatial layout as well as in the addition of new non-traditional interior ornamentation. and tile roofs have been restored and maintained. the Lim Family Shophouse. timber structural elements. The architect Mok Wei Wei opened up the space by removing some of the original partition walls but for the most part such things as the original teak floors. is actually a shophouse that has stayed within the Lim family since 1908. UNLEASHING THE POWER OF THE OLD . airwells. pubs and small shops. Current State „The original shophouse form has proven to be a very flexible and adaptable base for re-use. The ground level that once housed a warehouse space has now been transformed to house a Japanese restaurant. doors and screens.

UNLEASHING THE POWER OF THE OLD . Another local web page echoes the same message.com/07_31_98/stories/river. the Singapore Government started several festivals such as The Great Shopping Festival.23 Located near the business district. despite the extravagant prices.html). This not only revitalized the riverfront as a public space but also played an influential role in helping Singapore become a World Class City with diversity and access to different cultures with extensive opportunities and better living standards. Now Boat Quay and Clarke Quay are renowned internationally as Singapore's hottest dining spots and the hub of Singapore night life.happening. the Boat Quay is frequented by office workers and professionals during the day and at night becomes a popular hotspot for tourists.sg/food /feature ). In fact." ("Float Your Boat: Quayside cuisine by the riverbank."http://www. The Boat Quay actually offers some of the best dining in Singapore. It has become a much publicized area with everything from restaurants with outdoor dining areas to a cyber cafe.com. http://www.travel-asia. International Gourmet Festival. View along Boat Quay area "The new developments along the river will form the backdrop for Singapore Tourism Board's plans to develop the river as one of the thematic zones in the near future. etc that added a large populace to these places."("Singapore: River of Life".

a large number of the non-residential conservation projects are also expected to produce an economically viable end product in combination with maintaining a portion of their heritage. enhancement or restoration of:   a) the character or appearance of a conservation area. good management and practice. The URA's stringent guidelines for conservation are based on the principles set out in the Venice Charter."(URA. As defined within the act. and other traditional activities carried on in a conservation area. conservation was stated as: "The preservation." They also state that high quality restoration involves more than just the external appearance of the building and should address the "inherent spirit and original ambiance of historic buildings. It requires an appreciation and understanding of the architecture and structure of traditional buildings. Therefore. The important message that the web page seems to advocate is the three R's of "maximum Retention. 1966) The principles established in Venice were integrated with relevant local concerns to develop today's current guidelines. The overall objective of the URA seems to be to maintain the cultural heritage while keeping economic growth alive. crafts. the documentation and research of existing conditions as well as of the whole process of conservation is also stressed. the International Charter for Conservation and Restoration of Monuments and Sites. (ICOMOS. Venice."(URA.24 Conservation Philosophy Singapore's efforts in conservation really began in the 1970's in response to the overwhelming amount of development that was occurring and the consequent negligence of its historic built structures. In 1989 the Planning Act was amended to establish a definitive approach to conservation. UNLEASHING THE POWER OF THE OLD . Singapore). sensitive Restoration and careful Repair. Singapore.) More specific definitions can be found in the Urban Redevelopment Authority's internet home page. customs. Consequently. b) the trades.

which were slowly losing ground within the city. geomancers. Goh Poh Seng in 1982 as the Bu Yet Tian Proposal. Change of use to commercial use is allowed. For reasons which could not be discovered the proposal was never accepted. Structural Changes to Spaces The URA's guidelines for conservation are very thorough." (URA. They state that in general "the existing structure should be retained by strengthening and repairing the structural elements. After that point it seems that all conservation projects within the Boat Quay area were individual initiatives carried out by private owners and architects. craftsmen. though. the character of the shophouses was to be maintained in their exterior facades. (URA. This proposal suggested maintaining heritage by re-using the shophouses for traditional types of commercial and craft activities. skylight at the rear slope of the main roof and on the secondary roofs. The following may be introduced: a new jack roof. as well as an outdoor Chinese opera performance space. Specifically for this area. UNLEASHING THE POWER OF THE OLD . and clan associations. fortunetellers. a cover over the rear court. It was felt that this would appropriately represent the varied culture of Singapore by providing space for such things as ethnic food sellers. medicine shops. Addition of secondary doors and windows. As the drawings show. Singapore). This act was the first of five phases in the URA's conservation efforts for Singapore. new windows on the rear facade and the gable end wall. guidelines read: The entire building must be conserved. Singapore).25 Conservation Program Interventions Phases of the Renovation Effort Initial interest in the Boat Quay area and the understanding of the need to conserve its heritage came in the form of a scheme by William Lim Seiw Wai and Dr. a roof mezzanine within the existing building envelope. The actual phases of conservation began with the designation of the area in 1989. Any alteration or strengthening to structural elements should be done in the most sympathetic and unobtrusive way possible using original methods and materials whenever possible.

