The new look of the Nenjiang Road area. Photo by Wu Di, a reporter of this newspaper
The old appearance of the Nenjiang Road area. Courtesy of the Housing and Construction Committee of Heping District
Residents of the Nenjiang Road area understand the urban renewal policy. Courtesy of the Housing and Construction Committee of Heping District
Residents view the design on site. Courtesy of the Housing and Construction Committee of Heping District
Workers are renovating interiors. Photo by Wu Di, a reporter of this newspaper
On August 23, 2021, the city's first urban renewal project, the urban renewal of Nenjiang Road In Heping District, began.
The implementation of urban renewal, from large-scale "incremental construction" to "stock quality improvement", is an inevitable requirement for promoting high-quality urban development.
Urban renewal is not "shed reform", nor is it different from "old reform". The core of urban renewal is not only to renovate old houses, but also to carry out spatial structure adjustment, ecological restoration, historical and cultural protection and shaping of urban style for key urban areas, as well as promoting urban infrastructure construction and promoting the integration and development of new industries and new formats.
How exactly is urban renewal carried out? What difficulties should be solved? What stories have happened? The Zone of Peace has made useful explorations and attempts in this regard.
Why change?
Zhao Liang has lived here for nearly 50 years. "The stairs are crooked and every time I go upstairs I'm afraid of falling. The porch of the house was also about to fall apart, and we supported it with a large stick. Zhao Liang said that when Metro Line 3 was carrying out shield operations underground, the cup he put on the table was actually shaken to the ground.
No. 42-58 Nenjiang Road, Heping District, is a Japanese-style building with a century-old history. Green brick red roof, brick and wood structure, 2500 square meters of two-story small building, living in 99 old neighborhoods.
Construction began in August 2021, and by the end of December, the main body was completed, and in just 4 months, the old building ushered in a "new life". A new building was erected on the original site, restoring the residential attributes and restoring the cultural texture of the old building.
"The urban renewal of Nenjiang Road solves two problems, one is safety and the other is people's livelihood." Qu Lin, deputy commander-in-chief of the Leading Group For the Upgrading and Transformation of the Old City of Heping District, said.
Zhao Liang has lived here for nearly 50 years. After a century of ups and downs, this small building has different degrees of problems in terms of safety and usability. When Zhao Liang moved out in June of the previous year, the whole building was no longer suitable for living.
"The stairs are crooked and every time I go upstairs I'm afraid of falling. The porch of the house was also about to fall apart, and we supported it with a large stick. Zhao Liang said that when Metro Line 3 was carrying out shield operations underground, the cup he put on the table was actually shaken to the ground.
In June 2020, the Heping District Government issued an emergency evacuation order to organize all residents to move out in an orderly manner.
In fact, even if there is no safety factor, this small building on Nenjiang Road is not suitable for living.
Liu Yuqiang, an old resident, told reporters that most of the apartments here are less than 10 square meters, the smallest is only 5 square meters, and the most people live in three generations of old and young, and the house is narrow and closed. The saddest thing is that in winter, the house leaks air, no matter how good the electric heating does not work, you have to wear thick clothes to sleep. The house is small, all the apartment types do not have a kitchen, the neighbors cook by building a stove in the corridor, and when it comes to the meal, the smoke and fire are unbearable.
"The most important thing is to go to the toilet, and the whole building is a toilet." Liu Yuqiang said that in recent years, neighbors have run to the nearby large shopping mall Hang Lung to go to the toilet, "but when the mall is also closed, it is difficult at night." ”
The house is old, and there are problems with water, electricity, water supply and sewage. Ju Peng is the deputy station manager of the housing management station of the persuasion field, he knows this old house very well, and in recent years, the station has sent two maintenance masters to keep an eye on this piece, minor repairs and minor changes, and can not stay idle for a day, and repair at any time if something goes wrong.
"When will we be able to live in a strong and bright house?" Looking at the bustling golden street in front of the door and the high-end and beautiful shopping mall, the neighbors are looking forward to the improvement of housing conditions.
"Improve the living conditions of the people and enhance the happiness of residents." This is the direction of the efforts of the Heping District Government, but solving the problem of "old and broken" in the downtown area where high-rise buildings are lined up and land is scarce will really test the government's ability to govern. Heping District has made every effort to promote the inclusion of the Nenjiang Road area into the shed reform.
Time to 2021, with the adjustment of national policies, "change the urban development model, do not engage in large-scale demolition and construction", "shed reform" gradually withdrew from the historical stage, and the "urban renewal" model came into being.
