Below is the Summary of the results of Conserving Wan Chai Market ...

CONTENTS01 Background02 Objectives of “Wan Chai Heritage Conservation Programme”03 Project Programme0301 “Wan Chai – Today – Tomorrow and After” Roadshow030101 Summary of the Roadshow030102 Achievements of the Roadshow030103 Relevance and Implications to Wan Chai Market0302 Wan Chai Memory – Photo & Writing Competition030201 Summary of the Competition030202 Achievement of the Competition030203 Relevance and Implications to Wan Chai Market0303 “Conserving Wan Chai Market” Design Charrette030301 Summary of the Design Charrette030302 Summary of the Ideas and Concepts Suggested in the Design Charrette[1] Concepts[2] Adaptive Uses[3] Mechanism[4] Preliminary Multi-Wins Ideas030303 Achievements of the Design Charrette030304 Relevance and Implications to Wan Chai Market0304 “Wan Chai Memory” – Exhibition on Wan Chai Heritage Conservation030401030402Participatory ActivitiesSummary of the ExhibitionRelevance and Implications to Wan Chai Market04 Media Reports0401 The Media Coverage of Wan Chai Market0402 Extracts of Media Reports of Wan Chai Market05 Conclusion06 AppendicesNewspaper ClippingsSurvey Result of the RoadshowProposed Multi-wins Ideas explored at Design CharretteSome Entries of the Photo and Writing CompetitionExhibition on Wan Chai Heritage Conservation Participatory Activities1

01BackgroundIn light of the above, Wan Chai Heritage Taskforce, soon after theTPB’s planning decision in respect of Wan Chai Market, was setup and allied by Hong Kong Institute of Architects, AmericanInstitute of Architects (HK Chapter), Urban Watch, ConservancyAssociation and LIVE. Architecture Programme, Department ofArchitecture, The Chinese University of Hong Kong. Some activitieswere supported by the Wan Chai District Council. The Taskforceaims at collaborating to advocate for conservation of heritage inWan Chai particularly Wan Chai Market, which is under the mosturgent threat of being demolished. “Wan Chai HeritageConservation Programme” was undertaken with documentationin this Report for the review and consideration by the concernedauthorities.3

02Objectives of“Wan Chai Heritage Conservation Programme”The objectives of the Programme have four main folds:• Understand the public’s views on the conservation values ofthe heritage in the locality in particular Wan Chai Market• Provide a participatory process for the local people to expresstheir ideas and suggestions on whether local heritage includingWan Chai Market should be conserved and how• Advocate for re-consideration for development alternativesand conservation of Wan Chai Market by the concernedauthorities• Convey the public comments to the concerned authorities forre-considering the development alternatives for Wan ChaiMarket.4

03 Project ProgrammeA series of participatory activities were organized in July andAugust this year including 1 roadshow survey, 1 photo and writingcompetition, 1 design charrette and 1 public exhibition. Belowdocuments the participatory activities in respect of (1) theirsummaries; and (2) achievements including responses, commentsand recommendations from the public.5

03Project Programme0301 “ Wan Chai – Today – Tomorrow and After” Roadshow030101 Summary of the Roadshow:• It was held on 7th – 9th July this year at G/F 50 Lee Tung StreetWan Chai.• In the Roadshow, panels were displayed for a public survey.Local people and visitors to Wan Chai were consulted abouttheir attitudes towards the conservation of heritage in WanChai including King Yin Li in Stubbs Road, Nam Koo Terrace inShip Street, Wan Chai Market in Wan Chai Road, the prewarbuildings in Mallory Street, Market Area in Cross Street andfinally Lee Tung Street.• More than 300 respondents provided their comments in theSurvey (Appendices Folder refers).• Most of the respondents had positive votes for the heritagedisplayed in the panels. Whereas the result of the survey isprovided in Appendices Folder, the voting results of Wan ChaiMarket are highlighted below:Heritage Desire Conservation No Comment Not desire conservation(%)(%)(%)Wan Chai Market 68 16 166

