LS08_Conservation and Revitalization of Historic Buildings_Teaching Notes

Conservation & Revitalization of Historic Buildings

Liberal Studies Teaching Kit for Senior Secondary Curriculum

Organizer Sponsor Research Team

[Teacher notes]

Hong Kong Today

ContentsPreamble

Teaching plan i

DisclaimerCreate Hong Kong of the Government of the Hong Kong Special Administrative Region provides funding support to the project only, and does not otherwise take part in the project. Any opinions, findings, conclusions or recommendations expressed in these materials/events (or by members of the project team) do not reflect the views of the Government of the Hong Kong Special Administrative Region. 2012 Hong Kong Institute of Architects

Lesson 1: Conservation and Revitalization of Historical Buildings

1.1 What is Conservation? What is Revitalization?

1.2 Methods of Building Conservation

1.2.1 Preservation

1.2.2 Maintenance

1.2.3 Restoration

1.2.4 Reconstruction

1.2.5 Adaptation

Summary, Key words and Further reading

Class activity: Role Play

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Liberal Studies | Conservation and Revitalization of Historic Buildings

Topic 08Conservation and Revitalization of Historic Buildings

Major teaching areas

Teaching planLesson Contents

Lesson 1 Conservation and revitalization

1.1 Definitions of conservation and revitalization Discussion on the importance of conservation

1.2 Introduction of 5 main conservation methods Discussion on pros and cons of each method using local cases

Class activity: role play Discussion on various concerns over conservation through role play Summary of views raised by students during role play as conclusion of the

topic

This topic is related to Topic 09: Conservation Policy in Hong Kong and Topic 10: Revitalizing Historic Buildings in Hong Kong.

Liberal Studies: Module 2 Hong Kong Today

Theme1:Qualityoflife

Theme2:Ruleoflawandsocio-politicalparticipation

Theme3:Identity

Related teaching areasLiberal Studies: Module 6 Energy Technology and the Environment

Theme2:Theenvironmentandsustainabledevelopment

Learning objectives To learn the definitions of conservation and revitalization

To learn the common methods of building conservation

To evaluate case studies demonstrating how buildings can be preserved

To understand various perspectives and concerns about conservation through activities

Interdisciplinary teaching areasVisual Arts:

Visual Arts Appreciation and Criticism in context

Visual Arts Making

Design and Applied Technology: Strand 3 Value and Impact

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Lesson 1 Conservation and Revitalization of Historic Buildings

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Introduction: do you know these historic buildings?

t Kom Tong Hall, Mid-Levels (Sun Yat-sen Museum)-FormerresidenceofHoKomTong and the headquarters of the Church ofJesusChristofLatter-daySaints

Status: declared monumentYear of completion: 1894Architectural style: Edwardian

t Blue House, Wanchai-Chinesemedicineclinic on the ground floor and residential units on upper floors

Status: grade 1 historic buildingYear of completion: 1920sArchitecturalstyle:Balcony-typetonglau

The Edwardian style was popularised in Britain during 1910s. Key features include a rough exterior surface (rustication) on the ground floor and colonnades on upper floors.

Tong Laus are Hong Kong shop houses. On the ground floor, there is usually a shop, and narrow residential units fill the upper floor.

Teaching TipsMore information about Tong Lau architecture can be found under Topic 01: Culture in Vernacular Architecture.

Lesson 1Conservation and Revitalization of Historic Buildings

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u Hong Kong City Hall, Central-Cultural complex including a public library, a concert hall, a theatre, an exhibition hall, marriage registrar, restaurants and offices

Status: Grade 1 historic buildingYear of completion: 1960sArchitectural style: Modernist

p Tsang Tai Uk, Shatin-Walledvillage

Status: Grade 1 historic buildingYear of completion: 1867Architectural style: Hakka walled village, Guangdong vernacular architecture

Hakka walled village is a subset of Lingnan architecture. The building usually occupies a rectangular lot and is made of green bricks, with wok yee gable wall.

In contrast with classical architecture, modernist buildings are asymmetrical in form, with exposed structures. The form of the building is determined by its functions.

Teaching TipsMore information on Walled Village architecture can be found under Topic 01: CultureinVernacularArchitecture.Furtherreference can be made under Science Topic 01:ForcesinBuildings-AHistoricalReview

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p The Former Marine Police Headquarters Compound, Tsim Sha Tsui (now the 1881 Heritage) was converted into a hotel with shops while certain historical features, such as the time ball, tower were retained.

