1、23context4-9 伍佰年老村,何去何从?Where is this 500 Year Old Village Heading?10-23 城中老村 Old Village in the City24-43 同质化的发展 Homogenous Development44-53 文化与消费 Culture and Consumerism54-77 泥巴里的珍珠 A Diamond in the Rough78-89 期盼的老村模式 Hope of an Old Village90-99 深圳的湖贝老村 Shenzhens Old Hubei目录4伍百年老村，何去何从？WHeRe iS tH2、iS 500 YeAR ViLLAGe HeADinG?最后的旧村-湖贝村1465-现在蔡屋围1384-2005向西村1379-2008汝南村1400-2001西岭下村1700-2005旧村 Old Village剩下新村 Only New Village田贝村1631-20085历史History湖贝村地处东门商业旺区的中心地带，是一个有着悠久历史的深圳老村。历史上，湖贝祖先张氏一族，自明代由福建迁至广东南海之滨，在深圳本地世代相传已有500多年。在新中国成立之时，湖贝村的地域东至文锦路，西到人民路铁路沿线，南临深南东路，北到笋岗，属当时本地的几个大村之一。Hubei village is 3、located at the Dongmen Commercial Center,it is a old village with a long history.Historically,Hubei has a Zhang ancestory,which migrated from Fujian to Guangdong,and have resided in Shenzhen for over 500 years.When the Chinese government was established,Hubei village expanded east to Wenjin Road,wes4、t to The Peoples Railway,south to Shennan South Road and North to Sunggang.It was one of the largest villages at the time.伍百年.500 YeARS.6.是垃圾还是宝贝?.iS it tRASH oR tReASURe?7.是负担还是机会?.iS it A BURDen oR An oPPoRtUnitY?8石库门和老胡同Shikumen and Hutong同北京的南锣鼓巷、上海的新天地、田子坊、成都的宽窄巷子、丽江的古城相比，深圳能与之匹敌，以文化为主题的高端时尚地方在5、哪？Looking at Beijings Nanluoguxiang,Shanghais Xintiandi and Tianzifang,Chengdus The Wide and Narrow Lanes,Lijiangs Old Town;where can we find a competitive high end cultural themed base that can represent Shenzhen?oLD ALLeYS旧街巷海上京北 南锣鼓巷 Nanluoguxiang 田子坊 Tianzifang9湖贝老村Old Hubei相比南锣鼓巷(建于约1750年)的260多6、年历史和田子坊(建于约1930年)的80多年历史，湖贝老村的500年历史明显悠长很多。绝对有能力成为相当于深圳的老胡同和石库门。Compared with the 260 odd year history of Nanluoguciang(established circa 1750)and the 80 odd year history of Tianziang(established circa 1930);Old Hubeis 500 year history is significantly longer.It undoubtedly can become the equivalent7、 of Hutong or Shikumen in Shenzhen.oLD HUBei老湖贝圳深10城中老村oLD ViLLAGe in tHe citY湖贝老村是有500年历史的深圳原住自然古村落，不同于通常意义的城中村，老村自始至终都保留着原汁原味的老建筑，在上世纪90年代大规模城市化、其他城中村在自家宅基地抢建出租屋的滚滚浪潮中，湖贝老村却依然静静地保持着她平静的生活面貌，成为时代中的历史遗存。Old Hubei is a naturally formed village with a 500 year history.It differs from the average villa8、ge in a city,in that it has preserved its historic architecture during the period of rapid urbanisation,where others have redeveloped these old houses into rental estates,Old Hubei has quitely maintained her presence,becoming an observer of the ever-changing times.100m0m250m5m11DiVeRSitY多样性ABDCE图例Le9、gend 老村 Old Village 新村 New Urban Village 工人宿舍 Workers Dorm 文化公园 Cultural Park A祠堂 Shrine B庙 Temple C市集 Informal Market D广场 Plaza F美食街 Food Street12原生态的空间形态Spatial form of a natural ecology原汁原味的老房老村:湖贝老村留存着深圳唯一的历史建筑形态仅有一到两层楼高的民居。这片旧村在深圳这样一个充斥着高层建筑的城市中形成了一片非常独特的景观。Preserved old village,old houses:Hube10、i Village embeds the last remaining memories of rural Shenzhen,with old village housing rising only 1-2 floors high.This old village forms its unique landscape and identity against the high rising city of Luohu.oLD ViLLAGe老村三纵3 Longitudes主街道Main Street古建筑Historic Buildings八横8 Alleys13原生态的多样生活Diverse11、 life of a natural ecology仍旧鲜活的具有丰富历史文化的老社区:除了东边的小食街，富于生机的街头市场充斥于湖贝老村，联系着在这里时代居住的原住村民和来来往往的外来租客。An energetic,historic and culturally rich old community:A lively market reconnects the isolated old village dwellers with the new;responding to the food street on the east,a mixing pot between the present12、 and the past.oLD HoUSeS老房子14记载Scribe老村中的灰雕，精美地装饰出家家户户的墙头，记载和陈述着一点一滴的历史。The engravings in the old village delicately decorates each household,cataloging every drop of its long history.enGRAVinGS雕纹1516节奏Rythm一片片青砖，朴实无华地堆砌出村里人的生活，以一种规整统一的风貌演绎着老村生活的节奏。Bricks stack humbly,slowly building the foundation 13、of life within the village.A unified language transpires through the village,echoing the rythm of life.BRick青砖1718愿望Wish老百姓的平安符，自己门口前的小庙 寄托着普通人家美好的愿望，虔诚的祈祷。潮汕人自己的习俗，鲜活地烙印在每个街巷角落。Small red labels,pots of incense hang upon the doorways.embedding the hope and dreams of a rustic,peaceful life.The custom14、s of the inhabitants are carved into every corner and every stone.cUStom习俗1920生活Life老村不仅是整个家庭几代人祖祖辈辈生活的地方，更是新入住年轻人和孩子们的新的家园，初来深圳的落脚之地。The old village not only inhabits generations of families,but also becomes the new home for the young and strong,in hipe of a better life in Luohu,Shenzhen.居民ViLLAGeR15、S2122湖贝老村奇迹般地还活着，保持着民间的多样性，并出奇地在城市中维持着村的形态。它是深圳市区中唯一的案例，是等待被发掘的文化宝物。