VIVA WANCHAI

ADAPTIVE RE-USE OF HERITAGE BUILDINGS IN , A COMPARATIVE ANALYSIS KEEP COMMUNITY SPIRIT ALIVE

A future for the past: How to make it work: defining the dream creating the team & format

Address: 72-74A (Blue Hse), 2-8 Process & partnership Hing Wan Street (Yellow Hse), 8 King Sing Street (Or- The St. James’ Settlement (SJS) is Hong Kong’s premier provider of social ser- ange Hse), Wanchai VISION: Rehabilitate the existing residents, vices to the needy originally established in Stone Nullah Lane in 1849. They- Old Use: Residence, shops local networks and cultural heritage of the collaborated with the Wanchai District council, academics and the local New Use: Residence and community to frame a community-led revitalisation concept in 2006 for the multi-functional services Wai Chai Blue House Cluster through resto- (URA). In 2009, the SJS, along with co-applicants complex ration and revitalisation. Community Cultural Concern and Heritage Hong Kong Foundation, devel- Historic Grading:1 oped the Viva Blue House Project (VBH) that was selected under Batch II of Area: 2 369 sq m the Revitalisation Scheme by the Development Bureau (DEVB). Cost: HK$75.4 M

1900 2000 2010 Development context

Construction of Yellow House ber of Commerce for Fishmongers) School, Yat Chong College, Cham (Wah To Temple, Kang Ham Free 1920s: Construction of Blue House House school; construction of Orange 1950s: Established martial arts placed by osteopathy clinic 1960s: Martial arts school re the Government 1978: Transferal of buildings to Housing Society (HKHS) thority (URA) and the Hong Kong ect by the Urban Renewal Au House Cluster Preservation Proj 2006: Implementation of the Blue Revitalisation Scheme 2009: Inclusion in Batch II of the multi-functional services complex transform the Cluster into a Blue House Project selected to 2010 : St James’ Settlement’s Viva 2016: Expect to complete The Government provided funding (HK$75.4 M) over 2012-16 for essential structural and building works and a start-up cost (HK$4.2M) to meet the oper- ating deficits for the initial two years. Operator: Viva Blue House Consortium Funding Partner: HKSAR Government Commercial sustainability Development Partners: St. James’ Settlement (SJS) The VBH Project is self-financing. It will cover the cost of building mainte- Community Cultural Con- nance during a tenancy period of six years. Income streams come from cern, Heritage Hong Kong Foundation, Development - tenants renting the commercial and residential spaces, fees from the

- Bereau (DEVB)

- museum, events, guided tours and the “Friends of Blue House” association. The Blue House attracts over 100 000 visitors a year and expects to break Architect:

- LWK & Partner (HK) even by the third year.

Building history The process: celebratory moments & sleepless nights The Blue House Cluster (Blue, Yellow, Orange Houses) showcases the typical con- figuration of the early 20th century Chinese tenement buildings (‘’), where shops occupy the ground floor with residential quarters on the upper floors. The Wah To Hospital and a temple that served the Deity of Chinese Medicine used Key success factors to occupy the site in the late 19th century. In the 1920’s, the were con- structed to accommodate Chinese tenants and for a variety of purposes - from an • Participatory bottom-up approach to revitalisation championed by an NGO strongly trust- ed by the local community English School to an osteopathy clinic. • Collaboration of the district authority, NGO and passionate academics to work closely with the local residents and neighbourhood throughout the revitalisation project • Commitment to upgrade and revive a dilapidated building while maintaining its original Revitalisation concept function, architecture and residents • Promotion of sustainable rental policy and fair processes to identify new tenants that con- • Upgrades housing conditions for existing tenants and restores character defin- tribute to the human capital of the Blue House Cluster ing elements of the building fabric • Adaptively converts space into a multi-functional service complex that per- petuates the wisdom and cultural heritage of the community • Preserves intangible cultural knowledge through the establishment of social Key challenges enterprises (Dessert House and Vegetarian restaurant serving traditional treats) and educational services (Hong Kong House of Stories) • To avoid temporary relocation of the residents, a phased approach to the renovation pro- • Encourages social networks and skills exchange at the Community Oriented cess had to be adopted Mutual Economy Hall • Tireless efforts to meet building ordinance requirements and other regulations while chang- ing as little as possible the defining elements of the heritage site

The Result: what brings the new future?

Keeping heritage alive The residents and people in the direct neighbourhood open markets. The dessert house and vegetarian restau- Keeping the people, telling the have fully embraced the Blue House Cluster as a centre rant keep the food tradition alive, while the Livelihood for community activities. All events are self-initiated and Museum contributes vividly to the neighbourhood’s past stories, keeping the place. community driven, including the mid-autumn festival, kids by showcasing over 400 pieces of objects donated by classes, music nights, art jamming, movie screenings and local residents.

Social / Environmental Cultural Economic Living conditions of the original residents of The story of Blue House today is the story of 71 jobs have been created during renova- the Blue House Cluster will be improved Blue House yesterday. The Blue House has tion, of which 17 FT and 7 PT positions were while remaining affordable. Reintegration made Stone Nullah Lane into an increas- created for underprivileged groups in the of social resources into the neighbourhood ingly popular destination among locals and local community. Visitors attracted to the will make the social networks in the Wan- visitors looking for a vibrant, diverse and local area will bring vitality to the local chai community stronger. charming leisure destination. economy. jao tsung-i academy

ADAPTIVE RE-USE OF HERITAGE BUILDINGS IN HONG KONG, A COMPARATIVE ANALYSIS CULTURAL SERENITY ON A REMOTE HILLTOP

A future for the past: How to make it work: defining the dream creating the team & format