Background information

Status: Declared monumentYear of completion: 1884Architectural style: NeoclassicalUse:(2009-Present)TouristAttraction,hotelandretailshops

Major events in the revitalization process:

May 2003

FlyingSnow,asubsidiaryofCheungKong(Holdings)wasawardedthetenderforthesiteona50-yearlandgrant at HK$352.8 million.

Dec 2003

There were 192 trees on the site. The developer agreed to plant 92 trees to compensate for the 149 lost. To makewayforthewideningofCantonRoad,acentury-oldgraniteretainingwallwasdemolished.

May 2004

Cheung Kong unveiled a scheme to convert the former Marine Police headquarters into a hotel and retail complex.

Nov 2006

Conservationists found Cheung Kong wiped out the original landscape at the site and transplanted century-oldtreesintohugepots.

Source: South China Morning Post .

Changes of the former Marine Police Headquarters:

Part of the site Current situation

Main building Adapted and reused as a hotel, the outer wall is changed from white and blue colour into cream colour

Granite retaining wall Dismantled for the widening of Canton Road and re-stored on Kowloon Park Drive

Tsim Sha Tsui Hill (underneath the Main Building) Wiped out and replaced by a retail complex

Signal tower (Time ball tower) Retained

Stable Block Adapted and reused as a restaurant

192 trees 24 are kept and 19 transplanted

Neoclassicism is a movement of themid-18century.Itsarchitectureemploys features similar to Greek buildings, such as classical orders and open porches with pediments.

TheFormerMarinePoliceHeadquartersCompoundbeforerevitalizationCurryTse

The original main building

[Discussion]Read the following information and discuss the outcomes of the 1881 Heritage revitalization project.

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Possible perspectives

1. It was the Marine Police Headquarters from 1881 to 1996.

2. For: It is a successful revitalization project because it converted the site into a cultural and shopping landmark in Hong Kong. This will bring huge economical benefits and stimulate local tourism. Besides, the new setting of the 1881 Heritage is compatibly integrated into the urban area after revitalization.

Against: TherevitalizationprojectfailstoconservethehistoricandculturalsignificancesoftheFormerMarinePolice Headquarters.

According to Article 8 of the Burra Charter, Tsim Sha Tsui Hill was a major element reflecting the historic relationship of the site , and it should not have been destroyed. The Headquarters was built there because the elevated landscape had the superiority to monitor and control the harbour. The demolition of the hill is irreversible so it is inappropriate.

According to Article 22.1, the mall replacing the hill cannot show the historic significance so it detracts from itsinterpretationandappreciation.Theproportionofthenewly-builtmallislargerthanthemainbuilding,which distorts the appearance of the heritage and detracts from its cultural significance. The mall is also considered to be an imitation of neoclassical architecture, which may confuse the identification of the original heritage and the new building.

Furthermore,thenewprogramsofhigh-classhotelandrestaurantsmakeitdifficultforthegeneralpublictoaccess the site.

In short, while attaining touristic and commercial success, 1881 Heritage has some lingering conservation concerns.

1. What were the original functions of 1881 Heritage? Can you guess its original functions from its current form and appearance?

2. A modern shopping mall with classical motifs has been built where Tsim Sha Tsui Hill (underneath the main building) was wiped out. Do you think this is appropriate?

Conservation requires the retention of an appropriate visual setting and other relationships that contribute to the cultural significance of the place. New construction, demolition, intrusions or other changes which would adversely affect the setting or relationships are not appropriate.

- Article 8, Burra Charter

New work such as additions to the place may be acceptable where it does not distort or obscure the cultural significance of the place, or detract from its interpretation and appreciation. New work may be sympathetic if its siting, bulk, form, scale, character, colour, texture and material are similar to the existing fabric, but imitation should be avoided.

- Article 22.1, Burra Charter

The Burra Charter (1979) originally provided basic principles and procedures to be followed in conservation projects in Australia. Because of its usefulness and practicability, the Antiquities and Monuments Office often refers to the articles in the Burra Charter as guidelines on conserving heritage places.

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p Queens Pier, Central - The pier in utilitarian style was demolished in 2008 after months of protests in spite of its grade 1 status LarrySuen

p Hong Kong City Hall, Central

[Discussion]

4. CityHallisonlyabout50yearsold.Whyisitimportanttopreservesuchayoungandmodern-looking building?

5. Somehistoricbuildingsare/wereprivately-ownedandthereforehavelittletodowiththecollective memory of the general public. Should we respect the decision of their owners if they wish to demolish those buildings?

