[120] Implementation of the Open Building Theory in China’s Residential Market: a Case Study of the Maya Project REN Zhijie1 LI Haile2 JIA Beisi3 1 Architecture Department; Rm217, Graduate House, The University of Hong Kong, Pokfulam Road, Hong Kong, CHINA, [email protected] 2ZCHS Architects, Chongqing, China, [email protected] 3Department of Architecture, The University of Hong Kong, Pokfulam Road, Hong Kong, [email protected] ABSTRACT The implementation of the Open Building theory varies with the circumstances and conditions of each country or area. Having experienced rapid development for years, China’s residential real estate market has dominated the housing supply chain. Therefore, the feasibility of Open Building implementation under China’s market mechanism should be studied. This paper initially assesses both the strengths and weaknesses of prevailing residential developments. The analysis is then followed by the case study of a recent high-rise residential project in China. It concludes that two strategies for high-rise residential buildings may benefit developer and dweller and obtain their supports. Finally, the paper discusses the architect’s role in the development process, as well as the duties that should be expected from architectural education. Keywords Open Building, implementation, residential market, high-rise, China 1. INTRODUCTION The Open Building approach has been carried out for decades. Although it has already been applied in office and commercial building developments, the theory has still been largely unconsidered in the realm of residential design. The related notion of “flexibility” is still “marginal to the profession at large”. (Habraken, 2008) The embarrassment brought about by its marginalization motivates us to study the feasibility of this theory as it is applied in various circumstances. China’s real estate market has experienced rapid development since 1990. In recent years, it has taken a dominant role in the country’s housing supply. (Meng, 2005; Niu, 2006) This fundamental change has resulted in a new background of Open Building implementation. Although some studies on China’s implementation (Bao, 1984, Jia, 1998) have preceded this paper, they were not rooted in current circumstances. Implementing the Open Building theory in the existing commoditized housing market entails its adjustment to these current circumstances. This paper therefore concentrates on Open Building implementation in high-rise residential buildings under current market mechanisms. 2. THE CURRENT SITUATION 2.1 Dwelling Is a Commodity The development of China’s real estate market has experienced several stages, via which dwelling has changed from a housing industry product into a commodity in the residential market. As the market has come to dominate China’s housing supply, commoditized private dwellings have begun to take on new characters and value. In this context, “lovability” has become an important characteristic. Commoditized dwellings not only consider accommodating capacity, but emotional value as well. Many residential projects are designed and constructed with maximum ‘lovability’ to catch the attention of potential buyers, especially well-off ones. Distinct location, magnificent façade, and dignified services are manipulated to indicate potential owners’ [121] distinctive social status. Anything that might frustrate this expression, such as allowing dwellers to control their façades by themselves individually, may reduce the dwellings’ attraction to the dwellers and the developers. Another characteristic of commoditized dwellings consists of diversified choices in the current residential market. Developers are now more conscious of the variety of clients, thus assigning functional and emotional identities to their dwellings and finding clients who will enjoy them. For instance, a developer may deal with several projects with different styles, such as modern-Chinese and Spanish. As customers choose the appropriate dwellings based on functional and/or emotional appeal, their personal preference is reflected in the process. Hence, “choice-making” is another word for “user participation” within this diversified market. As another important consideration, cost-controlling is inevitable for developers. It is reasonable for non- government-run developers to reduce costs to remain competitive in the market or to enlarge their respective profit margins. They constantly try to tighten the schedule of both the design and construction process in order for them to commence unit selling at the earliest possible time. Nevertheless, although they can experiment on different styles in their projects, they need an efficient and repeatable production system in each development project. The design principle behind many high-rise projects is based on the repeatability of a “typical floor”. In this manner, control-distribution turns out to be an obstacle in generating profits in the seller's market. Instead of a neutral design, an optimized functional plan is another characteristic of commoditized dwellings. In spite of the fact that the average living area per capita in Chinese cities has increased to more than 20 square metres in recent years, this is still much less compared with that of developed countries. Residential buildings, especially those with small-sized flats, are composed of a tightly-fit functional plan, which demonstrates the principle of combining optimum living standards within a limited living area. This is an ideal which appeals to current buyers. 2.2 Government Is Not Enthusiastic Scholars, architects, developers, government, contractors, and dwellers may focus on different aspects of the real estate issue. While scholars emphasize the sustainability of residential buildings for the future, the government may be concerned with another pivotal problem which must be resolved immediately. In the book Reports on the Development of China’s Real Estate, published in 2006, the government and its researchers address the “over-speed partial and structural requirement” as the current key problem which threatens the healthy national economy. Therefore, although the Chinese government has shown support for the principle of “sustainability”, the local authorities’ reaction has remained apathetic. Existing building regulations and approval procedures entail fixed designs and to them, the idea of ”uncertainty” is a precarious notion. Consequently, a market mechanism, which fosters cooperation among developers, architects, and scholars, holds the key toward effective Open Building implementation. 2.3 Architect Is Employed By Developer An architect is not an independent persona within the development process. In most residential projects, they are employed by developers, rather than the government and other public organizations. Prior to submitting drawings to authorities for approval, the architects’ designs must initially meet the developers’ requirements. As a result, the interests of the developer take precedence over those of any other involved parties. Thus, it is difficult for an architect to sell a concept involving long-term social value in the absence of clear and immediate economic profits. 2.4 Flexibility Exists Already Common residential buildings are also given a modicum of flexibility. According to the book Flexible Fixation: the Paradox of Dutch Housing Architecture (1990), building flexibility falls into three categories: “spatial flexibility”, “functional flexibility”, and “character flexibility”. The flexibility in prevailing Chinese high-rise residential buildings bears the first two. The term “spatial flexibility” refers to the ability to “combine the adaptation to changing wishes with an alteration of spatial structure of the dwelling”. A flat interior and furnishings in concrete structures are controlled by dwellers. They can rearrange partition walls and interior circulations according to their own [122] preferences. Although this spatial flexibility benefits the developer indirectly, it does provide freedom for the dwellers. “Functional flexibility” means “the adaptation of changing housing wished does not entail an architectural invention”. This flexibility is realized due to the redundant areas inside the flat. Moreover, the bigger the flat’s size is, the more functionally flexible it is. Dwellers can assign new functions in redundant rooms or simply change the function layout inside the flats. In contrast with house-shortage days, functional flexibility in current residential buildings holds opportunities in dealing with functional changes. 3. NEW REQUIREMENTS FOR OPEN BUILDING IMPLEMENTATION Changes and diversification in housing requirements are mentioned in an earlier study (Jia, 1998). Currently, as the real estate market has dominated the housing supply industry, Open Building implementation may be extended to a new range, which may be helpful in solving potential problems in the residential market. 3.1 Dynamic market As a result of the combined effects of rapid urbanization, upgraded living standards, policy adjustments, and land price increase, residential requirements within China’s market are constantly changing. Generally, in high- rise residential projects, the interval between decision-making and sales takes more than one year. Unpredictable and glaring changes in price and policy may cause a mismatch between the developer’s decision and up-to-date requirement. Thus, developers find it difficult and risky to make decisions, especially when they also aim to maximize their profits