2323Old Hubei is still alive,preserving its informal complexity and suprisingly,its village appearance.It is the last remaining case in Shenzhen,an historical treasure awaiting for its discovery.titLe titLe标题24同质化的发展HomoGenoUS DeVeL16、oPment25one moDeL?一种模式?一种发展模式One Development Model深圳市自2009年11月开始推动或计划推动实施25个城市更新项目。25个更新改造项目涉及总用地面积总109.7万平方米，总建筑面积397万平方米，其中包括6个工业区升级改选项目(资料来自深圳新闻网)。这些更新项目是否都只有一种能成功的改造发展模式?湖贝旧村也只能跟随这种改造发展模式?Since November 2009,the Shenzhen Government has planned or begun 25 regeneration projects.These projects tot17、al 1,097,000m2 of site area and 3,970,000m2 GFA,including 6 industrial zone upgrades(Source from Shenzhen News Web,accessed 2012-11-01).Do all of these regeneration projects have to follow the same model?Must Old Hubei also follow this path?26岗厦村Gangsha Village岗厦村因应福田商业中心区需要提高密度和有着庞大的商业价值，被逼上拆迁的道路。T18、he need of density for the Futian business district and the high economic benefit behind redevelopment became irresistable forces to demolish the village.用地面积 Site Area:161,600m2改造前 Before Development:户籍Household Residence:478 户籍人口Household Population:1,996暂住人口Temporary Population:66,000常暂比 Permanen19、t/Temporary Ratio:1:34拆迁面积Demolition Area:525,000m2其中Breakdown:私宅Residential 410,000m2商业Commercial 20,000m2z厂房Factory Bulding 42,000m2集体住宅Collective Housing 50,000m2其他Others 3,000m2改造后新建 After Development:总建筑面积 GFA:682,000m2其中Breakdown:住宅Residential 393,000m2商业 Commercial 166,000m2办公Office 124,000m220、前后fUtiAn福田前后27大冲村Dachong Village大冲村位于南山区高新技术产业园区中区的东部，是深圳市高新技术产业带“9+2”中非常重要的一环。Dachong Village is located in the east of Nanshan Hightech Industry Park,which is a very important node in the Shenzhen Hightech Ban“9+2”.用地面积Site Area:684,000m2改造前 Before Development:户籍Household Residence:382 户籍人口Househo21、ld Population:1,007暂住人口Temporary Population:28,000常暂比 Permanent/Temporary Ratio:1:27.8拆迁面积Demolition Area:868,200m2改造后新建 After Development:总建筑面积 GFA:2,800,000m2其中Breakdown:回迁Return Housing 1,100,000m2保障房Social Housing 53,600m2配套 Support Facilities 64,500m2核心区 Core District:商业 Commercial204,900m2公寓 A22、partment 231,700m2酒店Hotel124,600m2办公Office 296,300m2nAnSHAn南山28蔡屋围Caiwuwei清拆的城中村，取而代之的是有着无数高端国际品牌的购物商场。全球化过程为本来丰富的城中村带来了一个单一的，充斥了商业性的城市化现象。The removal of the backward rural condition of urban village and the construction of shopping malls with international high-end brands.The globalization process 23、fabricates a generic urbanism of consumerism.用地面积 Site Area:47,000m2改造前 Before Development:户籍Household Residence:478 人口Population:12,000拆迁面积Demolition Area:150,000m2其中Breakdown:私宅Residential 105,000m2集体住宅Collective Housing 4,500m2改造后新建 After Development:总建筑面积 GFA:625,000m2其中Breakdown:购物中心Shopping Ma24、ll商务公寓Executive Apartments 600,000m2金融中心Financial Centre银行金库Bank Treasury 25,000m2前后29LUoHU罗湖黄贝岭Huangbeiling黄贝岭村改造完成后，将建设零售、餐饮、文体、娱乐与消闲与一体的购物中心，成为商务、商业、高尚住宅兼备的区域。After the transformation of Huangbeiling,a shopping mall with retail,restaurants,leisure and entertainment will be in its place.Developing25、 Huangbeling into an area with high end residential,commercial and business program.用地面积:238,500m2改造前 Before Development:户籍Household Residence:1,219暂住人口Temporary Population:70,000拆迁面积Demolition Area:686,500m2改造后新建 After Development:总建筑面积GFA:400,000m2前后湖贝村(现在)Hubei Village(Current)30改造只能成为购物中心和高层住宅?R26、eGeneRAtion cAn onLY LeAD to SHoPPinG mALLS AnD ReSiDentiAL toWeRS?前31湖贝村(在规划)Hubei Village(Planning Stage)城市中千万种旧村，未来规划都进入同一种标准化商业开发模式。湖贝老村也只能成为购物中心和高层住宅吗?这瑰丽的老村，难道不值得更多考虑？Currently there is only one development replacing urban villages.Must Old Hubei also become shopping malls or residential tower27、s?We must reconsider its future.HomoGeniSAtion同质化后32现在的深圳各种购物中心林立.cURRentLY in SHenZHen,tHeRe ARe mAnY DiffeRent tYPeS of SHoPPinG mALLS.33数据Data在2012年，全深圳有5,000,000m2购物中心，其中42个超过50,000m2。在2017年会增加到17,810,000m2。(资料来自深圳城市设计促进中心)In 2012,there are 5,000,000m2 of shopping centers,42 of them over 50,000m28、2.By 2017,it will reach 17,810,000m2.(Data provided by Shenzhen Centre for Design)no ALteRnAtiVeS?没其他办法?17,810,000m22,900,000m250,000m2 422012201717,810,000m25,000,000m2购物中心Shopping Centers34深圳在2017年将会有到17,810,000m2的购物中心。相当于95个万象城.深圳将向着购物中心之城迈进?35注:按万象城面积18.8万平方米计算.Note:With the area of Mix City as 29、1.88 hundred thousand sqm.By 2017 the number of shopping malls in Shenzhen will rise up to 17,810,000m2.Equivalent to 95 Mix Cities.Is shenzhen stepping towards a city of shoppin malls?36今日的罗湖LUoHU toDAYf URBAn ViLLAGe3738南山、福田或罗湖都有着自己骄傲的商业中心,各区与香港经济关系越趋紧密，让他们的经济发展各有千秋、不分上下。