Address: 800 Castle Peak Rd, Lai Chi Kok Process & partnership Old Use: Psychiatric hospital New Use: Cultural centre The Hong Kong Institution for Promotion of Chinese Culture (HKIPCC) was se- and heritage hotel VISION: Create a unique cultural landmark lected by the Development Bureau (DEVB) to renovate the former Lai Chi Historic Grading: 3 that contributes to the renaissance of the Kok Hospital into a Chinese cultural centre under Batch I of the Govern- Area: 32 000 sq m ment’s Revitalisation Scheme in 2009. Cost: $HK274.9M Chinese culture around the world while en- riching the life of Hong Kong people. Development context The Government provided funding (HK$270.31 M) for building works and a one-off grant (HK$4.6M) to meet the initial operating cost. 1887 1900 2000 2010 Operator: The Hong Kong Institution for Promotion of Chinese Cul- loon customs station 1887 : Construction of the Kow bourer’s quarters 1904: Replaced by the Chinese la - station for infectious diseases 1908: Replaced by a quarantine 1920: Replaced by a prison infectious diseases 1938: Replaced by a hospital for for psychiatric patients 1975: Replaced by a sanatorium Home 2000: Replaced by HACare 2004: Buildings vacated alisation Scheme 2008: Inclusion in Batch I of Revit nese culture academy to transform the hospital into a Chi Chinese Culture (HKIPCC) selected 2009: HK Institution for Promotion of 2011: Construction began 2012: Opening of Jao Tsung-I Academy 2014: Opening of Heritage Lodge Commercial sustainability ture (HKIPCC) Funding Partner: Income is generated from the rental of conference facilities, hostel rooms HKSAR Government and F&B outlet on the premises. The gallery, museum and grounds with Development Partners: walking trails are freely accessible to the public. The operation aims to Development Bureau break even in three years. (DEVB) Architect: P&T Architects and Engi- neers Ltd - - - The process: celebratory moments & sleepless nights

Building history Key success factors The site served as a customs station at the end of the 19th century, a quarantine station in 1908 and a prison in 1920. With the outbreak of small pox in 1937, the site • Unique pairing of a cultural landmark with a hostel that provides accommodation for over- became a hospital for infectious diseases. It later became a residential rehabilita- seas and local exchange groups who participate in the programmes held at the Academy tion centre for long-term psychiatric patients and was finally closed in 2004. The • Enhancement of public visitation via free-of-charge access to the exhibition areas, infor- Hospital compound comprises a cluster of 15 low rise utilitarian buildings. mation centre, reading room, Chinese courtyards, covered outdoor performance area and outdoor activities

Revitalisation concept Key challenges • Readapts the old hospital grounds into a centre that promotes Chinese culture and cultural exchange in honour of Jao Tsung-I, the world-renowned sinologist, • HKIPCC had little experience in overseeing a renovation project of this scale and in operat- poet, artist and calligrapher ing a cultural centre • Transforms the heritage site into an inspirational learning environment compris- • Cost exceeded estimations due to worse than expected building conditions ing conference facilities, lecture halls, on-site museum, a theatre, restaurant, • Meeting the building ordinance requirements and complying with standard regulations and an environmentally friendly hotel while conserving the integrity of the historic site • Incorporates Chinese architectural and design features into the building’s ex- • Arrangement of shuttle bus services to the remote hilly site terior and interior and a garden design that respects feng shui elements • Provide wheelchair access to the site without damaging the environmental quality of the • Preserves the natural environment by establishing a green natural landscape site

The Result: what brings the new future? Rarely does one find a site that has Keeping heritage alive evolved so many times to adapt to No efforts were spared to document the collective the buildings’ exterior and interior were restored to their the needs of time since the 19th memory and stories that originate from the site’s original character. The Jao Tsung-I Academy is now an in- century. Today’s answer is to serve mult-functional past. A Heritage Hall (the original recre- spirational venue that celebrates the different disciplines ational hall of the hospital staff) tells the 100-year vibrant of Chinese arts and culture such as martial arts, medita- the community’s need as a venue history of the site, while tangible heritage is kept alive as tion, painting, calligraphy, music, literature and poetry. for cultural activities.

Social / Environmental Cultural Economic The centre revives Chinese culture for the 262 jobs were created during the renova- The site is open to the public and provides 21st century and invigorates the network of tion period. The HKIPCC now employs a scenic, green and quiet oasis for local local scholars, artists and the general around 50 FT and 50 PT staff. Attracting residents. The on-site restaurant is a popular public. Guided tours, exhibitions and cultur- 100,000 visitors on an annual basis, the site and affordable culinary destination for al programmes are frequently held to pro- brings vitality to the local economy. neighbourhood residents. mote the sharing of knowledge and cultur- al significance of the site. jao tsung-i jockey club academy creative arts centre LAI CHI KOK

ADAPTIVE RE-USE OF HERITAGE BUILDINGS IN HONG KONG, A COMPARATIVE ANALYSIS ADAPTIVE RE-USE OF HERITAGE BUILDINGS IN HONG KONG, A COMPARATIVE ANALYSIS CULTURAL SERENITY ON A REMOTE HILLTOP ARTS IN A FACTORY

A future for the past: How to make it work: A future for the past: How to make it work: defining the dream creating the team & format defining the dream creating the team & format

Address: 800 Castle Peak Address: Rd, Lai Chi Kok Process & partnership 30 Pak Tin St, Shek Kip Mei Process & partnership Old Use: Psychiatric hospital Old Use: New Use: Cultural centre Following the Government’s announcement of the pilot public private part- Industrial factory complex The Hong Kong Institution for Promotion of Chinese Culture (HKIPCC) was se- VISION: Provide space for creative work, New Use: VISION: Create a unique cultural landmark and heritage hotel nership scheme to redevelop the Shek Kip Mei Factory into a creative arts lected by the Development Bureau (DEVB) to renovate the former Lai Chi Historic Grading: 3 help nurture young creative talents and centre in 2005, the process was entrusted to the Hong Kong Baptist University Multi-disciplinary arts centre that contributes to the renaissance of the Kok Hospital into a Chinese cultural centre under Batch I of the Govern- Area: 32 000 sq m (HKBU) in partnership with the Hong Kong Arts Development Council Historic Grading:2 ment’s Revitalisation Scheme in 2009. Cost: $HK274.9M promote arts and in a (HKADC) and the Hong Kong Arts Centre (HKAC). The Jockey Club Creative Area: 10 000 sq m Chinese culture around the world while en- Cost: $HK70 M multi-disciplinary arts village. Arts Centre (JCCAC) was funded by the Hong Kong Jockey Club’s Charities riching the life of Hong Kong people. Trust (JCCT) and supported by the Government’s Home Affairs Bureau (HAB). Development context