Possible perspectives

4. City Hall is an important landmark on its own and in a larger context of Central, which is a collective memoryofmanyHongKongpeople.AlongwithQueensPierandEdinburghPlace,itwasthefirstbatchofpublicbuildingsplannedatCentralharbourfrontafter1950-reclamation.Itwasbuiltinmodernist style which was prevalent at the time of construction. Moreover, it was the first public venue to host cultural activities for local Chinese and thus has a high social value.

5. This is a controversial issue that is still being discussed. The citys identity and development are actually largely contributed by the private sector. The fact that some buildings are not usually opentopublicdoesnotnecessarilymeanthattheydonotpossessanysocio-historicalvalue.Various parties including the government, the private property owners and the public have the responsibility to protect the historical assets of our city. Conflicting interests do occur, but there arealsodifferentwaystoachieveawin-winsituation,whichshallbefurtherdiscussedinclass.

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Economic Interests

Job opportunities Business opportunities New tourism resources

Better use of land resources

Government Interests

Cultural asset is preserved Creation of new cultural landmarks Public engagement in heritage

protection is encouraged

Public Interests

Local culture and character can be retained

Opportunity to improve existing urban environment

New cultural resources for public enjoyment and education

Increase in awareness of cultural heritage

Revitalization

1.1 What is conservation? What is revitalization?

What is conservation?

Conservation encompasses all the processes of looking after a place so as to retain its cultural significance. It includes maintenance and according to circumstances may include preservation, restoration, reconstruction and adaption, or even a combination of more than one of these approaches.

(Source: Australia ICOMOS. The Burra Charter: The Australia ICOMOS Charter for Places of Cultural Significance. Burwood: Australia International Council of Monuments and Sites. 1999.)

What is revitalization?

To conserve existing (sometimes historic) buildings or districts by putting them to good contemporary use. This ap-proach gives historic buildings and districts a second life by reconnecting them with society.

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1.2 Methods of Building ConservationAccording to the Burra Charter, there are 5 main strategies in conservation:

1. Preservation

Protective care of fabric and place

2. Maintenance

Continuous protective care of fabric and place

3. Restoration

Returning to a known earlier state

4. Reconstruction

Returning to a known earlier state Introduction of new materials

5. Adaptation

Change in function Introduction of new materials

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1.2.1 Preservation To maintain the fabric of a place in its existing state, preventing deterioration.

1.2.2 Maintenance

The continuous protective care of the fabric and setting of a place. To be distinguished from repairing, which involves restoration or reconstruction.

p Example: Hong Kong Observatory 1883 Building, 1883 Thetwo-storeybrickbuildingiswellpreservedandisstillbeingusedastheadministrativeofficeoftheHongKongObservatory. Both the building and the original function as an observatory are preserved.

p Example: Main Building, the University of Hong Kong, 1912 The external faade of the Main Building is a declared monument.

Maintenance is carried continuously out to ensure the upkeep of the building. 09


1.2.3 Restoration To return the existing fabric of a place to a known earlier state by removing accretions or by reassembling existing components without the introduction of new materials.

Before the building was opened publicly as Sun Yat Sen Museum, conservators had studied its historical photographs and tried to restore its grandeur. Old stone fireplaces and chandeliers were reinstalled while rusted cast iron balustrades were cleaned and repainted with a protective coating. The existing materials were used whenever possible in the restoration process.Forexample,brokentileswerereplacedwithintact,existingtilesfrom concealed areas.

p Restoration artist replacing ceramic tiles. ArchitecturalServices Department, HKSAR (Above) HongKongMuseumof History (Below)

p Example: Kom Tong Hall (Dr. Sun Yat-sen Museum), 1894FormerresidenceofHoKomTongandlatertheheadquartersofChurchofJesusChristofLatter-daySaints.

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1.2.4 Reconstruction To return a place to a known earlier state. Distinguished from restoration by the introduction of new material into the fabric.

One of the earliest public buildings of Hong Kong and originally part of Murray Barracks in Central, Murray House was taken down in 1982 to make way for the Bank of China Tower at a time when the city experienced rapid economic growth. It was dismantled into 3000 blocks with each piece catalogued and labelled for later reconstruction. In 1990, Murray House was reconstructed in Stanley as part of the Ma Hang Estate development by the Housing Authority.

Teaching TipsIt should be pointed out that reconstruction does not always require demolishing a whole building and reassembling it later, as in the case of Murray House. In other cases, only partial reconstruction is carried out in the original site.

p Example: Murray House, 1846FormerMurrayBarracksinCentral

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p Murray House, Stanleyp Murray House, Central 1982 InformationServicesDepartment

Although each part of Murray House was catalogued, some parts including the stone chimneys were still lost during the relocation process. As a result, the chimneys of High Street Mental Hospital, which was also a historic building, were borrowed to replace the loss. Other borrowed parts included a flagpole from the HMS Tamar and stone masonry columns from a Shanghai Street pawn shop.