Nanshan,Futian and Luohu 30、each have thriving commercial districts.Along with their intimate relationship with Hong Kong economy,it leads to equally strong economic development among the districts.BUSineSS商务南山nAnSHAn福田fUtiAn罗湖LUoHU 益田假日广场 Holiday Plaza 南山后海商业区 Nanshan Houhai Commercial District 福田平安金融中心区 Futian Ping An Financ31、ial District 罗湖蔡屋围金融中心区 Luohu Caiwuwei Financial District39SHoPPinG购物深圳的高端购物中心汇集在南山、福田和罗湖三区，国际品牌都集中在它们的购物中心里，站在潮流的尖端。The high end shopping centres are mostly located in the three major districts of Nanshan,Futian and Luohu.International brands are gathered in their shopping centres,helping them stan32、d at the frontier of fashion.南山nAnSHAn罗湖LUoHU福田fUtiAn 益田假日广场 Holiday Plaza Coco Park 京基百纳空间 KK Mall福田fUtiAn40深圳各区都有着各式各样的高层住宅建筑，无论是南山、福田或罗湖都会找到不同的中高端单位，人们总能找到适合的住所。Each district in Shenzhen has residential towers of different quality.No matter in Nanshan,Futian or Luohu,residents will be able to fin33、d different mid to high end apartments that will suit the users requirments.居住LiVe南山nAnSHAn罗湖LUoHU 波托菲诺天鹅堡 Portofino:Swan Castle 金地明津 Gemdale Gateway 新天地铭居 Xintiandi Mingju41深圳经济特区成立之前，罗湖就有着广东滨海特色的地域文化，早从明代就开始发展的村落，在500年间慢慢沉淀着深圳人，罗湖人的自身文化。500年后，罗湖有最具深圳风味的餐馆、传承着深圳原住文化的人，却缺乏一个汇集深圳文化的地方。In Shenzhen,Luo34、hu has the strongest local cultural identity,but surprisingly lacks a cultural destina-tion.The earliest developed district,is currently left behind in cultural terms.南山nAnSHAn福田fUtiAn罗湖?LUoHU?cULtURe文化 华侨城创意文化园 OCT Loft 深圳市民中心 Shenzhen Civic Center 湖贝老村 Hubei Old Village42改革开放后30年的迅猛发展，不断冲刷着罗湖。罗湖在短35、短的时间内成为了深圳的金融中心以及购物天堂。而在其他各区打造自己文化标签的时候，这个曾经最具地方文化认同感的地方，最具历史感的地方，如今却在滚滚的开发大潮中面临着身份重新定位的危机。罗湖是具有深圳文化种子的地方，是具有打造深圳文化名片潜力的地方，在快速发展之后，老罗湖，文化罗湖，正等待着被发掘，焕发新的活力，重拾文化自信。43After 30 years of rapid development that has renewed Luohu.In a short period of time,Luohu became Shenzhens main shopping hub and CBD.Ho36、wever,while other districts developed their cultural branding,Luohu,a district of rich culture and hisorical background,under rapid development is now looking to renew its cultural identitiy.Luohu is the seed of Shenzhen culture,after rapid development,Old Luohu,Cultural Luohu,is awaiting for its re37、discovery and a breath of new life that will make her stronger than ever.titLe titLe标题44文化与消费cULtURe AnD conSUmeRiSm45URBAn ecoLoGY城市生态文化/历史/消费Culture/History/Consumption 高端消费功的插入，结合湖贝老村已经具备的浓厚文化和历史，就能综合形成一个完整的商业生态，为罗湖区带来一个高端历史文化消费区域。By plugging in a program for high end consumption,there is a possi38、bility for Old Hubei to build upon its rich historical and cultural background.When these 3 component become intergrated,Old Hubei will have a complete sustainable commercial ecology,leading to a high end historic cultural consumption site within the Luohu District.历史History+消费Consumption文化Culture 439、6欧美等各国人士对自己国家、城市的文化历史有着无比的自豪感，将那些历史街区视为能展示自己文化底蕴的瑰宝。Overseas,whether in Europe,the Americas or Australasia,people often feel proud of their countrys historic culture,often viewing historic sites as a cultural treasure.曼哈顿Manhattan市中心City CentreNeukollnFriedrichshain-KreuzbergPrenzlauer Berg切尔西市场Chel40、sea Market肉类加工区Meatpacking District苏豪SOHOCentre PlaceDegraves LaneCauseway LaneHelmholtzplatzKulturbrauereiKollwitzplatzKastanienalleeVoo StoreReuter QuarterSameheads墨尔本Melbourne柏林Berlin纽约New York47他们复兴城市历史街区，让新时代的文艺餐饮产业入驻，为地区注入新的创造性活力，使其起死回生，登上国际文化舞台，成为代表城市文化的名片，国际时尚人士趋之若鹜的热点之地，灵感来源。These countries41、 will regenerate old historic sites,allowing for contemporary creative industries and eateries to inhabit them,whilst the inhabitants inject a new creative life into the area.Often these areas then become international cultural landmarks that represent the city;while attract and inspire people from 42、all over the world.inteRnAtionAL国外湖贝旧村?Old Hubei?锺路区Jongno-Ru中京区Nagakyo Ward东山区Hagishiyama Ward罗湖区Luohu District花见小路Hanamikouji三年坂二年坂Sanneizaka/Ninenzaka锦市场Nishiki Market三清洞街Samcheongdonggil北村Bukchon仁寺洞Insa-dong深圳Shenzhen首尔Seoul京都Kyoto482000年后，在全国各地推崇的大型购物中心模式大举捞金的同时，北京，上海，广州，成都等城市正逐步开辟和发展另一种植根于当地城市43、人文特色的历史街区改造。Since 2000,the Chinese commercial trend has been leaning towards Mega Shopping malls.However,in cities such as Beijing,Shanghai,Guangzhou,Chengdu and so on,there has been an emerging development model of regenerating and renovating historic streets rich in culture.