The Government provided funding (HK$270.31 M) for building works and a 1977 2000 2010 one-off grant (HK$4.6M) to meet the initial operating cost. Development context 1887 1900 2000 2010 Operator: The HKBU was funded by the JCCT (HK$94.4 M) to cover renovation works

Mei Factory Estate 1977 : Construction of Shek Kip Operator: The Hong Kong Institution for vacated 2001 : Shek Kip Mei factory began ative arts centre; renovation Mei Factory Estate into a cre nounced to redevelop Shek Kip 2005: Chief Executive an - 2008: Opening of JCCAC and start-up costs. The HAB offered subvention of market rental for a seven Promotion of Chinese Cul- Hong Kong Creative Arts loon customs station 1887 : Construction of the Kow bourer’s quarters 1904: Replaced by the Chinese la - station for infectious diseases 1908: Replaced by a quarantine 1920: Replaced by a prison infectious diseases 1938: Replaced by a hospital for for psychiatric patients 1975: Replaced by a sanatorium Home 2000: Replaced by HACare 2004: Buildings vacated alisation Scheme 2008: Inclusion in Batch I of Revit nese culture academy to transform the hospital into a Chi Chinese Culture (HKIPCC) selected 2009: HK Institution for Promotion of 2011: Construction began 2012: Opening of Jao Tsung-I Academy 2014: Opening of Heritage Lodge year tenancy. Emerging artists and art groups are incentivised to set up ture (HKIPCC) Centre Ltd. managed by Commercial sustainability though low rental rates and interest-free loans. The JCCAC constantly seeks Funding Partner: Hong Kong Baptist University Income is generated from the rental of conference facilities, hostel rooms HKSAR Government out additional funds. From 2014, the Black Box Venue Subsidy Scheme waives (HKBU) and F&B outlet on the premises. The gallery, museum and grounds with Development Partners: 90% of the hiring fee of the Black Box Theatre for successful applicants. Funding Partner: walking trails are freely accessible to the public. The operation aims to Development Bureau Hong Kong Jockey Club break even in three years. (DEVB) Charities Trust (HKJCCT), Architect: HKSAR Government P&T Architects and Engi- Commercial sustainability Development Partners: neers Ltd Home Affairs Bureau (HAB),

- The HKBU established the Hong Kong Creative Arts Centre Ltd (HKCACL), a Hong Kong Arts Develop- self-financing NGO that operates and manages the JCCAC. Studio units ment Council (HKADC), - are rented out to art organisations, artists and students at below market Hong Kong Arts Centre - (HKAC)

- rates. Retail and F&B space are rented out at commercial rates as are the exhibition and performance venues. After three years the centre was able Architect: P&T Architects & Engineers to record its first operational surplus. The process: celebratory moments & sleepless nights Ltd. & Meta4 Design Forum Building history Building history Key success factors During the resettlement program in the 70s, new factory estates were built by the The site served as a customs station at the end of the 19th century, a quarantine Government’s Housing Authority (HA) to replace squatter factories and cottage station in 1908 and a prison in 1920. With the outbreak of small pox in 1937, the site • Unique pairing of a cultural landmark with a hostel that provides accommodation for over- workshops in Hong Kong. Built in 1977, Shek Kip Mei Factory Estate was the first The process: celebratory moments & sleepless nights became a hospital for infectious diseases. It later became a residential rehabilita- seas and local exchange groups who participate in the programmes held at the Academy non-standardised prototype with the proper operating environment of an industri- tion centre for long-term psychiatric patients and was finally closed in 2004. The • Enhancement of public visitation via free-of-charge access to the exhibition areas, infor- al complex. The decline of the garment industry led to its closure in the 90s. By 2004 Hospital compound comprises a cluster of 15 low rise utilitarian buildings. mation centre, reading room, Chinese courtyards, covered outdoor performance area there were 11 HA factory estates left and Shek Kip Mei Factory was the only one of Key success factors and outdoor activities two factories retained for redevelopment. • Harmonious conversion while at time same time retaining characteristics of the old factory • Provides affordable rental rates Revitalisation concept Key challenges • Encourages a multi-disciplinary and collegial atmosphere that triggers creativity and spon- • Readapts the old hospital grounds into a centre that promotes Chinese culture Revitalisation concept taneous collaborations between artists and cultural exchange in honour of Jao Tsung-I, the world-renowned sinologist, • HKIPCC had little experience in overseeing a renovation project of this scale and in operat- • Transforms former industrial production units into around 140 studios for emerg- • Commitment to reach out to the public through educational programmes, quarterly Hand- poet, artist and calligrapher ing a cultural centre ing artists icrafts Fair, exhibitions, performances and an annual JCCAC Festival • Transforms the heritage site into an inspirational learning environment compris- • Cost exceeded estimations due to worse than expected building conditions • Supports multi-disciplinary art forms such as painting, sculpture, ceramics, ing conference facilities, lecture halls, on-site museum, a theatre, restaurant, • Meeting the building ordinance requirements and complying with standard regulations video production, drama, dance and music and an environmentally friendly hotel while conserving the integrity of the historic site • Encourages public participation by hosting art exhibitions, theatre programs, • Incorporates Chinese architectural and design features into the building’s ex- • Arrangement of shuttle bus services to the remote hilly site seminars and fairs inside galleries, performance venues and an open court- Key challenges terior and interior and a garden design that respects feng shui elements • Provide wheelchair access to the site without damaging the environmental quality of the yard. The public can also visit specialty shops, café, traditional tea house and • Constant need for additional fundraising • Preserves the natural environment by establishing a green natural landscape site a street art museum • Cost of maintenance rising on a yearly basis due to inflation • Increases in rent over the years posed financial threats to tenents

The Result: what brings the new future? Rarely does one find a site that has The Result: what brings the new future? Keeping heritage alive evolved so many times to adapt to Keeping heritage alive No efforts were spared to document the collective the buildings’ exterior and interior were restored to their the needs of time since the 19th tours tell stories of the past, the original factory’s machin- From industrial manufacturing memory and stories that originate from the site’s original character. The Jao Tsung-I Academy is now an in- century. Today’s answer is to serve There is ample reference to the buildings industrial past: ery is still on display in the corridors, and most importantly to artistic creation. mult-functional past. A Heritage Hall (the original recre- spirational venue that celebrates the different disciplines the structural lay-out of the building that has been kept the spirit of craftsmanship has been kept alive. ational hall of the hospital staff) tells the 100-year vibrant of Chinese arts and culture such as martial arts, medita- the community’s need as a venue intact, the on-site street culture museum and guided history of the site, while tangible heritage is kept alive as tion, painting, calligraphy, music, literature and poetry. for cultural activities.