These is more so as these often turn out to be strategically placed and so are equally important as both potential intervention areas for Urban Design and Tourism. Financing The Singapore government does not make cash grants or give tax relief for conservation projects. realizing the tourism potential of these urban structures can enhance the effort. The other case studies following this are. car parking requirements and car park deficiency charges. The only aid is indirect. and in the provision of infrastructure and legislation of rent control. Lin). Indian and are examples which are piecemeal efforts to realize this. with the waiver of development charges. (Adapted from article Singapore by Eunice M. Conclusion Though these projects are costly. While this is indeed a right step in the right direction. After that it seems each shophouse within the quay has been conserved individually by private owners. which set the stringent guidelines for restoration and is the governing body that also approves conservation proposals. it is more feasible in India when private participation is encouraged. A recent story in The Times of India said that the Indian Government is eyeing tourism as a new money spinner to counter the increasing inflation rates. UNLEASHING THE POWER OF THE OLD .26 The Key Players The main player is the Singapore Urban Redevelopment Authority. (See Appendix-III).

UNLEASHING THE POWER OF THE OLD .27 Case Study 2 Raas Hotel. Jodhpur Project location: Jodhpur.

It is envisaged that “the heritage of the city can be used as a leverage to achieve economic regeneration and cultural rejuvenation by promoting tourism and related activities. Use environmentally sensitive design models.28 Case Study 3 Delhi. This project is a part of a series of Heritage Routes as a plan to revive the heritage of the City of Delhi and use the as tourist opportunities. it is to project the city as a city that has lived through the ages and have succeeded to thrive. Leverage the heritage along this route to achieve its economic regeneration by promoting tourism and tourism related activities. Project Potential The pilot project explores the possibility of bringing the Heritage Sites of Delhi to the forefront and provide the city an opportunity to participate in the city‟s urban and economic development. adaptive re-use of buildings and urban renewal. Delhi Chapter) Objectives of the Project     Define the architectural and historic significance of the heritage along this route. Scope of the Project       Defining an easily distinguishable Heritage Routes that includes the precincts of all heritage on this route. Heritage Awareness Programmes. Identifying a Graphic Language that is used all along the route. Providing or upgrading visitor amenities all along the route. But in the larger picture. It is a part of INTACH‟s larger project for campaigning Delhi as a World Heritage City.” ( INTACH. Eliminate the gap between tourism and development projects by integrating their parameters. Environment design and planning inclusive of landscape proposals.A World Heritage City Project location: Delhi. Identifying an Area of intervention for each Heritage Precinct and around other places of Interest. UNLEASHING THE POWER OF THE OLD .a status awarded by the UNESCO.

Having looked into all the case studies. Singapore Riverside) and its initiation phenomena has now dawned in India in the last project (Delhi Heritage City). but still more publicity has been done to get it more acceptable in the region. Now there is an increasing perspective of looking things in terms of urban scale and morphology. The second looks into an individual building or built for as a subject for redevelopment in terms of adaptive reuse.29 CONCLUSION The first study looks into the redevelopment of the Singapore Riverside. we see that the first case taken into consideration (in this report. This way while we achieve better urban standards. leisure and tourism industry in the area and thus making it a paqrt of Singapore‟s urban realm. it also sees into newspaper articles(here the straits) about how there is now a competitive attitude in the areas to out go the other. conservation of the unique architecture of the place and then reinstating business through entertainment. should be taken actively in all other urban centres of India and as an important part of the urban renewal schemes being taken up. Realising every development as an integral part of the urban fabric This however. This thus explores the tremendous potential of the area which otherwise had gone as a wasted or decayed urban land of Singapore. we realize the importance and in a way preserve our old. To test its success. UNLEASHING THE POWER OF THE OLD . Such examples are now getting common in Rajasthan. An old fort extension of Jodhpur as a boutique heritage hotel.