03Project Programme0301030101• Respondents were also active in expressing their ideas on“how” to conserve the heritage in Wan Chai. Thecomments related to Wan Chai Market were recorded below:a] The use of Wan Chai Market can be considered to change toshopping centre.b] The uses should also have social function and be matched withthe community regeneration and the development of HongKong, such as tourism.c] The local residents in the vicinity of the heritage should beconsulted.d] Without careful consideration, heritage should not bedemolished. Renovation of heritage can be a betteralternative.e] Urban Renewal Authority should consider the social frameworkof the community and respect the cultural features of theareas they are working on.7

03Project Programme0301030102Achievement of the Roadshow:• The local responses to the Roadshow were active. Firstly, theowner of the shophouse at 50 Tung Street offered their shop tothe Taskforce to undertake the Roadshow. This allowed theTaskforce to reach face-to-face the local people whichfacilitated interactions and view-exchanging with the localpeople and visitors. As a result, more than 300 respondentshad given their votes in the 3-day activity.• Secondly, the Roadshow revealed that most of the localpeople in Wan Chai treasured the heritage including Wan ChaiMarket and desired conserving them as part of the daily lives inthe locality.030103 Relevance and Implications to Wan Chai Market• Wan Chai Market is worthy of being conserved in view of thepositive survey result. If more time were allowed for theroadshow to let the local people understand the charactersand values of the Market, more votes for the conservationwould be obtained.8

03Project Programme0302 Wan Chai Memory – Photo & Writing Competition (Incollaboration with Wan Chai District Council)030201 Summary of the Competition:• The aims of the writing and photo competition were to allowthe public to express and record their feelings and memories ofWan Chai in writings and photos from which the subtleties ofthe daily lives in Wan Chai that have a bearing to the localresidents can be identified.• The competition started from 28 June to 23 July. That lastedfor about a month.• Nearly 100 competition entries were received. Most of thetopics of the entries were about different facets and featuresof the heritage and historical environment in Wan Chai.• The results of the competition were announced in the openingceremony of “Wan Chai Memory” – Exhibition on Wan ChaiHeritage Conservation Participatory Activities on 8 August,2004.• Champions were invited to express in the ceremony why theychose the topics. Their selection of topics were all inspiredfrom their feelings, memories and experiences in the old WanChai context that heritage was a main component of it.• Some of the awarded entries were attached in AppendicesFolder for reference.9

03Project Programme0302030202Achievements of the Competition:• The topics selected by the participants can demonstrate:a] the close interrelationship between the heritage environmentand the daily lives of local residents in Wan Chai andb] the residents’ serious concerns about their everydayexistence in relation to the heritage in the locality.• Having received nearly 100 competition entries within a monthindicated that the local residents were very enthusiastic toexpress their feelings of the local heritage.030203 Relevance and Implications to Wan Chai Market• Some participants particularly picked Wan Chai Market as theirtopics. This reflects that the Market is one of the importantheritage constituents highly relevant to the daily lives andcollective memory of the local residents.• The topics of champion entries of student writing group andstudent open group were about Wan Chai Market.10

03Project Programme0303 “Conserving Wan Chai Market” Design Charrette030301 Summary of the Design Charrette:• The Design Charrette was held on 30 July 2004 at the HongKong Institute of Architects.• The aims were to explore for ideas and concepts on anyalternatives to the demolition of Wan Chai Market, which canallow for conservation of the Market and achieve a multi-winssituation.• Nearly 80 participants of various backgrounds got involved inpersonal capacities. They came from (1) different professions/ universities including building surveying, architecture,planning, conservation, history, art and culture, and highwaysengineering; (2) business sectors; (3) local governmentorganisations and Departments including District Office, DistrictCouncil, Planning Department, Highways Department andArchitectural Services Department; (4) non-governmentorganisations including Conservancy Association, Arts Centre,St. James Settlement, British Council, HKU Museum, Boys’ andGirls’ Club Association; (5) Rutonjee Hospital; and (6) localresidents.• Participants were divided into 4 groups, hence 4 groups ofideas and concepts were developed.11