Social / Environmental Cultural Economic Social / Environmental Cultural Economic The centre revives Chinese culture for the 262 jobs were created during the renova- JCCAC is a leisure destination for elderly Through community based arts projects, Around 15 people are employed in the The site is open to the public and provides 21st century and invigorates the network of tion period. The HKIPCC now employs people in the neighbourhood. Resident art- and festival events, cultural connections management office of JCCAC while resi- a scenic, green and quiet oasis for local local scholars, artists and the general around 50 FT and 50 PT staff. Attracting ists also conduct art and design projects at between the artists and residents are dent artists can be productive as they ben- residents. The on-site restaurant is a popular public. Guided tours, exhibitions and cultur- 100,000 visitors on an annual basis, the site local schools. Year-round popular events strengthened in the neighbourhood. The efit from cheap rent, marketing support and affordable culinary destination for al programmes are frequently held to pro- brings vitality to the local economy. have attracted 80 000 visitors annually. JCCAC increases public awareness and and opportunities to sell their products neighbourhood residents. mote the sharing of knowledge and cultur- enjoyment of the arts in Hong Kong. during handicraft fairs. al significance of the site. POLICE MARRIED QUARTERS CENTRAL

ADAPTIVE RE-USE OF HERITAGE BUILDINGS IN HONG KONG, A COMPARATIVE ANALYSIS CREATIVITY AT THE HEART OF THE CITY

A future for the past: How to make it work: defining the dream creating the team & format

Address: 35 Aberdeen St, Central Process & partnership Old Use: Police married quarters Supported by the Hong Kong Polytechnic University, the Hong Kong Design New Use: VISION: To breathe new life into the former Centre and the Hong Kong Design Institute of the Vocational Training Coun- Creative industries landmark cil, the revitalisation proposal developed by the Musketeers Foundation was Police Married Quarters and transform them Historic Grading: 3 selected by the Development Bureau (DEVB) and Commerce and the Eco- Area: 10 458 sq m into Hong Kong’s next iconic creative hub. nomic Development Bureau (CEDB) under the Conserving Central Initiative est. Cost: HK$560 M in 2009. The Architectural Services Department (ArchSD) was the architect and project manager of the project.

1889 2000 2010 Development context

Following public opinion, the PMQ site was designated to promote creative Operator: School 1889 : Construction of the Central 1951: Construction of PMQ 2000: Building vacated dergo revitalisation tive, PMQ was selected to un tive announced by Chief Execu 2009 : “Conserving Central” initia into a creative industries landmark selected to transform the PMQ site 2010: Musketeers Foundation was 2012 : Renovation works began 2014: Opening of PMQ industries, conserve heritage values and provide local open space. The Gov- World War II Central School damaged during PMQ Management Co. Ltd. ernment provided finance for essential structural, landscaping and building Funding Partner: work. Nominal rent is charged in order to encourage start-up creative indus- Musketeers Education and tries to establish at the site. Culture Charitable Founda- tion Ltd. (Musketeers Foun- dation), HKSAR Government Development Partners: Commercial sustainability Hong Kong Polytechnic Uni- versity, Hong Kong Design The operator PMQ Ltd. was set up by the Musketeers Foundation as a self-fi- Centre, Hong Kong Design nancing company. They received $110 M seed money from the Foundation Institute of the Vocational Training Council, Develop- - to perform renovation, interior decoration and on-going operation & man-

- ment Bureau (DEVB), Com- - agement of the site. The PMQ Ltd. also earns a recurrent income from the merce and Economic De- rental of restaurants, shops and studio units. To facilitate long-term business velopment Bureau (CEDB) planning, the PMQ Ltd. entered into a 10 year tenancy agreement with the Architect: Government. Any net operating surplus arising from the operation of the Architectural Services De- Building history PMQ will be shared with the Government on a 50/50 basis every 5 years. partment (ArchSD) The site of the former Police Married Quarters (PMQ) was home to the Central School, built in 1889. It was the first public Government school that provided upper primary and secondary Western education in Hong Kong. Following its destruction in World War II, the PMQ was built in its place in 1951 to provide accommodation for families of married and filed police officers. The compound comprises three The process: celebratory moments & sleepless nights buildings built in the modern style: two quarter blocks and the Junior Police Call Clubhouse. Key success factors Revitalisation concept • Experience and track record of the Muskesteers Foundation in revitalisation project • Strong conviction to retain the open courtyard and corridors that reflect the original com- • Adapts old living units into designers’ studios, workshops, restaurants and exhi- munal character of the building bition spaces. The spatial program conserves the heritage value of the former PMQ at the same time transforming it into a creative industry hub • Preserves the original façade, interior special quality and streetscape. Alter- ations made co-exist harmoniously with the original spatial fabric Key challenges • Recreates an underground walkway that allows visitors to appreciate the foundation remnants of the former Central School • Technical challenges arising from uncertain underground conditions such as tree roots, • Introduces a new multi-purpose glassy event space (the “Cube”) that bridges drainage routes and position of stone relics the two quarter blocks and covers a semi-public open space (piazza) • Meeting the building ordinance requirements and complying with planning regulations • Improves accessibility of the site through multiple access points from different while conserving the integrity of the historic site streets

The Result: what brings the new future? The new additions are clearly distin- Keeping heritage alive guishable elements transposed on Great care was given to preserve the original granite re- aesthetics. The PMQ Ltd runs guided tours and hosts exhi- taining walls and well-loved stone wall trees along Holly- bitions displaying the history of the Central School and the original building, uncovering wood Rd and Shing Wong St. Other historical elements the police quarters in the old times. and transfiguring the layers of history such as the traditional terrazzo flooring and the steel win- dows were re-finished and remade to invoke old time like a Chinese painting.