Please read the following:

1. What social and cultural problems can you think of from the reconstruction and relocation of Murray House?

[Discussion]

Possible perspectivesRelocationofsite:

The context of Central and Stanley are very different. Relocation affects both districts: on one hand, the con-nection between Murray House and Central is lost while it is questionable whether the building should be located in Stanley (as in the context of a western style building is standing near to a Tin Hau Temple).

Preservationoforiginalarchitecture:Damage to building parts is inevitable during the dismantling process. Such damage may be unrecoverable. By taking building parts from other buildings including the historic High Street Mental Hospital, damage was also done to another historic building.

The physical location of a place is part of its cultural significance. A building, work or other component of a place should remain in its historical location. Relocation is generally unacceptable unless this is the sole practical means of ensuring its survival..

- Article 8, Burra Charter

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1.2.5 Adaptation

To modify a place to suit the existing use or proposed use.

Adaptation, sometimes known as adaptive reuse, is a method of expanding or extending a buildings social functions by modifying the structure. It may involve changing parts of the building to meet the requirements of an existing or proposed use while keeping significant features.

The Yau Ma Tei Theatre was classified as Grade II Historic Building which was once the largest cinema in Kowloon. It was built between 1925 and 1931andistheonlyremainingpre-wartheatrebuildinginHongKong.Itsdominant architectural style is Neoclassical with Art Deco influence. The Yau Ma Tei Theatre and the nearby Red Brick Building (i.e. the Engineers OfficeoftheFormerPumpingStation)havebeenconvertedintoavenueforCantoneseOpera.Itisscheduledforcompletionin2012.Itwillbemulti-functional,includinga300-seatauditoriumandstage.

p Yau Ma Tei Theatre in 1990LeisureandCulturalServicesDepartment

p Theatre after renovation in 2011

p Jockey Club Creative Arts Centre, adaptivere-useoftheShekKipMeiFactoryEstate

Art Deco is an artistic design that decorates a building with geometric shapes and gives it a linear symmetrical look. The style usually adds onto a neoclassical or modernist building.

Teaching TipsMore information can refer to Arts Topic 01: Art and Architecture.

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1. Discuss the possible pros and cons, constraints and effects of each method.

Teaching TipsStudents should understand while these are the most common methods, there are also other conservation strategies. Very often, these methods are combined and customized according to the site specific requirements.

Pros Cons

Preservation Building form as it has evolved over time can be retained.

Less flexibility: it may be more difficult to accommodate future development since the buildings existing state has to be preserved.

Maintenance Stabilises building conditions Maintenance cannot solve any severe structural problems and it is also costly.

Restoration Restores property to an architecturally pure state and therefore is a better representation of a particular historical era. Cultural value can be fully reflected.

It is common to alter a building according to the owners needs. These alterations can also be considered part of the buildings history and often reflect the aesthetics of certain periods. To what extent should such alterations be tolerated and preserved?

May require techniques or materials that are lost or hard to find. Technically challenging.

Reconstruction Facilitatesinterpretationbyrecreatingimportant structures or details

New material is introduced. Authenticity of the building is lowered.

Adaptation Building can function as part of a society rather than staying as an empty sculpture.

Changes in structure may have to be made. Authenticity of the building is lowered.

[Discussion]

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Key wordsConservationRevitalization PreservationMaintenanceRestorationReconstructionAdaptation

Further reading1. Commissioner for Heritage. Conserve and Revitalise Hong Kong Heritage. 2008.

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2. Hong Kong. Leisure and Cultural Services Department. Antiquities and Monuments Office. 2004. .

3. The Burra Charter: The Australia ICOMOS Charter for Places of Cultural Significance. Burwood, Vic.: Aus-tralia ICOMOS, 1999. .

4. Conservation Office. Leisure and Cultural Services Department, 2006. .

5. Stubbs, John H., and Gunzburger Makas, Emily. Architectural Conservation in Europe and the Americas: National Experiences and Practice. Hoboken, NJ: John Wiley & Sons, 2011.

6. South China Morning Post. Error Nets HK$1.5b Bonus for Developer. SCMP.com. , 23 Nov. 2010. .

7. 2011

8. Pace Publ ishing Ltd 1998

9. CUP Publishing Ltd. 2005

10. 2010 http://www.gnci.org.hk/liberalstudies/the-burra-charter.html

11. 226120123 http://www2.mingpaoweekly.com/contents/?id=18140&page=1

Summary1. Conservation is the process of protecting a place or building so as to retain its cultural significance.

