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专访戴德梁行：上海全球城市定位下的城市更新4.0时代

戴德梁行大中华区研究部董事总经理 林荣杰

凤凰房产：中国城镇化发展水平不断提高，一座座城市从一马平川到高楼林立拔地而起。中国在过去30年中的城市化速度极快，超过了世界上其他国家。我们从什么角度去审视和看待城市更新发展？

In the past 30 years, the rapid development of urbanization in China had no parallel in human history. In what ways do you think we should view the urban renewal and development?

China’s Urban Renewal over the last 30 years has been through multiple phases and has brought significant challenges along the way. However, from a global perspective, what cannot be ignored is how rapidly Chinese Cities have evolved to meet (and sometimes exceed) the standards of urban landscapes in the world’s most famous cities. As a place to visit this makes China’s cities highly attractive and accessible to many overseas visitors. From a local perspective, renewal of urban areas in China has helped drive economic activity, addressed health and safety issues, saved structures of great architectural interest and greatly improved environments for people go about their daily lives. The speed at which this has all taken place is beyond compare on the global stage.

在过去的30年里， 中国城市更新经历了多个阶段，一路走来充满挑战。从全球角度上来看，值得肯定的是，中国城市已经得到快速发展，城市景观水准已达到，甚至超越了世界一流水平，从而吸引大量国际游客到访。从地方角度上看，中国的城市更新推动了经济发展，解决了一系列城市健康及安全问题，使得大量优秀的历史建筑得以保留，并大大提高了城市的宜居性。中国城市更新的速度也是相当之快的。

凤凰房产：任何事物在发展过程中肯定是曲折中前进。在世界城市更新发展过程中，有哪些国家城市更新的曲折历程值得我们借鉴？有曲折，就必然有成功的城市更新案例，能为我们分享一个成功的城市更新案例吗？

There should have been so many twists and turns along the process of urban renewal and development around the world. Is there any rather arduous precedent of other countries and cities that we can draw lessons from? Could you also share a successful urban renewal case with us?

Urban regeneration globally typically takes place over a fairly long timeframe, as a result many global cases have witnessed some fairly challenging headwinds along the way.  Take Battersea Power Station in London as an example where the site itself lay dormant for almost 30 years. This amazing site has witnessed a variety of major economic events, went through several owners, and even a high profile bankruptcy of the previous owner Real Estate Opportunities before redevelopment commenced in 2012 when a Malaysian Consortium acquired the project. This fine example of Art Deco Design on the banks of the river Thames has had economic purpose injected back into this incredible structure and as a result has been protected for many years to come. It now features luxury residential properties and retail amenity with Apple recently confirming this as the location for a new headquarters. See attached case study from forthcoming report. Key takeaways: The benefit of the project’s mix of uses gives the developer the flexibility, subject to the appropriate consent, to apply to change designs, continually updating them to improve the overall offering as the project progresses. Changing market forces should not be resisted, the key to success of such large complex projects might very well be flexibility to make the project viable in a changing world which ultimately enables protection of the underlying heritage.

城市更新在全球范围内有着相当长的历史。其中，很多项目在实施中遇到了各式各样的挑战。以伦敦巴特西发电站为例，这个发电站曾被弃置长达30年，改造之路困难重重，几经易手，前业主Real Estate Opportunities甚至宣布破产。在2012年，一家马拉西亚财团接手了该项目，这个坐落在泰晤士河南岸的地标性建筑也因此焕发了新生。现在，巴特西发电站已成为大量高档住宅物业所在地，苹果公司伦敦总部也将签约入驻。这个案例可以在我们的城市更新4.0白皮书中找到。我们可以得到这样的启示：把巴特西发电站改造成混合功能的城市综合体给予了开发商更多的弹性，从而使得开发商能够根据复杂多变的环境灵活变更设计，推动整个项目的进度。城市更新不该与市场力量相对抗。这个大型综合体的成功在于合理利用市场的力量，通过灵活的开发方案使得项目能够应对外部世界的变化，并最终实现传统建筑遗产的保护及留存。

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