朝阳区Chaoyang District20044、2草场地国际艺术村Cachangdi Artist Village2002798艺术区798 Art Zone2006南锣鼓巷Nanluoguxiang2007大珊栏Dashanlan2008前门大街Qianmen Street2012 石景山首钢老厂区Shougang Old Factory北京Beijing成都Chengdu东城区Dongcheng District西城区Xicheng District石景山区Shijingshan District青羊区Qingyang District成华区Chenghua District2008宽窄巷子The Wide and Narrow Lan45、es2011东区音乐公园Eastern Music Park49这些改造让历史的印记不仅被完好地保留，又被推向艺术时尚的浪尖，成为被文化人士热情追捧的新都市主义体验式文娱消费。These regeneration project preserve historic culture,meanwhile edging towards the forefront of art,design,art and fashion.Thus,they become popular hubs for a new urban cultural consuming experience,attracting man46、y cultural and creative admirers.nAtionAL国内2009红砖厂艺术创意园Redtory1999 田子坊Tianzifang1999新天地Xintiandi2006 1933创意产业园1933 Factory2004莫干山路M50M50 Art Community2005同乐坊Tonglefang上海Shanghai广州Guangzhou深圳Shenzhen普陀区Putuo District虹口区Hongkou District黄浦区Huanpu District静安区Jingan District海珠区Haizhu District天河区Tianhe Di47、strict罗湖区Luohu District南山区Nanshan District2011南华西骑楼街Nanhua Xi Architectural Street湖贝旧村?Old Hubei?2007华侨城创意文化园OCT Loft50 上海,江宁路,设计展览厅和商店 Shanghai,Jiangning Road,Design Commune 纽约,Tribeca,三宅一生 New York,Tribeca,Issey Miyake 成都,宽窄巷子,星巴克咖啡 Chengdu,The Wide and Narrow Lanes,Starbucks Coffee 上海,田子坊,住宅 Shan48、ghai,Tianzifang,Residential 上海,外滩,水舍 Shaghai,The Bund,Waterhouse 北京,西城,黄埔会 Beijing,Xicheng District,Whampoa Club51历史区精品店Historic Boutiques国际大牌在世界各地通常都把历史店面作为一种彰显品牌气质的首选。历史街区因其厚重的文化积淀，能促生各种思想，潮流，往往成为上层文化人士流连徜徉的地方，而这些上层人士正是高端消费群体的主流。Highend International brands often place shops within historic sites 49、and architecture to emphasise the brands elgance and class.Due to the rich cultural ambience precipitated in historic laneways,they can often inspire creative minds and instigate new trends,becoming a natural habitat for the creative class-the mainstream high end consumers.HiGH enD SHoPS高端商铺52由历史酝酿出50、的文化，经过现代加工，成为无以比拟的巨大吸引力。文化街区营造出来只属于当地的，独一无二的特点，成为这个空间场所特有的体验，有自己鲜明的个性，不可被复制。正是这种不可复制性，给予当地地区在国际社会文化舞台上属于自己的席位；也正是这种个性，形成了地区整体的情调和氛围，给予每一个客人完整的生活模式体验，成为文化时尚的标签。53Culture developed from the precipitation of history,then polished by the new and contemporary leads to great attractiveness.Historic cultur51、al streets belong to the locality and uniqueness of place,with its character one of a kind.Due to this specificty,it provides a seat for the city on the international stage,a name card.Due to this specificity,it oozes ambience and character,giving visitors a complete experience of local ecology,beco52、ming a symbol of culture and style.54泥巴里的珍珠A DiAmonD in tHe RoUGH55StAtUS定位政府愿景Government Statement“打响国际知名度.向海内外推介罗湖。强化罗湖的文化记忆，普查、整理改革开放历史文物，推广来罗湖值得去的10个地方。”2012-4-1在深圳市罗湖区第六届人民代表大会第一次会议上“To increase the international reputation of Luohu.promoting her to the overseas community.To enhance Luohus cult53、ural memory,survey cultural historical sites and promote 10 places worth visiting in Luohu.”2012-4-1 at the Shenzhen Luohu District 6th Peoples Congress 1st Conference中低端商业Mid/Low End Commercial高端商业High End Commercial高端住宅High End Housing中端住宅Mid End Housing图例 Legend国贸Guomao湖贝村Hubei Village东门Dongmen5654、StRUctURe结构空间特性Spatial Character1.低层的岭南百年历史建筑Old Lingnan style low rise architecture 2.尺度宜人的街道，主次结构分明的街区Human scale streets,disticinct heirachy3.鲜明的当地文化 Strong local cultural identity4.配合周边设施,改造后具有吸引高端消费族群的高度潜力With new surrounding facilities,it has potential to attract high end customers.5.与文化公园相邻In55、terconnected with cultural park57公园+老村=高端消费中心Cultural Park+Old Village=High end commercial strip具有浓郁特色的商业街区Commercial streets with rich cultural identity具有休闲生活情调的场所Places with a leisure ambience 具有绿色自然环境的文娱场地Recreational spaces with green natural environment潜能PotentiAL 宽窄巷子 Kuanzai Alleyways 兰桂坊 Lan56、 Kuai Fong 田子坊 Tianzifang Highline 上海新天地 Shanghai Xiantiandi 四四南村 44 South VillageLan Kwai Fong is an oasis of dining,entertainment and leisure amidst Hong Kongs finance and business center.LKFs strategic location creates a lively downtown destination for visitors as well as a steady source of clien57、tele for the restaurants and retail in the area.兰桂坊位于香港的金融和商业的市中心里，为这地段提供的休闲服务如餐飮和娱乐。生气勃勃的气氛和有策略的选置吸引大量游客，同时拥有一群稳定的客群。CASE STUDY:Lan Kwai Fong,Hong Kong草稿 项目名称 Qianhai CFD v2.0:29 August 2012案例：香港中环兰桂坊58功能改造PRoGRAm tRAnSfoRmAtion59前后兰桂坊,香港Lan Kwai Fong,Hong Kong兰桂坊酒吧街缘于七十年代初期，港府在中西区开始进行市区重建，道路开拓，吸引商58、业资金的流入。其后，兰桂坊渐渐成为一处有品味的消闲之地，酒吧、食肆及娱乐场所越开越多。至今，兰桂坊己由一条小巷发展成一个富西方文化的地区，被誉为香港特有的文化街区。Lan Kwai Fong originated in the 70s,due to the redevelopment of the Central and Western District.The development of roads attacted investment,with an increasing number of bars,restaurants and entertainment venues,slowl59、y moulded Lan Kwai Fong into a hign end trendy entertainment zone.Today,Lan Kwai Fong has developed itself from a small alleyway into a Western Cultural district,and a unique cultural district in Hong Kong.