The Corporation with the recommendation of the Heritage Conservation Committee has prepared a Graded List of Heritage Buildings for Grade-I. in order to retain its architectural. may require preservation. Act 1980 the definition of heritage building has been given. which requires preservation and conservation for historical. i) What is Heritage Building? Under the provisions of Section 2 (42A) of the K. iv) How Preservation of Heritage Building is explained? Preservation may be defined as the maintenance necessary in order to maintain the building precinct or artifact in its present state to prevent and retard further deterioration. Act XIII of 1979)". environmental or cultural significance. iii) How Conservation of Heritage Building is explained? Conservation may be defined as the process involved in the preservation of a building. architectural.M. Through various process and documentation stages in assistance with the Expert Committee formed by the Government of West Bengal. 1979 (West Bengal. historical. The definition runs thus "heritage building means any building of one or more premises. cultural significance worth preservation and conservation. social.30 APPENDIX -I Guidelines For The Owners Of Heritage Buildings (KMC GAZZETTE) Introduction: Buildings with architectural significance and historical values are considered for their preservation and conservation. Ambience can be defined as the quantitative. environmental or ecological purpose and includes such portion of the land adjoining such building or any part thereof as may be required for fencing or covering or otherwise preserving such building and also includes the areas and buildings requiring preservation and conservation for the purpose as aforesaid under sub-clause (ii) of clause (a) of subsection (4) of the section 31 of the West Bengal Town and Country (Planning and Development) Act. This term includes maintenance and according to necessity. qualitative aspects attached to heritage building necessary for its appreciation of the space and viewing corridors. a list of such heritage buildings has been prepared and being up-dated regularly. These buildings playing an important role in the history of the city of Kolkata in particular and maintained properly. restoration or reconstruction and may commonly be a combination of more than one of the above. ii) What is Heritage Precinct? Heritage Precinct may be defined as the neighbourhood or environs of a place or a group of buildings that share wholly or partly certain common physical. Grade-IIA & Grade-IIB which is available in this website.C. or any part thereof. For this purpose it has been realised that an inventory of such buildings upon which the heritage status has been conferred is to be undertaken. UNLEASHING THE POWER OF THE OLD . precinct or artifact.

which are not compatible with the whole or part of the building. However the owner should mention the heritage status of the building in registered document during such transfer of property. The owner should apply along with the intending buyer jointly to KMC prior to transfer of any property for the buildings which are under considerations for declaring as heritage building for permission (Refer to the list of heritage buildings under consideration). removal. b) Undertaking new construction and/or addition/alteration within the Heritage Property On prior approval of the Heritage Conservation Committee new construction in a heritage property may be undertaken on fulfillment of the following conditions : UNLEASHING THE POWER OF THE OLD . Elements of the building. the rules and regulations framed therein) by means of the removal of accretions or reassembling existing components or by the sensitive introduction of compatible materials vi) What is the responsibility of the owner? Every owner or occupier of any heritage building declared as such by the Corporation shall maintain. Standard Guidelines: a) Selling or leasing out of the Heritage Property No permission is required for the buildings which are already declared as heritage building (Refer to Graded list of heritage buildings). preservation or conservation.31 v) How Restoration of Heritage Building is explained? Restoration may be defined as the means necessary to return the fabric to its known earlier sate (as may have existed prior to change that may have occurred by way of demolition. in contravention of the provision of the Act. addition etc. should be removed with the approval of Heritage Conservation Committee. preserve and conserve it and shall not change its use in contravention of the provisions of this Act or the rules or the regulations made there under for its maintenance.

But new construction may be allowed in the open land within the premises in compatible manner with the A heritage building.32 i) Grade Table : Grade I SubGrade Permissible intervention of the heritage premises No external change will be permissible. UNLEASHING THE POWER OF THE OLD . on prior approval of the Heritage Conservation Committee on the recommendation of the enlisted Conservation Architect the non-significant portion of a heritage building may be allowed to be demolished. Note: .The HCC would be the final arbiter of the case-to-case examination of the compatibility issue. c) Demolition of Heritage Building Normally no heritage building shall be permitted for demolition. iii) The construction shall have to be compatible with the existing heritage building. demolition of the structure may be allowed. ii) If surplus buildable land is available. Where the III structure is having no architectural importance. In no case new construction should obstruct the view of the II heritage building. Horizontal and vertical addition and alteration of the building may be B allowed in compatible with the heritage building A plaque depicting the history of the building should be provided. However. iv) The drawings and designs for such construction shall be prepared and recommended by the enlisted Conservation Architect (Annex 'A'). Use of the building should also be compatible with the category of the heritage building Same as Grade-I for the heritage building. v) Addition/alteration proposal shall be in accordance with the prevailing KMC Building Rules.