Social / Environmental Cultural Economic Making this narrow and steeply-sloped site The success of PMQ’s creative entrepre- 280 FT and 130 PT jobs were created during accessible has created not only a meeting neurship has a trickle-down effect for the the renovation period. As an operation place for creative designers, but also a neighbourhood. It enhances the vibrant PMQ has created around 600 jobs for small gathering place for the enjoyment of the cluster of cultural and creative industries and medium size creative entrepeneurs local community. along Hollywood Road, SoHo and the Lan and is also a driving force for the creative Kwai Fong areas. industry. The PMQ has received over 2 mil- lion visitors since its operation POLICE savannah MARRIED college of QUARTERS art & design CENTRAL

ADAPTIVE RE-USE OF HERITAGE BUILDINGS IN HONG KONG, A COMPARATIVE ANALYSIS ADAPTIVE RE-USE OF HERITAGE BUILDINGS IN HONG KONG, A COMPARATIVE ANALYSIS CREATIVITY AT THE HEART OF THE CITY DESIGN IN AN OLD COURT HOUSE

A future for the past: How to make it work: A future for the past: How to make it work: defining the dream creating the team & format defining the dream creating the team & format

Address: 35 Aberdeen St, Central Address: Process & partnership Old Use: Process & partnership 292 Rd, Sham Shui Po Police married quarters Supported by the Hong Kong Polytechnic University, the Hong Kong Design The establishment of the SCAD Hong Kong revitalisation project was initiated Old Use: Court house New Use: VISION: To breathe new life into the former Centre and the Hong Kong Design Institute of the Vocational Training Coun- VISION: Establish Hong Kong and North Kow- by SCAD, an art and design university founded in the US in 1978. Their propos- New Use: Creative industries landmark cil, the revitalisation proposal developed by the Musketeers Foundation was al was selected by the Development Bureau (DEVB) under Batch I of the Re- Educational institution Police Married Quarters and transform them Historic Grading: 3 loon Magistracy as a pre-eminent historic site selected by the Development Bureau (DEVB) and Commerce and the Eco- vitalisation Scheme in 2009. Historic Grading:2 Area: 10 458 sq m Area: 7 530 sq m into Hong Kong’s next iconic creative hub. nomic Development Bureau (CEDB) under the Conserving Central Initiative for the study of art and design in Asia. est. Cost: HK$560 M Cost: $HK82 M in 2009. The Architectural Services Department (ArchSD) was the architect and project manager of the project. Development context The SCAD Foundation Hong Kong Ltd. was established by SCAD as a local 1960 2000 2010 social enterprise. They received full financial and operational support from 1889 2000 2010 Development context SCAD without the need for further investment from the Government. Surplus- Following public opinion, the PMQ site was designated to promote creative Operator: es retained locally for the revitalisation project benefit the people of Hong Matristracy 1960 : Construction of the North 2005 : Closure of NKM Revitalisation Scheme 2008 : Inclusion in Batch I of the tion the courthouse into an art institu 2009 : SCAD selected to transform 2010: Opening of SCAD School 1889 : Construction of the Central 1951: Construction of PMQ 2000: Building vacated dergo revitalisation tive, PMQ was selected to un tive announced by Chief Execu 2009 : “Conserving Central” initia into a creative industries landmark selected to transform the PMQ site 2010: Musketeers Foundation was 2012 : Renovation works began 2014: Opening of PMQ industries, conserve heritage values and provide local open space. The Gov- Kong. World War II Central School damaged during PMQ Management Co. Ltd. Operator: ernment provided finance for essential structural, landscaping and building Funding Partner: Savannah College of Art work. Nominal rent is charged in order to encourage start-up creative indus- Musketeers Education and and Design (SCAD) Founda- tries to establish at the site. Culture Charitable Founda- tion Hong Kong Ltd. tion Ltd. (Musketeers Foun- Commercial sustainability Funding Partner: dation), HKSAR Government Self-funded Development Partners: The sustainability of the project depends on whether the target number of student enrolment is being met. As a mature, sophisticated and iconic insti- Development Partners: Commercial sustainability Hong Kong Polytechnic Uni- HKSAR Government versity, Hong Kong Design tution established in the US and with campuses across the US and in France, Architect: The operator PMQ Ltd. was set up by the Musketeers Foundation as a self-fi- Centre, Hong Kong Design SCAD HK is likely to attract enrolments from talented local and international LWK & Partner (HK) nancing company. They received $110 M seed money from the Foundation Institute of the Vocational students in a sustained manner. Training Council, Develop- - to perform renovation, interior decoration and on-going operation & man- -

- ment Bureau (DEVB), Com- - agement of the site. The PMQ Ltd. also earns a recurrent income from the merce and Economic De- rental of restaurants, shops and studio units. To facilitate long-term business velopment Bureau (CEDB) planning, the PMQ Ltd. entered into a 10 year tenancy agreement with the Architect: Government. Any net operating surplus arising from the operation of the Architectural Services De- Building history PMQ will be shared with the Government on a 50/50 basis every 5 years. partment (ArchSD) Building history The site of the former Police Married Quarters (PMQ) was home to the Central The former (NKM) was one of the few remaining historic The process: celebratory moments & sleepless nights School, built in 1889. It was the first public Government school that provided upper magistracy buildings constructed before the 1960s. It witnessed Hong Kong’s judi- primary and secondary Western education in Hong Kong. Following its destruction cial development and administration of law and order, as well as the social and in World War II, the PMQ was built in its place in 1951 to provide accommodation economic changes in the . The magistracy closed in 2005 due for families of married and filed police officers. The compound comprises three The process: celebratory moments & sleepless nights to cost saving policies of the Government. The 7-storey post-war building adopts a Key success factors buildings built in the modern style: two quarter blocks and the Junior Police Call neo-classical architectural style, the only surviving example in Hong Kong. • SCAD has over 30 years of experience in heritage conservation in the US and France and Clubhouse. has revitalized over 100 other buildings