03Project Programme0303030302Summary of the Ideas and Concepts suggested in the DesignCharrette (Appendices Folder refers):1] Concept• Some general design principles were identified for conservingWan Chai Market which include:a] The Bauhaus (some experts claimed as Art Deco StreamlinedModerne) architectural character of the Market should bepreserved because it is an excellent example manifesting“form follows function” Modern Movement in the modernarchitecture history in Hong Kong as well as in the world.b] The Market should be preserved as a heritage landmark ofWan Chai because it has been developing together with theresidents of Wan Chai, inherited the role and function of theformer Wan Chai Market for 67 years and represented apioneer of modern indoor market development in Hong Kong.Hence, the Market, as a heritage landmark, is worthconnecting to other heritage buildings of various ages andcharacters nearby to create a continuous link of conservedheritage.For example, a heritage trail can be providedalong Queen’s Road East by constructing anunderpass linking the Old Wan Chai Post Officeand Wan Cha Market.c] The “old” and “new” elements in the area should beharmoniously integrated in the comprehensive renewal site inorder that Wan Chai Market can be conserved at its best statuswith the maximum benefits to the surrounding environment.For example, Wan Chai Market could beconserved to produce a buffering effect thatthe wall effect of the high-rises in thecomprehensive renewal site on the pedestrianson Queen’s Road East and Wan Chai Roadcould be minimized.12

03Project Programme0303030302• There are also planning principles that should be accorded withfor the conservation of Wan Chai Market. They include:a] It should be well noted that the conservation of Wan ChaiMarket would be a centre of conflicts of interests among thedeveloper, the local residents including the stalls sellers in theMarket, the community organisations that could make use ofthe Market for improving their services, etc. Therefore,opinions from different parties or stakeholders should be dulyconsidered as far as possible to achieve a “multi-wins’situation.For example, in view o f the locationaladvantages of the Hospital, it is advisable toinclude the voices from Ruttonjee Hospital in thi smatter and reinforce their communications withthe other stakeholders in exploring for ideas,which can conserve the Market and improvethe medical services provided by the Hospital orits public connection.b] In conserving Wan Chai Market as part of the neighbourhoodin Wan Chai, a holistic approach should be adopted that theoverall living environment of the local community couldcomprehensively be taken into account. Aspects to considerinclude the overall heritage environment and the trafficcirculation in the vicinity. This is to avoid any piece-meal plansand designs which will refrain the conservation of the Marketfrom bringing the fullest benefits to the local community.Pedestrianization of Cross Street andconstruction of underpass linking Old Wan ChaiOffice and Wan Chai Market are somepreliminary ideas.13

03Project Programme03030303022] Adaptive Uses for the Market• In addition to preserving the building itself, it is preferable toconsider at the same time if other adaptive uses could beaccommodated into the Market, which would bring greaterbenefits to the local community as a whole. Three mainprinciples were suggested in selecting the adaptive uses,which are:a] Wan Chai Market should be open to public for use as far aspossible even though it may be at the end privately owned,maintained and conserved.b] Accommodation of adaptive uses with multi-purposes shouldbe considered so as to resolve the inadequacy of communityfacilities and services in the local area and enrich the life facetsof the local community.c] The adaptive uses should be financially viable andeconomically beneficial to ensure the economic andsubsequently social sustainability of the Market.Fo r example , a fund could be set up to supportthe cos t for conservation and maintenance ofthe Market building as well as the operation ofthe uses, a s appropriate.• The suggested adaptive uses include four main types, namelycommercial, leisure and entertainment, cultural and art andsocial services. The respective uses of each type are providedin the following table:TypesUsesCommercial Shopping Centre Undergroundshopping centreHotelThemedMarketLeisure & EntertainmentPodium garden Cafe PerformanceCentreCulture & Art Art Museum Historical Museum Hu-fu MuseumSocial Services Youth Centre Elderly ServicesCentreAdditional entryof RuttonjeeHospitalRehabilitationCentre ofRuttonjeeHospital14