e) Change of use of the Heritage Building Heritage Conservation Committee may consider change of use. hoardings etc. One can avail oneself of the national or international funds for the maintenance of such heritage buildings if properly approached through Conservation Architect. Any kind of use of new material shall be done with the approval of the Heritage Conservation Committee on recommendation of the enlisted Conservation architect. hoardings etc. 1980. In some special cases property tax may be reduced / exempted under Section 425 K of KMC Act. Normally no display of signage.33 d) Permission for repairing To repair any heritage building a prior permission of the Heritage Conservation Committee is required for : i) Restoration of façade. may be allowed if they do not obstruct the view of the heritage building or is in harmony with the heritage building. on approval from the Heritage Conservation Committee hoardings. Compatible re-use of the building may be permitted for commercial benefits. However. UNLEASHING THE POWER OF THE OLD . upon the heritage building are allowed. iii) Reconstruction of the portion which has been collapsed. h) Benefits of being a Heritage Building It will enhance the valuation of the property if properly maintained. f) Restriction on the display of signage. g) Restriction for use of material for repairing / addition / alteration Repairing /addition/alteration works shall be done through traditional building materials and construction technique. signage etc. structure and interior. iv) Reconstruction of the irreparable portion of the building to match with the existing characteristics. The proposed change of use shall be in terms of the Act and Rules and Regulations of the Kolkata Municipal Corporation. ii) Restoration of architectural elements/features.

425D. scrutinize every application or proposal for declaration of a building as a heritage building. the Mayor-in-Council in respect of the preservation and conservation of such building as a heritage building. environmental or ecological purpose shall be such as may be prescribed. take such measures as may be necessary for the preservation and conservation of a heritage building. shall transfer such building by way of sale. no owner of such building. Power of Corporation to declare a building as a heritage building : Where the Corporation. (4) The Committee shall. lease or mortgage without the prior approval of the Municipal Commissioner. preserve and conserve it and shall not change its use in contravention of the provisions of this Act or the rules or the regulations made there under for its maintenance. preserve and conserve heritage building: Every owner or occupier of any heritage building declared as such by the Corporation shall maintain. (2) The Committee shall have. (e) one shall be an environmentalist. (5) The Committee shall meet at such periodical interval as may be determined by the Mayor-inCouncil. (6) The Municipal Commissioner shall. environmental or ecological purpose. or no lessee or sub-lessee to whom such building has been leased out. (d) one shall be an artist.Owner to maintain. seven other members of whom (a) one shall be a nominee of the Calcutta Metropolitan Development Authority. The Committee may co-opt one person to be nominated by the concerned department of the (3) State Government while dealing with any land or building under the management of the said department. preservation or conservation. in addition to the Chairman and the Convenor. on the recommendation of the Heritage Conservation Committee and also of the Mayor-in-Council. is of the opinion that any building in Calcutta should be preserved and conserved for historical. and (g) one shall be the Chief Valuer and Surveyor of the Corporation. (c) one shall be an eminent architect. or his nominee. in accordance with the provisions of this Act and the rules and the regulations made there under. and also advice. 425C. Government of West Bengal. (f) one shall be a historian. architectural. (b) one shall be the Director of the Department of Archaeology. provided that such UNLEASHING THE POWER OF THE OLD . 425B. in the case of emergency.Heritage Conservation Committee : (1) The Mayor-in-Council shall constitute a Committee to be called the Heritage Conservation Committee with the Municipal Commissioner as its Chairman and an officer of the Corporation as its Convenor. and recommend to.34 Preservation and Conservation of Heritage Buildings 425A. architectural. it may declare such building as a heritage building : Provided that during the period when any proposal for declaring building as a heritage building is under consideration of the Heritage Conservation Committee or the Mayor-in-Council.Gradation of heritage building: The gradation of a heritage building according to its historical.