How to do urban renewal? Without ready-made models and standards, the Heping Zone "crosses the river by feeling the stones" to ensure that no household is left behind and no one is left behind on the road to building a moderately prosperous society in an all-round way.
What's so hard?
"The shed reform is really no longer going on." Ju Peng has been dealing with the old neighbors of Nenjiang Road for six or seven years, and he said that everyone believes, "Urban renewal is to protect the interests of everyone, otherwise this house cannot be lived, the realization cannot be realized, and the damage is still everyone." ”
The century-old house, the most "senior" residents have lived here for more than half a century. Those who have slightly better conditions can leave early, and those who stay have their own difficulties.
The urban renewal plan for the Nenjiang Road area was announced, and the residents fried the pot. "Don't tear it down? Update in place? There are no doors! "At the initial consultation, 80% of residents disagreed.
predictable.
Residents have been waiting for demolition and relocation for many years, and suddenly they are not allowed to carry out large-scale demolition and construction, and many people cannot turn this corner for a while.
"Why didn't you tear it down?"
Urban renewal is complicated, and the most difficult thing is mass work. A special project class was set up in Heping District, and dozens of cadres were grouped into households to preach national policies to residents word by word. The Nenjiang Road project is not only a renewal project, but also a people's heart project. The people's heart project must do the work in the hearts of the people.
"The shed reform is really no longer going on." Ju Peng has participated in several major demolition projects in heping district, and has been dealing with the old neighbors of Nenjiang Road for six or seven years, and he said that everyone believes, "Urban renewal is to protect the interests of everyone, otherwise this house cannot be lived, the realization cannot be realized, and the damage is still everyone." ”
Involving the vital interests of each family, the critical moment must be carefully weighed. Yesterday promised well, the next day it changed again. "Mass work is to do it repeatedly and repeatedly." The street and the housing management station jointly formed a team of more than 20 people, and from morning to night, they were busy with the affairs of Nenjiang Road.
The second round of consultation brought the design plan, what kind of house was built, what layout was in the house, at a glance, so that the people were down-to-earth and at ease.
Zhao Liang and his neighbors saw their own room type map. There are more than 80 households in the whole building, more than 60 room types alone, each family is different, where the doors and windows are opened, and how the water and sewage pipes go are clearly marked. Especially after the renewal of the house have added kitchen and toilet.
"Well, I see that the design workload of this building is comparable to that of a community!" The government has not bothered! Zhao Liang couldn't help but sigh.
The designer is in place throughout the process, following the community cadres, and answering residents' questions at any time.
"Can this pipe in the house be moved behind the door?"
"Can I keep this piece of land at the corner of the corridor in front of my house?"
"Is it okay to put the toilet on the right hand of an entrance door?"
"No problem, try to meet everyone's requirements as much as possible. The house is for residents to live, the design must also be based on the needs of residents as the center, the design plan has been greatly changed 3 times before and after, fine-tuned more than 50 versions, one draft per household, densely marked with the name of each household owner. As long as it does not break through the building code, under the premise of fairness and justice, it will meet the wishes of residents to the greatest extent. Julian said.
According to the market price of housing rental in Heping District, the turnover fee of residents was determined, and the monthly subsidy below 15 square meters was 2250 yuan, the monthly subsidy of 15 square meters to 30 square meters was 3150 yuan, and the monthly subsidy of more than 30 square meters was 4050 yuan.
The third round of residents' opinion consultation, in the large conference room of the community, was significantly different from the first time, the renewal plan from the initial 80% of the residents did not support, to 95% of the residents approved, several months of mass work has achieved practical results.
"The government is trying to find a way to make us live well!" Quite a few people in the crowd said so.
What about it?
"The original height, the original area, the original number of floors, the original scale, can not be changed, urban renewal to prevent large-scale demolition and construction, can only be rebuilt in situ, restore its original architectural texture." But at the same time, each household should increase the kitchen and toilet. Zhang Huagang, deputy director of the Housing and Construction Committee of Heping District, said.
The transformation of the Nenjiang Road area is different from the past, it is located in the historical and cultural protection block of Heping District, which is affected by the style of architecture, and there will be various requirements and restrictions on the transformation and construction of the project. According to the urban renewal plan proposed by Heping District, the Nenjiang Road project should meet the complete set of standards on the basis of the original demolition and construction, and improve the living environment of residents as much as possible.
The most realistic problem is that the new building can not grow "tall", nor can it grow "fat", but also to achieve that every household has a kitchen and bathroom, where does the area come from? Complete set of transformation, how to change in the end?