Key success factors • The successful implementation of SCAD HK was recognized by the 2011 UNESCO Asia-Pa- Revitalisation concept cific Heritage Awards for Culture Heritage Conservation Revitalisation concept • Experience and track record of the Muskesteers Foundation in revitalisation project • Strong conviction to retain the open courtyard and corridors that reflect the original com- • Provides student places at the tertiary level for studies on art and design in a • Adapts old living units into designers’ studios, workshops, restaurants and exhi- munal character of the building historic site bition spaces. The spatial program conserves the heritage value of the former • Conserves the building’s authenticity and integrity with minimum intervention, Key challenges PMQ at the same time transforming it into a creative industry hub application of reversible additions and enhancement of heritage value when- • Preserves the original façade, interior special quality and streetscape. Alter- ever possible • Implement minimal change through retention rather than demolition whenever possible. ations made co-exist harmoniously with the original spatial fabric Key challenges • Installs leading-edge technology in 40 classrooms, digital studios, lecture hall, Examples include the grand granite staircases with Grecian-motif, flooring, courtroom and • Recreates an underground walkway that allows visitors to appreciate the and a library in order to optimise the spaces for learning, teaching and re- detention cell foundation remnants of the former Central School • Technical challenges arising from uncertain underground conditions such as tree roots, search for professors and students. • Reparation of in-situ key character-defining elements with the same materials as much as • Introduces a new multi-purpose glassy event space (the “Cube”) that bridges drainage routes and position of stone relics • Introduces green design such as high efficiency lighting and fixtures made possible and retaining original materials for the future the two quarter blocks and covers a semi-public open space (piazza) • Meeting the building ordinance requirements and complying with planning regulations with sustainable materials • Retrofitting environmentally friendly features such as efficient lighting systems, cooling sys- • Improves accessibility of the site through multiple access points from different while conserving the integrity of the historic site tems and solar reducing technologies streets

The Result: what brings the new future? The Result: what brings the new future The new additions are clearly distin- The former court house has stood Keeping heritage alive Keeping heritage alive guishable elements transposed on the test of time and is more than Great care was given to preserve the original granite re- aesthetics. The PMQ Ltd runs guided tours and hosts exhi- Apart from the careful conservation of the original archi- main lecture hall retained its original fittings and fixtures of taining walls and well-loved stone wall trees along Holly- bitions displaying the history of the Central School and the original building, uncovering tectural elements of the historic building, the legacy of the high ceiling court room, capturing the memory of its suitable for its use as an educational wood Rd and Shing Wong St. Other historical elements the police quarters in the old times. and transfiguring the layers of history the building is kept alive as SCAD opens parts of the build- function while keeping the learning environment interest- environment to nurture the next such as the traditional terrazzo flooring and the steel win- ing to the public. A conservation documentary was pro- ing. dows were re-finished and remade to invoke old time like a Chinese painting. duced to capture its entire conservation process. The generation of creative talents.

Social / Environmental Cultural Economic Social / Environmental Cultural Economic Making this narrow and steeply-sloped site The success of PMQ’s creative entrepre- 280 FT and 130 PT jobs were created during SCAD initiated a year-long project in 2011 SCAD reinforces Hong Kong’s competitive- In 2013, SCAD paid HK$35.6 million or 64.5 % accessible has created not only a meeting neurship has a trickle-down effect for the the renovation period. As an operation to document the Sham Shui Po district and ness in the global creative industry and in- of its operating and capital expenses to place for creative designers, but also a neighbourhood. It enhances the vibrant PMQ has created around 600 jobs for small published a book to tell the story of the dis- creases the educational diversity in Hong 323 local vendors, demonstrating its sup- gathering place for the enjoyment of the cluster of cultural and creative industries and medium size creative entrepeneurs trict through images in 2012. SCAD also Kong. It synergises with the Jockey Club port for local businesses. SCAD also pro- local community. along Hollywood Road, SoHo and the Lan and is also a driving force for the creative conducts workshops with elderly residents Creative Arts Centre nearby and revitalises vides employment opportunities for local Kwai Fong areas. industry. The PMQ has received over 2 mil- of Sham Shui Po. the old community of Sham Shui Po. In educators. lion visitors since its operation 2013, 10 000 participants attended 50 SCAD events. heritage hotel LANTAU ISLAND

ADAPTIVE RE-USE OF HERITAGE BUILDINGS IN HONG KONG, A COMPARATIVE ANALYSIS A PIECE OF HISTORIC HEAVEN

A future for the past: How to make it work: defining the dream creating the team & format

Address: Process & partnership Shek Tsai Po Street, Tai O, The Hong Kong Heritage Conservation Foundation Ltd. (HCF), a non-profit or- Lantau Island VISION: Establish the old police station as an ganisation established by the Ng Teng Fong family in 2008, was selected by Old Use: Police station New Use: Boutique hotel the Development Bureau (DEVB) to re-adapt the into iconic tourist destination and rejuvenate the Historic Grading: 2 a heritage-themed boutique hotel under Batch I of the Revitalisation Area: 1 170 sq m historic Tai O fishing village. Scheme. Cost: $HK69.1 M

Development context 1902 2000 2010 The HCF received capital cost funding (HK$69.1 M) to cover building works of the project. The Islands District Council and the Tai O Rural Committee wel-

the land police 1996 : Became a patrol post for comed the revitalisation project. water Police Station 1902 : Construction of the Tai O 2002 : Building vacated Revitalisation Scheme 2008 : Inclusion in Batch I of the heritage-themed boutique hotel to transform Tai O Police Station into a vation Foundation Ltd. was selected 2009 : The Hong Kong Heritage Conser 2010 : Renovation began tage Hotel 2012: Opening of the Tai O Heri

Operator: Hong Kong Heritage Con- Commercial sustainability servation Foundation Ltd. Tai O Heritage Hotel operates as a non-profit social enterprise, with reve- (HCF) nues mainly generated from accommodation, souvenir sales and food and Funding Partner: HKSAR Government beverage services. All surpluses plough back to maintenance work and ac- Development Partners: tivities that support the conservation of cultural heritage in Tai O. Up till De- Development Bureau cember 2014, Tai O Heritage Hotel has received 530,000 visitors, exceeding (DEVB) the annual expected number of 66,000. Architect: WMKY Limited,