provided that the question of payment of premium or rent in such case to the owner shall not. 425E. Right of access to heritage building acquired by Corporation: Subject to such rules or regulations as may be made under this Act. notwithstanding any agreement in this behalf. allow the transfer of right of development of such heritage building. Power of Corporation to require. Powers and functions of Heritage Conservation Committee : The Heritage Conservation Committee shall have the power to function independent of the Municipal Building Committee for purpose of preservation. 425J. facade or skyline. arise. Sub-lease of heritage building : The Corporation shall have the right to allow the transfer of right of development to the lessee of a heritage building where the unexpired period of the term of lease is for 90 years. 425I. structural pattern. to the owner of such heritage building in such manner. and to take the heritage building on sub-lease by agreement. Act XIII of 1979). 425H. or for any other change. the provisions of chapters XXII and XXIII of this Act and the rules made there under shall apply mutatis mutandis. the Municipal Commissioner may. if there is provision for such sub-lease in the deed executed between the owner and the lessee. which shall be heritable and transferable. floor. and subject to such conditions. roof. the Corporation may acquire. interior or exterior architectural floor. as may be prescribed. design or beauty in the case of unlawful demolition. or for restoration of any heritage building to its old shape. and if the owner as confirming party to the agreement waives the right to receive any further payment of such premium or rent. for the purpose of acquisition of such heritage building by agreement and on the recommendation of the Heritage Conservation Committee and with the approval of the Mayor-in-Council. or for making any change of internal or external wall. purchase or take on lease heritage building : Subject to the other provisions of this Act. or a heritage building. 1979 (West Ben. Transfer of right of development for the purpose of acquisition by agreement : When the owner of any heritage building is not willing to preserve or conserve any heritage building. purchase or take on lease any heritage building for the purpose of preservation and conservation thereof : Provided that in the case of a heritage building declared as such for the purpose of preservation and conservation as required under sub-clause (ii) of clause (a) of sub-section (4) of section 31 of the West Bengal Town and Country (Planning and Development) Act. the approval of the concerned department of the State Government shall be taken. 425F. Permission of concerned department of State Government before acquisition of heritage building: If the Corporation considers that it is necessary to acquire any building declared as a UNLEASHING THE POWER OF THE OLD . conservation and maintenance of heritage buildings in so far as such power does not offend any other provisions of this Act or the rules made there under relating to construction or use of building : Provided that for erection or re-erection in a heritage building or part thereof. every person shall have the right of access to any heritage building acquired by the Corporation.35 measures shall be required to be approved by the Heritage Conservation Committee at its meeting. 425G.

willing to preserve and conserve any heritage building on such terms and conditions as the Municipal Commissioner may determine. in such case. (ii) to charge any fee for entry into. the heritage building. by agreement or under the Land Acquisition Act.Voluntary contribution and agreement with any voluntary organisation. 425K. suspending the right of the owner to transfer such heritage building for a maximum period of five years. person or company : (1) The Municipal Commissioner may receive voluntary contributions towards the cost of maintaining any heritage building and may give order as to the management and application of such contributions for the purpose of preservation and conservation of such heritage building. 1979. and (iii) to build on or near the site of the heritage building. etc. 1894 (1 of 1894). is satisfied that the owner of a heritage building fails to preserve or conserve the heritage building. 425M. (2) The agreement as aforesaid may provide for all or any of the following matters :(a) maintenance of the heritage building by the owner or by any other person willing to maintain the said heritage building. Taking over management and control of heritage building : (1) If the Municipal Commissioner. or inspection of. (b) custody of the heritage building and the duties of the person who may be employed to watch it. whether incorporated or not. 425L. when the heritage building is vacant and after hearing the owner.36 heritage building for the purpose of preservation and conservation as required under sub-clause (ii) of clause (a) of sub-section (4) of section 31 of the West Bengal Town and Country (Planning and Development) Act. (c) the restrictions of the owner's right (i) to use the heritage building for any other purpose detrimental to its conservation. Agreement with owner of heritage building pending acquisition : (1) The Municipal Commissioner may. Power to exempt rates and taxes. permission of the concerned Department of the State Government shall be taken before such acquisition. the Municipal Commissioner may. by order in writing. exempt wholly or partly the owner of such heritage building from payment of rates of taxes or fees for supply of water or any other charge in respect of such heritage building. subject to acquisition either by agreement or under the provisions UNLEASHING THE POWER OF THE OLD . (2) Subject to the approval of the Mayor-in-Council. on receipt of any information. on heritage building : If the owner of a heritage building enters into an agreement with the Corporation to maintain. the Corporation may. the Municipal Commissioner may enter into any agreement with any person or voluntary organisation or company. take over the management and control of such heritage building for the purpose of preservation and conservation thereof. propose to the owner of such heritage building to enter into an agreement with the Corporation for a specified period for the maintenance of such heritage building. pending acquisition of a heritage building by the Corporation under this Act and with the approval of the Mayor-in-Council. 425N. preserve and conserve such heritage building properly at his own expenses.