2. Revitalization is to conserve existing (sometimes historic) buildings or districts by putting them to current use.

3. FivemethodsofbuildingconservationincludePreservation,Maintenance,Restoration,Reconstructionand Adaptation.

Organizer Sponsor Research Team

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Class Activity : Role Play

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Suggested flowPre-class preparation by students:

Identify a nearby building targeted for redevelopment (to be decided by the whole class)

Conduct simple research on the background of the selected building

Each student should play the role of a stakeholder

Brainstorming

Structure of the role play (for reference only):

Life begins to change for the tenants, residents and business owners in this building

Development plan is revealed

Various parties voice out their opinions. Some people oppose to the development while some supportitasameanstoregeneratethearea(multiple-perspectivethinking)

Antiquities Advisory Board members would hold a meeting to discuss whether the building should be conserved (grading)

Conservationists and residents consult the architects to propose an alternative development strategy (for example, using one or some of the 5 conservation methods)

Secretary for Development, developers and various parties will negotiate the final solution

Class Activity: Role Play

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Name of the building:

Location:

Year of construction:

Current use:

Proposed use:

Is there already a lot of traffic?What are the neighbouring buildings like?What is the relationship between the selected building and the site context?Is there any green space nearby?Do you notice anything special in the area?

1. Identify the target of redevelopmentThe class should identify a historic building or any old buildings nearby which faces the threat of demolition for redevelopment and find out the following information:

What else do you notice in the nearby environment?

Photograph or sketch of chosen building here

To be completed by students


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Teaching TipsTeachers are advised to choose some of the roles that are most suitable for discussion.

Owners of the property(4-5persons) Owners of the property are concerned about the market value of their property, and how much they need to pay for the operation and maintenance of his/her building.

Tenants(8-10persons) Tenants worry about if there would be a rise of rental, and if their lives in the building would be disturbed.

Developers(3-5persons) Developers would like to explore the maximum market value of a property. They are interested in commercial exploitation of the property that can generate as much profit as it can. They care about the overall market value of the district as well, in order to plan their potential future investment in the nearby area.

Residents of the nearby area(5-7persons) Residents of the nearby area are concerned about the cost and quality of living in their neighbourhood. They wish to enjoy a variety of merchandise and facilities at low cost, but they also want to preserve their neighbourhoods sense of place.

Conservationists(5-8persons) The historic, social, cultural and aesthetic values of the property is crucial for conservationists. They hope to maintain and restore the property to its initial stage as much as possible to portray its social significance.

Secretary for Development (Antiquity Authority) (1 person)

The Secretary for Development (Antiquity Authority) is the final decision maker of the declaration of monuments. He/she collects opinions from all stakeholders and balances their economic, social and archaeological interests.

Antiquities Advisory Board members (5 persons)

Antiquities Advisory Board members are from different fields of relevant expertise. They give advices to the Secretary for Development (Antiquity Authority) and offer feasible ways of conservation.

Architects (2 persons)

Architects provides practical and innovative proposals for conservation. They execute and manage the conservation project.

Citizens(5-8persons)

Citizens are concerned about the source of funding for the conservation. They are interested in visiting the potential monuments and the story behind the property.

*Other characters such as policemen, protesters, legislative or district council members, news reporters etc. can be added depending on the plot.

2. Pick your own role!Each student will take up one of the following roles:

MY PROFILE

NameAgeOccupation

My relationship with the building:

Primary concern(s):


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4. Grade the building

During the play, students representing the Antiquities Advisory Board should decide whether the selected building should be graded.

If you were a board member, how would you grade the building?

*1=lowest 5=highest Remarks

Historic interest 1 2 3 4 5

Architectural merit 1 2 3 4 5

Rarity 1 2 3 4 5

Group value(buildings in context)

1 2 3 4 5

Authenticity(retaining original features)

1 2 3 4 5

Social value and local interest

1 2 3 4 5

Grade (1, 2, 3 or nil)

3. Brainstorming...Each student should put himself/herself into the roles shoes and write down his/her concerns and suggestions:



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5. Picture of the futureHow can the building be put into good use? How can it be developed or conserved in a sustainable way? Is it safe and comfortable by modern standards? Please illustrate your vision with explanatory notes wherever applicable.


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LS08_Conservation and Revitalization of Historic Buildings_Teaching Notes

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