- Philip Liao and Partners Ltd. -

Building history Constructed in 1902 on a headland in Tai O, Lantau Island, the former Tai O Police The process: celebratory moments & sleepless nights Station was strategically located in Hong Kong’s most western remote outpost. The marine police lived and stationed there to defend the old Chinese-British border on the South China Sea and kept piracy at bay. The station also served the Tai O village for a 100 years until its closure in 2002. The two-storey building is quintessen- Key success factors tially colonial. • The directors of HCF have rich experience in the design and conservation management of heritage buildings and revitalisation projects • HCF supports Tai O’s rich intangible heritage. They carefully documented the oral history of Revitalisation concept the place and provides support to local Chinese traditional festivals and tribute rituals • The HCF received an Award of Merit at the UNESCO Asia-Pacific 2013 Awards for Cultural • Transforms the old police station into an iconic tourist attraction. Rooms were Heritage Conservation for the Tai O Heritage Hotel project fitted with modern facilities while original historic details, such as bunkers, can- nons and guard towers were preserved • Increases public awareness of the building’s heritage by allowing the public to visit the old reporting rooms and prison cells, wander around the open Key challenges spaces and dine at the Tai O Lookout restaurant which sources its ingredients from Tai O producers • Ensuring new design elements were compatible with and sensitive to the heritage setting. • Contributes to the intangible heritage of the Tai O community by supporting The front façade was not disturbed while complying with modern building ordinances. New their festivities and events additional structures were moved to the back • Achieving balance between maintaining a degree of privacy to hotel guests while allow- ing public access to the historic building

The Result: what brings the new future?

Keeping heritage alive Our conservation work is reversible The Tai O Heritage Hotel is a vehicle for its actual purpose through the TV system in the hotel rooms and on the inter- so that one day, if we have to turn it - to educate visitors about the building’s history and that net. The rooms bear plaques that explain its historical use back to the bare shell that we of the neighbouring village. The HFC produced a docu- and have been titled with marine police rankings or mentary that captures the anecdotes of the police sta- names of police boats. The hotel offers free heritage inherited, we can. tion and the Tai O fishing village, which can be accessed guided tours, a stilt house visit and a sunset tour.

Social / Environmental Cultural Economic The HCF contributes to Tai O’s social cohe- As the Tai O Heritage Hotel becomes a The HCF creates local jobs by hiring Tai O sion as they work with local operators and unique cultural landmark, the tangible and residents and service providers. 103 jobs residents in developing new programs, cul- intangible heritage of the former police sta- were created during the renovation period tural workshops and eco-tourism. Surpluses tion, Tai O village and the natural environ- while half of the current staff are local resi- from the project go towards local festivities ment are reinvigorated and celebrated by dents. The hotel continues to attract tourists such as the Tai O Dragon Boat Water local and overseas visitors. and stimulate the local economy. Parade at the Tuen Ng Festival. tai o YHA MEI HO heritage hotel LANTAU ISLAND

ADAPTIVE RE-USE OF HERITAGE BUILDINGS IN HONG KONG, A COMPARATIVE ANALYSIS ADAPTIVE RE-USE OF HERITAGE BUILDINGS IN HONG KONG, A COMPARATIVE ANALYSIS A PIECE OF HISTORIC HEAVEN YOUTH HOSTEL IN AN OLD DISTRICT

A future for the past: How to make it work: A future for the past: How to make it work: defining the dream creating the team & format defining the dream creating the team & format

Address: Address: Process & partnership Shek Tsai Po Street, Tai O, Process & partnership Block 41 , The Hong Kong Heritage Conservation Foundation Ltd. (HCF), a non-profit or- Lantau Island The Hong Kong Youth Hostels Association’s (HKYHA) revitalisation proposal Sham Shui Po VISION: Establish the old police station as an ganisation established by the Ng Teng Fong family in 2008, was selected by Old Use: Police station VISION: Transform into a vi- was selected by the Development Bureau (DEVB) under Batch I of the Revit- Old Use: Public Housing New Use: Boutique hotel New Use: City Hostel the Development Bureau (DEVB) to re-adapt the Old Tai O Police Station into alisation Scheme in 2009. They also owe their success to the Sham Shui Po Dis- iconic tourist destination and rejuvenate the Historic Grading: 2 brant youth hostel and local cultural land- Historic Grading: 2 a heritage-themed boutique hotel under Batch I of the Revitalisation trict Council, Hong Kong Collectors Society, Vocational Training Council, the Area: 1 170 sq m Area: 7 500 sq m historic Tai O fishing village. Scheme. Cost: $HK69.1 M mark through a process of community-led Hong Kong History Museum and many former local residents. Cost: $HK225.3 M conservation. Development context Development context 1902 2000 2010 The HCF received capital cost funding (HK$69.1 M) to cover building works of Mei Ho House’s revitalisation project received financial support from the 1954 2000 2010 the project. The Islands District Council and the Tai O Rural Committee wel- Government, who provided funds (HK$220.3 M) for structural repairs and the

the land police 1996 : Became a patrol post for comed the revitalisation project. maintenance of the slopes and building services. They also provided a water Police Station 1902 : Construction of the Tai O 2002 : Building vacated Revitalisation Scheme 2008 : Inclusion in Batch I of the heritage-themed boutique hotel to transform Tai O Police Station into a vation Foundation Ltd. was selected 2009 : The Hong Kong Heritage Conser 2010 : Renovation began tage Hotel 2012: Opening of the Tai O Heri one-off grant (HK$5 M) to cover the initial cost of operation and mainte- Kip Mei Public Housing Estate 1954 : Construction of the Shek 2006 : Building vacated vitalisation Scheme 2008 : Inclusion Batch I of the Re Mei Ho House into a city hostel Association selected to transform 2009 : The Hong Kong Youth Hostels 2011 : Restoration began House Youth Hostel 2013: Opening of YHA Mei Ho Operator: Operator: nance for the heritage site. Hong Kong Youth Hostels Hong Kong Heritage Con- Association (HKYHA) Commercial sustainability servation Foundation Ltd. Funding Partner: Tai O Heritage Hotel operates as a non-profit social enterprise, with reve- (HCF) HKSAR Government nues mainly generated from accommodation, souvenir sales and food and Funding Partner: Commercial sustainability Development Partners: HKSAR Government beverage services. All surpluses plough back to maintenance work and ac- The HKYHA is a self-sustaining non-profit organisation that generates revenue Development Bureau Development Partners: (DEVB) tivities that support the conservation of cultural heritage in Tai O. Up till De- Development Bureau from the operations of the hostels. Since its opening, the YHA Mei Ho House Architect: cember 2014, Tai O Heritage Hotel has received 530,000 visitors, exceeding (DEVB) Youth Hostel has attracted an encouraging number of room bookings as well AD+RG Architecture Design the annual expected number of 66,000. Architect: WMKY Limited, as rental of areas for filming, conferences and corporate training programs. and Research Group Ltd.