alters. When heritage building ceases to be heritage building : If the Corporation decides that any heritage building has ceased to be of public interest or has lost its importance for any reason whatsoever. direct such person to restore the heritage building to its former shape and beauty at his cost. with the approval of the State Government.37 of the Land Acquisition Act. (2) Any court convicting any person under this section shall. (2) The Municipal Commissioner shall thereafter notify the heritage building for letting it out by agreement to any person as tenant for the purpose as aforesaid. (3) Where an offence under this section has been committed by a company. or abets in the commission thereof. in default. by order. declare that such heritage building has ceased to be a heritage building for the purposes of this Act. in contravention of any provision of this chapter or the rules or the regulations made thereunder. 425O. 425P. and the owner shall be entitled to an amount equal to the reasonable letting value of the heritage building as rent less the cost on account of preservation and conservation of the heritage building. Penalty : (1) Any person who destroys. with further rigorous imprisonment for six months. it may. 1894 (1 of 1894). defaces or misuses any heritage building or does any act. shall be punishable with rigorous imprisonment for a term which may extend to three years and also with fine which may extend to fifty thousand rupees and. UNLEASHING THE POWER OF THE OLD . removes. the provisions of section 619 shall apply to such company. and any failure to comply with such order shall be deemed to be a continuing offence and such person shall be punishable with an additional fine of rupees two hundred and fifty for every day during which such contravention or failure continues after conviction for the first such contravention.

. Clarke Quay. opened the same year after a $220 million restoration. Clarke Quay enjoys a privileged 'upbringing' . is half the size. When it first opened in restored glory in 1993.Clarke Quay's parent is itself the mother of almost all Singapore's listed property companies with a footprint in more than 70 cities. the new Clarke Quay has really pushed the boat out. Clarke Quay now covers 280.000 to 300. and has a topnotch landlord to attract the best tenants and in turn. On top of that. Indeed. human traffic at Clarke Quay has gone up from 200. on the other hand.000 a month to 500. drawing crowds who loved its quaint shophouses and outdoor ambience. but without the same pizzazz. chief executive officer of CapitaLand Retail. Robertson Quay and Marina South have their own image problems to iron out. now that it has completed its second phase.000. thanks to the $80 million upgrade. encroaching on Boat Quay's turf with an aggressive move into the yuppies/tourists territory through a large contingent of stylish bars and restaurants.the third and last phase will be sewn up by October .it‟s nearby sister waterfront patch. Boat Quay. it's a bit of a David and Goliath situation . Boat Quay. 'You can say that Boat Quay is a competitor but only on a very small scale.38 APPENDIX –II Article on Straits Times Quay battles 28 May 06 By Tan Dawn Wei While an overhauled Clarke Quay is drawing the crowds away from key rival Boat Quay. it suffers from an image problem. no complementary tenant mix to speak of and no central management infrastructure that can map out and execute promotional plans. Boat Quay. With the entertainment strip's two-year cosmetic job near completion . 'Boat Quay is too touristy and shady. at least. in more ways than one. your grooming is impeccable (it hired renowned British architect Will Alsop). 42. Boat Quay was the one putting Clarke Quay in the shade.' says Mr. in accordance with its Urban Redevelopment Authority blueprint. Now. a classy crowd of customers. has a multi-parentage of individual landlords. one bar. Yes. Pua Seck Guan. and this has to do with the Lians UNLEASHING THE POWER OF THE OLD . It was hot and happening. further along the Singapore River. thanks to the incessant touts trying to woo customers into the many restaurants along the riverfront stretch. admits that business has dipped 20 per cent since Clarke Quay's makeover. managed by a mixed bag of landlords. is feeling the heat. you're protected from the elements (part of the design includes weatherproofing) and you get to bask in the limelight (a landlord-driven marketing campaign). WHEN it comes to extreme makeovers.000 sq ft and is looking spruce..000 and one million a month. and is beset by annoying touts and the occasional young unruly crowd. it is having its time in the sun. By the time Phase 3 is done. While some Boat Quay tenants have put on a brave face. It wasn't always this way. It had a family-oriented festival village concept. landlord CapitaLand projects the numbers to be between 800.parent CapitaLand makes sure you mix with the right company (it is strict about its tenant mix). on the other hand.