改造後After development:租金Rent:700-2,150 Rmb/m2发展商Developer:兰桂坊集团Lan Kwai Fong Group客源Target Crow60、d:白领/专业人士White collar/professionals功能Program:餐厅/酒吧Restaurants/Bars60功能扩充PRoGRAm exPAnSion61前后切尔西市场,纽约Chelsea Market,New York这里原来是Nabisco(奥利奥)厂房，工厂搬迁以后就废弃了，直到90年代地产商接手开发，新锐艺术家进驻，改造了这幢大楼，却保持了许多工厂的遗迹，因此今天随处可见粗糙的砖墙、裸露的钢管和巨大的运货电梯，是一间很时尚的市场。如同一个后工业主题公园。这里除了有不少名店，还定期或不定期举办音乐会，有时会有免费教授舞蹈。是一个花费不多，但又别具一格的好去处。61、Originally the Nabisco(Oreo)Factory,after the factory moved out it become aban-doned.Until the 90s,when developers redeveloped the area and contemporary artists started moving in.It has preserved much of it industrial past,with rough ex-posed brick walls,exposed steel tubes and large service elevato62、rs,while becoming a stylistic,contemporary market.Besides many high end fashion labels residing in the complex,it also holds many events including concerts and dance lessons.The Chelsea Market has become a reasonably priced place to visit with unique ambience.62功能升级PRoGRAm UPGRADe前后63肉类加工区,纽约Meatpac63、king District,New York肉类加工区，位于西12街Gan-sevoort-Little。从前这里曾经有250个屠宰场，而今天只剩下35个，大多数屠宰场都承受不了这里的高额租金，不得不迁往别处。对于时尚人士来说，周末到这里的高屋顶酒吧、比利时和古巴餐厅、夜总会以及14街高级时装店都是很好的选择。The Meatpacking District is located on Gansevoort and Little West 12th Streets.At one time there were up to 250 slaughterhouses,but now only 35 64、remain due to high rent.For the trendy,it is the place to be on the weekends,with rooftop bars,Belgian and Cuban Restaurants,nightclube and high end fashion retail.改造後After development:功能Program:展览/文化活动Exhibition/Cultural Events音约会/时尚派对Concerts/Parties零售/露天市集Retail/Street Markets高端餐厅Highend Restaura65、nts休憩/文化公园Leisure/Cultural Park64深圳的田子坊?SHenZHenS tiAnZifAnG?65田子坊,上海Tianzifang,Shanghai泰康路的初步形成是法租界筑路扩展的结果。因这一地块乃扩界后期所得，且其位于和华界毗邻之处，所以在这一地段留下了整齐的法式风格洋楼，也留下了极具上海特色的石库门建筑，它们一起构建出泰康路地段的里弄文化。Taikang Road was fromed due to the expansion of the French Concession.Due to this expansion and its close proxim66、ity to the Chinese boarder,it contains both western housing as well as the Shikumen typology.Together they created lane and alley organisation.改造前房租3500元，改造後1.5万元。政府税收1400多万元/年创造就业岗位3516人36个国家的艺术家入驻每年平均接待游客约200万人次，日均1万人左右改造前Before development:房租Rent:3,500 Rmb一期改造後After Phase 1 development:房租Rent:15,67、000 Rmb政府税收Tax Revenue:14,000,000 Rmb/年Year就业岗位Employment Positions:3,516游客Tourists:2,000,000 每年 per year 10,000 每日per day36个国家的艺术家入驻Artist in residence from 36 countries 前后66RemAinS xintiAnDi?深圳的新天地?前后67上海新天地,上海Shanghai Xin Tian Di,Shanghai以上海近代建筑的标志-石库门建筑旧区为基础，首次改变了石库门原有的居住功能，创新地赋予其商业经营功能，把这片反映了上海68、历史和文化的老房子改造成集国际水平的餐饮、购物、演艺等功能的时尚、休闲文化娱乐中心。Regenerating a Shanghai architectural symbol-the Shikumen,this development was the 1st to convert its original residential program to a commercial one.The district redeveloped the historic and cultural old housing into an international cultural and entertain69、ment hub with restaurants,shops and performances.占地面积Site Area:30,000m2发展商Developer:瑞安集团改造前Before development:总建筑面积GFA:60,000m2价值 Price:8,000-10,000 Rmb/m2一期改造後After Phase 1 development:价值 Price:17,000-25,000 Rmb/m2 功能Program:零售 Retail-14,000m2酒店/服务性公寓-Hotel/Service Apartments 61,000m2办公楼Office Buil70、dings-390,000m2公寓Apartments-514,000m268深圳的四四南村?SHenZHenS 44 SoUtH ViLLAGe?前后69四四南村,台北44 South Village,Taipei该村兴建于1948年，承袭了传统眷村的规律与集体控制的模式，主要以木材、竹篱、石灰及瓦片所建筑而成，为一连栋式的平房，采“鱼骨状”的架构排列，至1998年拆除时，多半仍维持50年前的模样。原本都市计画中要被拆除的公有用地上的眷村，经文化界的抗议后，变更为信义区公民会馆。原建物并未变动，连围墙也都还保留着。Built in 1948,the former rythm and coll71、ective control model still lingers in this military dependent village.The main building material include wood,bamboo,lime and tiles,creating rows of houses in a fishbone layout.Until plans for demolition in 1998,most of the village maintained its appearance of 50 years back.IAfter protests from the 72、cultural community,the demolition plans where abandoned,becoming the Sinyi District Citizens Hall.Until now,the original architecture and the enclosing walls have been preserved.改造後After development:功能Program:博物馆Museum展览活动场地Exhibition/Event space广场及文化公园Plaza/Cultural Park70罗湖的创意文化园LUoHUS oct Loft前后773、1华侨城创意文化园,深圳OCT Loft,Shenzhen通过对东部工业区的部分工业建筑进行重新定义、设计和改造，营造出一个呈现出鲜明的后工业时代特色的新型工作、生活空间，为活跃在珠江三角洲和港澳台的文化人、设计师、先锋艺术家提供一个创意工作场所。