03Project Programme03030303023] Mechanism• Participants of the Design Charrette suggested somepreliminary ideas on what the mechanism could be to ensurethe greatest success in achieving the conservation of WanChai Market. The preliminary ideas are as follows:a] Involvement of Key Stakeholders ─ Considering that thecooperation with Ruttonjee Hospital could be important toexplore for more constructive ideas of how to conserve WanChai Market (below Section 4 Preliminary Multi-wins Ideasrefers), it is advisable that Hospital Authority, who canrepresents the interests of Ruttonjee Hospital, should beinvolved in the process so as to discuss the planning matterswith the Government and the developer and work out thefeasible conservation schemes for Wan Chai Market.b] Involvement of Local People ─ Since Wan Chai Marketrepresents the memories of many local people, the localpeople should be allowed to participate in the early planningand design stages of conservation scheme developmentprocess. This is to ensure that the public comments would beduly considered by the key stakeholders.15

03Project Programme0303030302c] Setup of a Follow-up Team ─ A follow-up team should be setup to make sure that interests and opinions of variousstakeholders including the local people as well as theDeveloper are sufficiently taken into account in the process.d] Adoption of a Holistic Planning Approach ─ New or reformedmechanism which facilitates an adoption of a holistic planningapproach should be explored and developed so that theinterest of various stakeholders could be coordinated andseriously considered. In addition, it will ensure that the marketconservation schemes would be developed with dueconsideration of a wide spectrum of relevant issues whichleads to the improvement of the overall living and heritageenvironment in the area as far as possible.e] Provision of Special Offers ─ It was recommended that theGovernment should provide special offers for premiumarrangement with the developer for the Wan Chai Market site.This is to provide an incentive and viable financialarrangement with the developer to conserve the Market.16

03Project Programme03030303024] Preliminary Multi-wins Ideas• One of the requirements of the proposed ideas of the 4participating groups is to well consider the interests of variousstakeholders and achieve a multi-wins situation. The keystakeholders are listed below:a] The Developer of Wan Chai Market siteb] Planning Departmentc] Transport Departmente] Highways Departmentf ] Urban Renewal Authorityg] Antiquities Advisory Boardh] Antiquities and Monuments OfficeI ] Ruttonjee HospitalJ] The Wan Chai community• An example of one of the preliminary multi-wins ideas wassuggested with critical benefits to the developer, theCommunity and Ruttonjee Hospital.a] Ruttonjee Hospital will have part of its governed area taken out tobe re-delineated as part of the “Comprehensive DevelopmentArea”(CDA) zone where Wan Chai Market now falls within.b] The redevelopment plot ratio of the Wan Chai Market Site willbe achieved at the newly added part of CDA zone.c] Or, part of the plot ratio of the Wan Chai Market Site will beretained in-situ that it is provided on the roof-top of the Market.The architectural character and appearance of the newlyadded building should be well matched with the Market.d] These will ensure Wan Chai Market to be conserved withoutundermining the development interests of the developer.e] The existing use of the Wan Chai Market may be changed to arehabilitation centre of Ruttonjee Hospital to improve theexisting services provided by the Hospital, which is just on theother side of the hill at the rear of the Market.f ] An additional escalator or pedestrian link may be provided onthe hillside at the back of the Market so that the local residentscan access to Ruttonjee Hospital. The Market will thenprovide an additional entry for the Ruttonjee Hospital.g] The rooftop of the Market may be designed as a gatheringplace for the patients to meet their families.h] A hostel for patients’ families may be provided on the hillside.i ] If possible, the above ideas can be combined together, asappropriate, so that a comprehensive rehabilitation improvementand heritage conservation scheme could further be developed.These would highly benefit Ruttonjee Hospital and the local community.17