39 and Bengs who frequent the cheaper outlets there. There is no one to stop the opening of shoddy establishments or touting. Mr Colin MacDonald. 38. Now. or as Ms Ng. it has made them more conscious about keeping up their standards and positioning Boat Quay better. traffic is also bad. the steel structures of Central are fast taking shape. 67.are the major renovation plans for neighbouring. The Boat Quay Business Association's president. 1 complaint it receives from patrons. 'It's similar to how a management corporation would work in a condo. including The Highlander. While he says Clarke Quay's facelift was not an impetus for them to get their act together.top on the list being their lack of cohesion. The challenge for Boat Quay is to match that and attract a bigger flow of traffic. owner of Quayside Dining and Peony Jade. The F&B group now operates the two-storey Madame Butterfly restaurant and Bar Cocoon at Clarke Quay. Boat Quay's businesses want a solution to all their woes . the landlords all speak the same language. Eddie Chan. who has been at Clarke Quay since 2002. laments Miss Ting Ng. where a government-endorsed private sector body would be responsible for managing the area. director of Jazz@Southbridge. who is in her late 40s. general manager of Harry's Bar: 'In Clarke Quay.' Which is why the Boat Quay Business Association has set the wheels of a unity plan in motion. For now. which could see its frontage switch from River Valley Road to face the Singapore River. It has already called for proposals to turn the stretch into a magnet for foreign high-spenders who will splash their cash on the dining and entertainment options dotting the waterfront.a management model much like Times Square in New York City.' says Mr. so goes CapitaLand's formula. has also seen the profile of the pewter-maker's clientele changed from 2004. another 25-storey office tower. It is Far East Organization's $500 million project. a popular live jazz bar situated at one end of Boat Quay. Not only that. the river will become a round-the-clock fun strip by 2015. It's always very difficult to modify people's behaviour. It's a sentiment shared by Mr. 'Unfortunately. it saw many families coming through the door. 22. 'Boat Quay is gradually going downhill. roads are narrow and parking is a problem. The touts spoil the atmosphere of the place. 62. The Government finds it hard to come in and change things because there is no unity among landlords. UNLEASHING THE POWER OF THE OLD . who owns Molly Malone's Irish Pub and BQ Bar. says business is up '400 per cent' from then. 'It's like night and day. and also the F&B and entertainment precinct of choice for Singaporeans. touted as Singapore's first Scottish bar and restaurant. Varied. and another Dashing Diva Nail Spa outlet. due to open later this year. it's a difficult issue to counter without the support of the authorities. 'the in crowd'. MacDonald. Ms Roslyn Ng. It'll be a tough fight.' he says.' he exclaims. Before. describes.literally. foreigners and executives. it's more expats. given Boat Quay is up against Clarke Quay's single-minded vision of being a must-stop for tourists. Mr Bill Graham. two lower-rise SoHo (Small Office Home Office) blocks and a five-storey glitzy mall run by Parco targeted at hip urbanites. recently-sold Liang Court Shopping Centre.' says writer Jaclyn Tan. So in its first phase.' explains Mr.and critical mass . manager of Eski Bar. Andrew Koh. There's a further boost on the horizon . By STB's own yardstick. comprising a 25-storey tower for studio offices. It is working with the Singapore Tourism Board (STB) and is conducting a feasibility study for a 'Business Improvement District' . who has stopped patronising the strip. readily admits that touting is the No. 29. Above the Clarke Quay MRT station. patrons can look forward to the return of Satay Club to Clarke Quay in October and more new retailers. 35. Current tenants are basking in the fresh hype. it went out and courted brand names like IndoChine which has a track record of running bars and restaurants with something unique to offer. Adding to the buzz . quality offerings plus unmatched ambience plus continual innovation equal sustainability. marketing and communications manager of Royal Selangor. stretching from Marina Bay to Great World City.

as proud Boat Quay tenant. when you go to Clarke Quay you get a canal. And there are those who will toast to Boat Quay's 'organically-grown'. But. Otherwise. Chan of Jazz@Southbridge . Boat Quay still has a firm grasp on its niche .40 Even so. there is always the third quay often overlooked Robertson Quay.) UNLEASHING THE POWER OF THE OLD . slightly messy charm over Clarke Quay's highly-manufactured uniformity. when you go to Robertson Quay you get a drain. a combination of residential and commercial outlets. puts it: 'Boat Quay has the river.weary executives in the neighbourhood still prefer to roll out of their offices in the evenings for a pint just 20 paces away.' (WITH ADDITIONAL REPORTING BY EISEN TEO. Mr.