A distinctive space post industrial space for livestyle and work was created by redefining the old Eastern Industrial Zone.The OCT Loft provides a creative workplace for active74、 cultural workers,designers and artists in the Pearl River Delta,Hong Kong,Macau and Taiwan regions.72OCT-LOFT集聚的创意文化氛围，孕育出一系列自我发生的文化活动。每天各个特色餐馆里讨论设计方案的设计师，傍晚酒吧里交流创意思维的艺术家，以及周末创意市集上涌动的人流，丰满了整个园区。The OCT Loft funnels a creative ambience throughout the area,many self initiated activities arise,includi75、ng designer forums in small cafes and restaurants,T-Bar street markets and so on,filling the OCT Loft from day till night.回到中国主题邀请展 GDC 11 攞你命三千白双全重看经典电影的角度 Killing 3000 Reviewing the Movie from Pak Sheung Chuens Perspective 童画 THua T 街 T-Street73创意园丰富的人文背景，为街道剧场，深港城市双年展，国际爵士音乐节等国际顶级文化艺术活动奠定了良好的基础。T76、he strong cultural base of the OCT Loft also leads to many international cultural fesitvals,for instance,street performances,bienalles,international jazz festivals,reinforcing its standard as a world class creative park.ActiVitieS活动 香港深圳城市/建筑双城双年展 Hong Kong&Shenzhen Bi-City Biennalle of Urbanism/Arc77、hitecture OCT-Loft 国际壁画节 OCT-Loft International Mural Festival OCT-Loft 国际爵士音乐节 The OCT-Loft International Jazz Festival 升级策略:OCT-LOFT概念设计国际邀请展 Upgrade Strategy:International Invitational Exhibition on OCT-Loft Concept Design74OCT Loft吸引了包括平面、时装、工业，建筑，媒体等各类设计师，摄影师，特色餐饮，以及高端消费群体，为华侨城集团打造了一份独一无二的企业文化名78、片。OCT Loft attracts designers from different fields,such as graphics,fashion,industrial,architecture and so on,restranteurs and artists,as well as the highend customers,providing a unique cultural name card for the OCT group.752012年，国务院国资委主任、党委书记王勇等中央领导，以及北京，上海，香港等各地领导都参观了OCT Loft，一直表示华侨城是很注重规划理念、很有79、文化内涵的企业，推动了企业在公共事业、创意型产业领域的发展，在行业内树立了榜样。同时，华侨城集团借其文化名片，在北京，上海，武汉，西安等多个城市开发了大量地产项目。In 2012 alone,officials from the Chinese Central Government,leaders of Beijing,Shanghai and Hong Kong,as well as other cities,visited the OCT Loft.The officials all praised the OCT groups efforts in developing the publ80、ic realm as well as creative industries,becoming a role model of other enterprises within the field.Meanwhile,due to this cultural name card,it gained many opportunitis for the OCT nAme cARD名片76文化区的价值：湖贝改造的机遇可为罗湖提供远超出其他各区的特色文化商业，在千篇一律的开发中脱颖而出，整体提升周边土地价值，拉动东门商业圈更新。更提供房地产开发新产品，冲破高端市场的门槛。77The value of81、 cultural branding:Hubei regeneration provides Luohu an opportunity to better the cultural commercial developments of other districts and stand out among many similar developments in those areas.It will raise the land value of the surrounding area and regenerate Dongmen.It also provides a new real e82、state product to help breaking into the high-end market.titLe titLe标题78oLD ViLLAGe fUtURe?老村的未来?100m0m250m5m79ReSeARcH研究区块3新村A部Zone 3New Village Part A区块2新村B部Zone 2New Village Part B区块1旧村Zone 1Old Village区块5公共空间Zone 5Public Space区块4工友社交区Zone 4Workers Community AreaN80方案StUDY情景1:保留旧村及新村A部Scenario 1:P83、reserving Old Village and New Village Part A迁拆面积Demolition GFA:200,820m2新建面积 Construction GFA:625,300m2其中Breakdown:居住面积 Residential Area:468,975m2商业面积 Commercial Area:156,325m2改造商业面积 Regeneration Area:210,570m2个别地块容积率Plot FAR:10.00平均容积率 Average FAR:3.46盈利(5年)Net Profit(After 5 years):30.6亿(100 mil)改84、造商业Regeneration商业Commercial居住Residential图例 Legend壹81StUDY方案情景2:保留旧村及新村B部Scenario 2:Preserving Old Village and New Village Part B迁拆面积Demolition GFA:238,440m2新建面积 Construction GFA:834,600m2其中Breakdown:居住面积 Residential Area:625,950m2商业面积 Commercial Area:208,650m2改造商业面积 Regeneration Area:172,950m2个别地块容积85、率Plot FAR:10.00平均容积率 Average FAR:4.58盈利(5年)Net Profit(After 5 years):86.4亿(100 mil)改造商业Regeneration商业Commercial居住Residential图例 Legend贰82方案情景3:只保留旧村Scenario 3:Preserving Old Village迁拆面积Demolition GFA:388,200m2新建面积 Construction GFA:856,450m2其中Breakdown:居住面积 Residential Area:642,338m2商业面积 Commercial Ar86、ea:214,112m2改造商业面积 Regeneration Area:23,190m2个别地块容积率Plot FAR:7.00平均容积率 Average FAR:4.58盈利(5年)Net Profit(After 5 years):79.4亿(100 mil)StUDY改造商业Regeneration商业Commercial居住Residential图例 Legend叁83情景4:只保留旧村Scenario 4:Preserving Old Village迁拆面积Demolition GFA:388,200m2新建面积 Construction GFA:978,800m2其中Breakd87、own:居住面积 Residential Area:588,600m2商业面积 Commercial Area:186,200m2改造商业面积 Regeneration Area:23,190m2个别地块容积率Plot FAR:8平均容积率 Average FAR:5.35盈利(5年)Net Profit(After 5 years):114.0亿(100 mil)StUDY方案改造商业Regeneration商业Commercial居住Residential图例 Legend肆84StUDY方案情景5:只保留旧村里旧房子Scenario 5:Preserving Old Village Ho88、uses迁拆面积Demolition GFA:388,200m2新建面积 Construction