03Project Programme0303030303Achievement of the Design Charrette:• The Charrette strongly supported to the conservation of WanChai Market and suggested different ideas on how toconserve the Market and enhance the overall environment asfar as possible.• Ideas were explored to accommodate the needs and interestsof the developer, community at large and Ruttonjee Hospitaland avoid the demolition of Wan Chai Market.• The Design Charrette demonstrates an example of aparticipatory approach to build up a base of multi-wins for thefollow-up work. If more local people are to get involved,more different voices will be better reflected in the proposedideas.030304 Relevance and Implications to Wan Chai Market• The decision on demolition of Wan Chai Market is worthre-visiting in light of the success in exploring some preliminarymulti-wins ideas for conservation. These ideas have highreference value for further discussion by the Developer, URAand the Government to develop a conservation developmentalternative to the current plan.18

03Project Programme0304 “Wan Chai Memory”- Exhibition on Wan Chai HeritageConservation Participatory Activities (In collaboration with WanChai District Council)030401 Summary of the Exhibition:• The Exhibition started from 7 to 15 August.• It was to exhibit the awarded and competition entries, theproposed ideas of the Design Charrettee and the survey resultof the Roadshow. It is a large exhibition that the majority of thepublic comments collected in the Conservation Programmewere displayed for the general public particularly the localpeople to review.030402 Relevance and Implications to Wan Chai Market• Wan Chai Market was relatively more concerned by the mediain the Exhibition. The Exhibition attracted some reporters toattend and interview the local residents with particularaffection to Wan Chai Market when the residents werereviewing the displayed panels. They wished much for theconservation of the Market.19

04 Media Reports0401 The Media Coverage of Wan Chai MarketAfter the Town Planning Board reaffirmed the approval ofdemolishing Wan Chai Market particularly during and after theimplementation of the participatory activities, reporters fromdifferent newspaper companies, namely Ming Pao, Sing TaoDaily, Ta Kung Pao, Wen Wei Po, South China Morning Post, etc.have made many relevant reports which reflected thecommunity’s particular concerns about the development statusand public comments on Wan Chai Market. “The news hassparked a public ou cry”, t as written in SCMP dated 10 July. Notonly did the reporters attend the participatory activities, but alsotook part in some of them. Below is the table summarizing howwide the coverage the media reports is (For detail contents ofeach piece of newspaper, please refer to Appendices Folder 4):SourceDate ofReportSubject of ReportApproval of demolition of Wan Chai Market by Town Planning Board[20/2/04]Ming Pao 21/2/04 The approval decision of TPB on demolition of Wan Chai MarketSCMP 1/3/04 The loss of Wan Chai with the bulldozing of the old buildingsincluding Wan Chai MarketSCMP 21/4/04 A need for a comprehensive plan with participation from thepublic, professionals and GovernmentSCMP 21/4/04 A campaign planned by architects to battle for the survival ofWan Chai MarketIssuance of Letter to AAB by Wan Chai Heritage Taskforce[24/5/04]SCMP 1/6/04 The open letter issued to AAB requested for a reclassification ofWan Chai Market to prevent it from being demolishedSCMP 23/6/04 Three Government Departments cannot explain whosuggested reason for market demolition.Ming Pao 3/7/04 The background of the demolition of Wan Chai Market, theestablishment of Wan Chai Heritage Taskforce and theissuance of a letter to AAB by the Taskforce to re-visit the issues.20

04Media Reports0401“Wan Chai – Today – Tomorrow and After” Roadshow[7-9/7/04]Ming Pao 10/7/04 The story of a local resident with many childhood memoriesabout Wan Chai Market. She felt very sorry if Wan Chai Marketwas demolished.SCMP 10/7/04 Ditto and the result of the Roadshow, that is, the majority ofrespondents wanted to conserve the heritage sites includingWan Chai Market.Ta Kung Pao 10/7/04 The results of the RoadshowMing Pao 25/7/04 (Colour Full Cover page) The architectural characters of WanChai Market and the daily experiences of the existing stallsellers of the Market“Conserving Wan Chai Market” Design Charrette[30/7/04]Sing Tao 8/8/04 The preliminary ideas for conservation of Wan Chai Marketproposed in the Design Charrette and to be displayed in theExhibition.Sing Tao 8/8/04 The story of a stall seller of Wan Chai Market who haveoperated his business in the Market for more than 30 years andwitnessed the Market’s ups and downs“Wan Chai Memory” Exhibition[8-15/8/04]Sing Tao 9/8/04 The champion entry of the Writing Competition recorded thememories and feelings of Wan Chai MarketWen Wei Po 9/8/04 The preliminary ideas for conservation of Wan Chai Marketproposed in the Design CharretteWen Wei Po 9/8/04 The story of a local resident who has been living in Wan Chai for60 years. He supported to preserve the Market and felt sorry ifit was demolished.21