the government is looking at thetourism sector for a bail-out. women account for 70% of the workforce in the travel and tourism industry.6% of global employment.382 by 2019. petty trade opportunities) accrue to women. The tourism ministry has set an ambitious target of creating 24. Compared to other modern sectors. It also accounts for approximately 7. It must benefit the aam admi. The Planning Commission estimates that the sector can provide employment to a wide spectrum of jobseekers from the unskilled to the specialized even in remote areas of the country. We plan to create employment generation opportunities for low and semi-skilled workers. 04. Across the world.41 APPENDIX –III Article on The Times of India Government eyes on tourism sector to bail out ailing economy. the tourism industry is one of the largest generators of employment. The national tourism policy should form an integral part of the poverty reduction strategy during the 12th Five Year plan. Nov 8. UNLEASHING THE POWER OF THE OLD .53AM IST By Himanshi Dhawan NEW DELHI: With sluggish economic growth and burgeoningunemployment on its hands. "We want to create tourism as a poverty elimination sector. The world travel and tourism industry accounts for $7. Sources said a holistic agenda for tourism development among departments at national level and between Central and state governments are on the anvil to create convergence and synergy. In India.9 million jobs during the 12th Five Year Plan to increase the sector's growth from 9% to 12%. and this is tipped to grow to $14. Among the schemes that are in the offing include opening of new hotel management and food crafts institutes and increasing capacity of existing institutes like hospitality education at the vocational level for class XII pass-outs and short-term courses conducted at hotels. said. the travel and tourism sector is estimated to create 78 jobs per million rupees of investment as compared to 45 jobs per million rupees in the manufacturing sector." Subodh Kant Sahai.340 billion of global economic activity. tourism minister. In India. 2011. Internationally. a higher proportion of tourism benefits (jobs. tourism accounts for 8% of total employment.

42 UNLEASHING THE POWER OF THE OLD .

and Brenda Yeoh. Singapore: Oxford Press. K. School of Design Environment. Chan (2003) Leisure. 1997.. Lily Kong."http://www. Singapore: A Developmental City State. Tong (ed) Past Times: A Social History of Singapore.sg "Float Your Boat: Quayside cuisine by the riverbank. Singapore: Singapore Heritage Society."Mimar. Urban Redevelopment Authority (1992) Singapore River Development Guide Plan. S. Robert. Figure 1: Conservation shophouses along the banks of Singapore River provide contrast to the modern townscape of high-rise buildings Figure 2: Pedestrianised streets to bring people into the public realm Figure 3: Public arts and sculpture add interest to the pedestrian environment Figure 4: River taxis provide alternative travel by water Figure 5: Outdoor recreation areas are encouraged to bring more vibrancy to the Singapore Rive Balachandrer. Ocean and Coastal Management 38:133-145.. Draft." http://www.B. Yung. Old Singapore. S. Singapore: Urban Redevelopment Authority. and K. Inc. methods. Maya.com. Edited by: Dr Belinda Yuen. 1992. Singapore: Urban Redevelopment Authority. Singapore: Times Books International. pleasure and consumption: Ways of entertaining oneself in K. Chan and C. Singapore: Urban Redevelopment Authority." UNLEASHING THE POWER OF THE OLD . Perry.ura. Times Books International (1983) Chinatown: An Album of a Singapore Community. Singapore. Singapore 1997. ed. 1997.sg/food/feature "Singapore: River of Life. M. Singapore: Times Editions. England: John Wiley & Sons. Carl G. Urban Redevelopment Authority (URA) (1988) A Manual for Chinatown Conservation Area. 1984): pp. 1997. Planning Report.43 BIBLIOGRAPHY Chou. Marin. investments and benefits. 1994. Associate Professor “National University of Singapore”. Living Legacy: Singapore's Architectural Heritage Renewed. Urban Redevelopment Authority (URA) (1991) Living the Next Lap. S. 32-39. Larson. Singapore: Ministry of Information and Arts. "Conservation Homepage. Jayapal. Ng Poey.gov. Urban Redevelopment Authority (1994) Singapore River Planning Area. 12 (March 12. B. Singapore: Facts and Pictures 1997. B. Powell. ed. no. L. Siong. Singapore: Ministry of Information and the Arts. (1998) The cleaning of Singapore River and the Kallang Basin: Approaches. "Adaptive Reuse: Singapore River.happening.

38. 86. 62.com/07_31_98/stories/river." p. UNLEASHING THE POWER OF THE OLD . Living Legacy. 33. Powell. Living Legacy. 50. Powell. Powell. Balachandrer. 2. 4.gov. Living Legacy." p. 5. Powell. Powell. 58. Singapore 1997. p. "Adaptive Reuse: Singapore River.sg 8. 62. http://www. 3. p.ura. Photographed by Hasan-Uddin Khan 12a.gov.sg 7.sg 9. p. Cover. "Adaptive Reuse: Singapore River. 10b. 87. p. Larson. 33. p. Larson. Powell. Living Legacy.ura. http://www.ura. Perry. 11. Perry. Singapore. 12b.gov. 6.travel-asia. 10a.44 http://www. 1b. p. p. Living Legacy. Singapore. Living Legacy. http://www.html Illustration Credits 1a.