GFA:1,101,150m2其中Breakdown:居住面积 Residential Area:865,862m2商业面积 Commercial Area:275,288m2改造商业面积 Regeneration Area:23,190m2个别地块容积率Plot FAR:9平均FAR Average FAR:6.00盈利(5年)Net Profit(After 5 years):1148.6亿(100 mil)改造商业Regeneration商业Commercial居住Residential图89、例 Legend伍ZONE INFORMATIONZONESZONE NUMBERAREA(SQM)%GFA%FAROLD VILLAGE SITE AREA1358100.191078384231900.0560971480.647584474NEW VILLAGE SITE AREA(A)2388900.207512941497600.3622729143.850861404NEW VILLAGE SITE AREA(B)3598200.3191932131873800.4532765673.132397192WORKERS COMMUNITY AREA4236400.126140547590、10600.1235153252.159898477PUBLIC SPACE AREA5243100.1297155972000 0.0048380460.082270671ROAD AREA49400.026359319OVERALL AREA187410141339012.205805453ECONOMIC ASSUMPTIONSITEMSRMB/SQMCOMPENSATION RATE40000RESIDENTIAL CONSTRUCTION COST5000RETAIL COMMERICAL CON.COST7000RENOVATION COST200RESIDENTIAL MARKE91、T PRICE40000RETAIL RENTAL(MALL)/MONTH250RETAIL RENTAL(VILLAGE)/MONTH150RETAIL PROPERTY VALUE30000SCENARIO 1ZONESMODELCOMPEN.COST DEMOLITION AREAOLD VILLAGE SITE AREAREGEN9276000000NEW VILLAGE SITE AREA(A)DEVELOP5990400000149760NEW VILLAGE SITE AREA(B)REGEN74952000000WORKERS COMMUNITY AREADEVELOP204292、40000051060PUBLIC SPACE AREAREMAIN00OVERALL16455600000200820EXPENSESITEMSSQMFARGFARESIDENTIAL RETAILCOSTAVERAGE FARCONSTRUCTION AREA625301062530046897515632534391500003.460274265REGENERATION AREA956302.20192408221057021057042114000OVERALL INVESTMENTRMBCOMPENSATION16455600000CONSTRUCTION3481264000OVE93、RALL19936864000INCOMEMARKET RESIDENTIAL18759000000RENTAL MALL RETAIL(5 YEARS)2344875000RENTAL VILLAGE RETAIL(5 YEARS)1895130000OVERALL INCOME22999005000INVESTMENT ANALYSISFIRST 5 YEARS NET PORTFIT3062141000PROPERTY OWNERSHIP11006850000FIRST 5 YEARS NET PROFIT(%)13.31423251ARCHITECTURAL FORMNUMBERS O94、F RESIDENTIAL TOWER23.44875NO.OF FLOOR OF RESIDENTAL TOWERS40RETAIL COMMERCIAL OVERALL AREA36689585PeRfoRmA测算SCENARIO 2ZONESMODELCOMPEN.COST DEMOLITION AREAOLD VILLAGE SITE AREAREGEN9276000000NEW VILLAGE SITE AREA(A)REGEN59904000000NEW VILLAGE SITE AREA(B)DEVELOP7495200000187380WORKERS COMMUNITY ARE95、ADEVELOP204240000051060PUBLIC SPACE AREAREMAIN00OVERALL16455600000238440EXPENSESITEMSSQMFARGFARESIDENTIAL RETAILCOSTAVERAGE FARCONSTRUCTION AREA834601083460062595020865045903000004.577076997REGENERATION AREA747002.31526104417295017295034590000OVERALL INVESTMENTRMBCOMPENSATION16455600000CONSTRUCTION496、624890000OVERALL21080490000INCOMEMARKET RESIDENTIAL25038000000RENTAL MALL RETAIL(5 YEARS)3129750000RENTAL VILLAGE RETAIL(5 YEARS)1556550000OVERALL INCOME29724300000INVESTMENT ANALYSISFIRST 5 YEARS NET PROFIT8643810000PROPERTY OWNERSHIP11448000000FIRST 5 YEARS NET PROFIT(%)29.07994469ARCHITECTURAL FO97、RMNUMBERS OF RESIDENTIAL TOWER31.2975NO.OF FLOOR OF RESIDENTAL TOWERS40RETAIL COMMERCIAL OVERALL AREA 381600SCENARIO 3ZONESMODELCOMPEN.COST DEMOLITION AREAOLD VILLAGE SITE AREAREGEN9276000000NEW VILLAGE SITE AREA(A)DEVELOP5990400000149760NEW VILLAGE SITE AREA(B)DEVELOP7495200000187380WORKERS COMMUNI98、TY AREADEVELOP204240000051060PUBLIC SPACE AREAREMAIN00OVERALL16455600000388200EXPENSESITEMSSQMFARGFARESIDENTIAL RETAILCOSTAVERAGE FARCONSTRUCTION AREA1223507856450642337.5214112.547104750004.577076997REGENERATION AREA358100.64758447423190231904638000OVERALL INVESTMENTRMBCOMPENSATION16455600000CONSTR99、UCTION4715113000OVERALL21170713000INCOMEMARKET RESIDENTIAL25693500000RENTAL MALL RETAIL(5 YEARS)3211687500RENTAL VILLAGE RETAIL(5 YEARS)208710000OVERALL INCOME29113897500INVESTMENT ANALYSISFIRST 5 YEARS NET PROFIT7943184500PROPERTY OWNERSHIP7119075000FIRST 5 YEARS NET PROFIT(%)27.28313686ARCHITECTUR100、AL FORMNUMBERS OF RESIDENTIAL TOWER32.116875NO.OF FLOOR OF RESIDENTAL TOWERS40RETAIL COMMERCIAL OVERALL AREA 237302.586PRofoRmA测算SCENARIO 4ZONESMODELCOMPEN.COST DEMOLITION AREAOLD VILLAGE SITE AREAREGEN9276000000NEW VILLAGE SITE AREA(A)DEVELOP5990400000149760NEW VILLAGE SITE AREA(B)DEVELOP7495200000101、187380WORKERS COMMUNITY AREADEVELOP204240000051060PUBLIC SPACE AREAREMAIN00OVERALL16455600000388200EXPENSESITEMSSQMFARGFARESIDENTIAL RETAILCOSTAVERAGE FARCONSTRUCTION AREA122350897880073410024470053834000005.346512993REGENERATION AREA358100.64758447423190231904638000OVERALL INVESTMENTRMBCOMPENSATION102、16455600000CONSTRUCTION5388038000OVERALL21843638000INCOMEMARKET RESIDENTIAL29364000000RENTAL MALL RETAIL(5 YEARS)3670500000RENTAL VILLAGE RETAIL(5 YEARS)208710000OVERALL INCOME33243210000INVESTMENT