04Media Reports0402 Some Extracts of Media Reports of Wan Chai MarketIn most of the media reports, reporters included the real stories ofWan Chai Market of the local residents no matter they wereelderly or teenagers. The reporters clearly portrayed the closeinterrelationships of residents’ life experiences, feelings,sentiments and memories with Wan Chai Market. Some of thereal stories are provided below:• 10/7/2004, Ming Pao and SCMP ─ A story of a 66-year-oldlady, a local resident who has a sentimental childhoodmemories of Wan Chai Market.The old lady is one of the Hong Kongersobjecting to the demolition of Wan Chai Marketto replace with a 46-storey residential high-rise.The old lady lived opposite to Wan Chai Marketwhen she was 4 and did not moved out until shewas 20. Therefore, She had so many childhoodmemories of Wan Chai Market. She said thatshe sat in the balcony of herflat looking at the“buying and selling” in Wan Chai Market.She always went to the Market with her family tobuy food. When she affectionately recalledher memories of Wan Chai Market andassociated them with the demolition of theMarket, her eyes were red through.The building opposite to Wan Chai Marketwhere she lived had already been demolished.She strongly wished that Wan Chai Marke t couldbe conserved or her remaining childhoodmemories would be gone forever.22

04Media Reports0402 • 9/8/2004, Wen Wei Po ─ A story of an old man, a local residentwho has been living with Wan Chai Market for 60 years.All of their old neighbours liked the Market verymuch as the old man said. Should the Marketbe demolished, they will lose a meeting place.The old man had very strong and deepsentiments of Wan Chai Market as the Marketlooked as if his old friend having beenaccompanying with his growing-up in WanChai. It was the Market rearing him as his fatherwas one of the stall seller s in the Market earninglivings to support the whole family.He also wished that the Government couldretain the Market.• 9/8/2004 ─ The champion entry of the WritingCompetition recorded the memories and feelings ofWan Chai MarketA teenager recorded in her entry her storyrelated to Wan Chai Market. She portrayedthe memories o f the days when sheaccompanied with her mother buying food inthe Marke t.Every subtlety such as the sound sand episode s of the lively market activities weremeticulously recorded.She felt sorry for the demolition of Wan ChaiMarket. While the energetic life of a markethas gradually been regarded a s anold-fashioned symbol that she seldom steppedinto Wan Chai Market, sometimes she wouldhave a sudden idea to go and have a visit of it.The Market is under a threat of beingdemolished. She asked, “Where has theenergetic life gone?”Would that imply that she still loved theenergetic life and would miss it if the Marketwere demolished?23

05 ConclusionAccording to the public comments collected in the participatoryactivities and reported in the local newspapers, many localresidents of Wan Chai supported the conservation of Wan ChaiMarket, not only because of the architectural character of theMarket, but also the social “interrelationships” between WanChai Market and the local residents, meaning their collectivememories, experiences, feelings and sentiments related to theMarket. These were however unfortunately ignored in the formerdecision process.The Taskforce takes the above seriously and would like to repeatthe positions and requests for actions from AAB as stated in theletter dated 24 May 2004:• Reassess the Grade III heritage grading of Wan ChaiMarket, which implies no statutory provision forpreservation• Take the lead in advising the Secretary of Home Affairswith regard to Wan Chai Market’s survival.The Taskforce also urges actions from Urban Renewal Authorityand the developer of Wan Chai Market Site to reconsider alldevelopment alternatives so that the proposed demolition canbe averted.The Taskforce welcomes for cooperation and collaboration withthe Government, the developer as well as all other concernedDepartments and Organisations to work together for theconservation of Wan Chai Market.August 200424