- Philip Liao and Partners Ltd. - -

Building history Building history Constructed in 1902 on a headland in Tai O, Lantau Island, the former Tai O Police The process: celebratory moments & sleepless nights Mei Ho House, an H-shaped six-storey resettlement block, was built during the first The process: celebratory moments & sleepless nights Station was strategically located in Hong Kong’s most western remote outpost. The phase of Shek Kip Mei Estate’s construction in response to the 1953 squatter fire marine police lived and stationed there to defend the old Chinese-British border that left 58 000 people homeless. Its construction marked the establishment of on the South China Sea and kept piracy at bay. The station also served the Tai O Key success factors Hong Kong’s public housing program. By 2000, Mei Ho House was the only surviving Key success factors village for a 100 years until its closure in 2002. The two-storey building is quintessen- block that exemplified a pioneering prototype with residential wings linked by a tially colonial. • The directors of HCF have rich experience in the design and conservation management of central block containing communal bathrooms and water supply facilities. This • HKYHA’s previous experience in operating and converting old buildings into youth hostels heritage buildings and revitalisation projects accommodated a unique living style of the working class during the 1950s to 70s. (Jockey Club Mt. Davis Youth Hostel) • HCF supports Tai O’s rich intangible heritage. They carefully documented the oral history of • Commitment to preserve original communal character of the building Revitalisation concept the place and provides support to local Chinese traditional festivals and tribute rituals • All-out and converted effort of HKYHA staff, volunteers, former residents and the communi- • The HCF received an Award of Merit at the UNESCO Asia-Pacific 2013 Awards for Cultural ty of Sham Shui Po and Shek Kip Mei to preserve the story of Mei Ho House • Transforms the old police station into an iconic tourist attraction. Rooms were Heritage Conservation for the Tai O Heritage Hotel project Revitalisation concept fitted with modern facilities while original historic details, such as bunkers, can- • Preserves the overall architecture and conversion of residential units into 129 nons and guard towers were preserved guest rooms • Increases public awareness of the building’s heritage by allowing the public • Keeps intact the communal essence of the H-shape spatial program brought Key challenges to visit the old reporting rooms and prison cells, wander around the open Key challenges about by the concrete verandas and the central block spaces and dine at the Tai O Lookout restaurant which sources its ingredients • Provides visitors an authentic experience of the spatial design and interior • As the resettlement block was hastily constructed in 1954, architectural plans were not • Ensuring new design elements were compatible with and sensitive to the heritage setting. from Tai O producers decoration of Hong Kong’s first-generation public housing up-to-date, complicating renovation works • Contributes to the intangible heritage of the Tai O community by supporting The front façade was not disturbed while complying with modern building ordinances. New • Adapting an old building to comply with current building regulations and operational stan- their festivities and events additional structures were moved to the back dards • Achieving balance between maintaining a degree of privacy to hotel guests while allow- ing public access to the historic building

The Result: what brings the new future? The Result: what brings the new future? At the beginning our focus was Keeping heritage alive Our conservation work is reversible Keeping heritage alive mainly on the financial aspect of the The Tai O Heritage Hotel is a vehicle for its actual purpose through the TV system in the hotel rooms and on the inter- so that one day, if we have to turn it Mei Ho House brings the legacy of Hong Kong’s public experience with different generations of the local com- - to educate visitors about the building’s history and that net. The rooms bear plaques that explain its historical use back to the bare shell that we housing development to life. The museum occupying the munity and travellers. To give guests a taste of the operation. As the project proceeded of the neighbouring village. The HFC produced a docu- and have been titled with marine police rankings or ground floor displays the original housing and life style bygone days, the hostel offers 14 throw-back themed we found that the stories of Mei Ho mentary that captures the anecdotes of the police sta- names of police boats. The hotel offers free heritage inherited, we can. conditions of the 50s. The Mei Ho House Alumni Network rooms decorated in green and white patterned floor tiles tion and the Tai O fishing village, which can be accessed guided tours, a stilt house visit and a sunset tour. enables previous residents of the Estate to share their life and classic furniture of the 70s. House are in fact the essence.

Social / Environmental Cultural Economic Social / Environmental Cultural Economic The HCF contributes to Tai O’s social cohe- As the Tai O Heritage Hotel becomes a The HCF creates local jobs by hiring Tai O Mei Ho House brings opportunities for Shek HKYHA educates the community heritage 163 jobs were created by the renovation sion as they work with local operators and unique cultural landmark, the tangible and residents and service providers. 103 jobs Kip Mei residents to perpetuate the collec- significance of the local area. They adopt works while 42 FT and 63 PT jobs were creat- residents in developing new programs, cul- intangible heritage of the former police sta- were created during the renovation period tive memory and affection of their heritage a district-based planning approach that ed upon its commission. Local residents are tural workshops and eco-tourism. Surpluses tion, Tai O village and the natural environ- while half of the current staff are local resi- landmark. creates synergy between Mei Ho House employed to run guided heritage tours. from the project go towards local festivities ment are reinvigorated and celebrated by dents. The hotel continues to attract tourists and other heritage spots in the vicinity. Travellers attracted to the local area will such as the Tai O Dragon Boat Water local and overseas visitors. and stimulate the local economy. benefit the local economy in the long run. Parade at the Tuen Ng Festival.