ANALYSISFIRST 5 YEARS NET PORTFIT11399572000PROPERTY OWNERSHIP8036700000Net Profit(%)34.29142974ARCHIT103、ECTURAL FORMNUMBERS OF RESIDENTIAL TOWER36.705NO.OF FLOOR OF RESIDENTAL TOWERS40RETAIL COMMERCIAL OVERALL AREA 267890SCENARIO 5ZONESMODELCOMPEN.COST DEMOLITION AREAOLD VILLAGE SITE AREAREGEN9276000000NEW VILLAGE SITE AREA(A)DEVELOP5990400000149760NEW VILLAGE SITE AREA(B)DEVELOP7495200000187380WORKER104、S COMMUNITY AREADEVELOP204240000051060PUBLIC SPACE AREAREMAIN00OVERALL16455600000388200EXPENSESITEMSSQMFARGFARESIDENTIAL RETAILCOSTAVERAGE FARCONSTRUCTION AREA12235091101150825862.5275287.560563250005.999359693REGENERATION AREA358100.64758447423190231904638000OVERALL INVESTMENTRMBCOMPENSATION1645560105、0000CONSTRUCTION6060963000OVERALL22516563000INCOMEMARKET RESIDENTIAL33034500000RENTAL MALL RETAIL(5 YEARS)4129312500RENTAL VILLAGE RETAIL(5 YEARS)208710000OVERALL INCOME37372522500INVESTMENT ANALYSISFIRST 5 YEARS NET PORTFIT14855959500PROPERTY OWNERSHIP8954325000Net Profit(%)39.75102162ARCHITECTURAL106、 FORMNUMBERS OF RESIDENTIAL TOWER41.293125NO.OF FLOOR OF RESIDENTAL TOWERS40RETAIL COMMERCIAL OVERALL AREA298477.587PeRfoRmA测算88土地开发与改造并不冲突，维持城市高效发展及充分发挥稀缺土地价值是必然策略。改造的重点并不在于阻碍城市发展及经济运转，而是进一步提高价值及达到附加片区的增值。公共利益与开发利益可以平衡共存，公私共赢。89Urban development and regeneration are not exclusive.To maintain high e107、ffeciency of urban development and make good use of limited land resource is our common goal.Regeneration does not mean to stop urban development and economic growth,but to provide larger scale added value.Public-private collaboration can lead to a win-win situation.titLe titLe标题90湖贝老村的新生ReBiRtH of 108、oLD HUBei91concePt概念方案改造商业Regeneration商业Commercial居住Residential图例 Legend92Axon轴测图情景:概念Scenario:Concept迁拆面积Demolition GFA:265,642m2新建面积 Construction GFA:1,071,545m2其中Breakdown:居住面积 Residential Area:559,200m2商业面积 Commercial Area:512,350m2改造商业面积 Regeneration Area:8,750m2个别地块容积率Plot FAR:9平均容积率 Average F109、AR:5.84盈利(5年)Net Profit(After 5 years):132.8亿(100 mil)SCENARIO CONCEPTZONESMODELCOMPEN.COST DEMOLITION AREAOLD VILLAGE SITE AREAREGEN/PART DEM92760000014440NEW VILLAGE SITE AREA(A)PART DEM012762NEW VILLAGE SITE AREA(B)DEVELOP7495200000187380WORKERS COMMUNITY AREADEVELOP204240000051060PUBLIC SPACE AR110、EAREMAIN00OVERALL10465200000265642EXPENSESITEMSSQMFARGFARESIDENTIAL RETAILCOSTAVERAGE FARCONSTRUCTION AREA1192709107154555920051234563824150005.841390534REGENERATION AREA35810875087501750000OVERALL INVESTMENTRMBCOMPENSATION10465200000CONSTRUCTION6384165000OVERALL16849365000INCOMEMARKET RESIDENTIAL22111、368000000RENTAL MALL RETAIL(5 YEARS)7685175000RENTAL VILLAGE RETAIL(5 YEARS)78750000OVERALL INCOME30131925000INVESTMENT ANALYSISFIRST 5 YEARS NET PORTFIT13282560000PROPERTY OWNERSHIP15632850000Net Profit(%)44.08135225ARCHITECTURAL FORMNUMBERS OF RESIDENTIAL TOWER36NO.OF FLOOR OF RESIDENTAL TOWERS40R112、ETAIL COMMERCIAL OVERALL AREA52109593通过保存湖贝老村，在有历史的文化旧区里插入新的建筑体，发展新的经济商业片区模式，创造结合自然绿化和历史人文资源的特色城市景观。按照深圳市城中村（旧村）改造规划指引技术通则（试行）规定，改造后绿地率应达到25%，老村若能作为一种特别的绿地，其25,000m2 的面积已达到12.5%的绿地率。By preserving Old Hubei and adding new architecture into this historic cultural region,developing a new model of comme113、rcial districts.According to the Shenzhen(Old)Urban Village Regeneration Guidelines-Technical(Trial),there is a need of 25%of green area ratio after regeneration.If Old Hubei can be accounted for as a special green area,its 25,000m2,area already makes up for 12.5%green area ratio.PeRfoRmA测算949596979114、8深圳湖贝老村重生 通过创造性地改造重建，探索更加三维立体，全方位发展的高密度城市空间模式，寻求城市更新的新方式。老村旁的公园，提供了高楼林立的城市中稀缺的绿色景观资源，将公园的绿色空间激活并渗透至村内的各个场所，让老村更加生机盎然。老村中质量欠佳的楼宇会被新的现代建筑取代，而大部分的老村落形态与建筑都被保存，同时赋予除居住以外更多新的功能。至此，岁月沧桑的古老与崭新前卫的现代并存，湖贝老村所焕发出的新生力量将使其成为深圳新的文化、商业、时尚地标。99The Rebirth of Old HubeiThrough regenerative development of Old Hubei,we115、 can revisit the concept of a 3 dimensional city,creating a new model for high dense development.The park beside Old Hubei offers a rare green resource within the towering urban environment,permeating and activating Old Hubei,bringing together nature and history.The minority of old buildings with po116、or quality can be replaced by new contemporary buildings,injecting new programs into the residential neighbourhood.In Old Hubei,the old and new combine and become a new stream of energy,forming the new cultural,commercial and stylish landmark of Shenzhen.U R B URBANUS RESEARCH BUREAU都市实践研究部伍佰年历史的深圳湖贝老村500 Years Of histOrY in shenzhen-Old hubei