Nearly 1.3 million square meters of non-complete sets of old houses in Heping District, in addition to more than 500,000 square meters in the historical and cultural core protection area of Fifth Avenue, there are 700,000 square meters that need to be renovated, all of which face the same problem. The renovation of Nenjiang Road is a beginning, and it is an important mission for the urban renewal of this area to create a path suitable for its own conditions and sustainable development for the whole district and even the whole city.
Led by the district leaders, the project headquarters went south to Shanghai, Guangzhou and other cities to visit and investigate, while learning from the experience of southern urban renewal, according to their own situation of innovation, the command decided to take the "draw household" approach.
"The so-called 'household extraction' is to release a certain area through the relocation of some residents, and evenly distribute it to each household that remains, and add kitchens and bathrooms to them." Zhang Huagang said.
After careful calculation, the entire building in the Nenjiang Road area must be vacated at least 200 square meters to ensure the realization of the goal of complete sets, involving more than 10 households, and the command decided to "draw households" by residents to freely register. The evacuated households are relocated in the ratio of 1:3.5 of the area in the suite, that is, they have 10 square meters of housing on Nenjiang Road, and the relocation can get a building with an area of 35 square meters in the suite.
"That day the government rented several large palanquins to pull us to see the house." Chen Qiang, an old resident, said, "The location is good, on the edge of Metro Line 6 in the ring, the supporting facilities are complete, and there are single and partial singles." ”
Chen Qiang's house on Nenjiang Road is 30 square meters, according to the 1:3.5 conversion, he can replace the building with an area of 105 square meters.
"Changed to 3 sets of singles, one set for each of the two sons, and one set for my wife and children." Chen Qiang calculated that it was appropriate. Including Chen Qiang, 13 residents of Nenjiang Road chose to "draw households" and move to the replacement housing provided by the government in the ring.
The remaining 86 households remained. "After the updated Nenjiang Road area, it basically meets the standard of living in a bag, and has installed wash basins and toilets for residents, and in order to ensure the heating effect, every household is equipped with floor heating." Zhang Huagang said that although the government will increase a lot in investment, the money is worth it.
What are the innovations?
Nenjiang Road adheres to a basic bottom line: not lower than the current safety level, fire, ventilation, sunshine and other standards, this exploration attempt was written into the city's urban renewal related documents later introduced. Zhang Shoujun, deputy head of the comprehensive administrative law enforcement detachment of the Heping District Housing and Construction Commission, said.
Different from the previous urban construction methods, urban renewal is not through the transfer of new land for land development and construction, but on the existing land for secondary development. The implementation of urban renewal is to solve the shortage of urban space and the serious lack of land resources, and is an inevitable requirement to adapt to the new situation of urban development and promote high-quality urban development.
The urban renewal plan of Heping District was launched two years ago, when the city's policies in related areas were still blank. Whether it is from the working mechanism, the approval process, the building code, or the construction standard, it needs to be slowly explored.
"There is no ready-made model, and the city has given us a lot of support and encouraged us to be bold and innovative. This project cannot be accomplished without the spirit of daring to break through and take responsibility. Zhang Shoujun, deputy head of the comprehensive administrative law enforcement detachment of the Heping District Housing and Construction Commission, said.
Urban renewal cannot be done by a single department, and all relevant departments in Heping District are contributing to this project. In terms of the approval process, the previous project was reported by you and reviewed by me, and if there is a problem, you take it back and you change it. The Nenjiang Road project is reported and reviewed at the same time, and at the same time as the design drawings are produced, the relevant departments will put forward which places are inappropriate, move the approval forward, and solve the problems that may occur in the later stage as soon as possible, and strive for approval once.
In fact, this century-old building, demolished on the original site, in many ways conflicts with the current norms. For example, the main building in the precinct is only half a meter between the narrowest part of the adjacent building, and the spacing between the buildings so close does not meet the current building code and cannot pass the approval.
What to do? The command organized one expert demonstration after another, and in the balance of contradictions, while ensuring the safety of the building, the experts suggested that the surrounding adjacent buildings be overhauled, so that the overall safety of the buildings in the precinct was improved.
For the renovation of old houses, Nenjiang Road adheres to a basic bottom line: not lower than the current safety level, fire prevention, ventilation, sunshine and other standards, this exploration attempt was written into the city's urban renewal related documents that were later introduced.
However, when the construction was actually carried out, it was difficult. The spacing of the buildings is too close, the working surface is only a long strip area of 2 meters wide and 60 meters long, the foundation of the building next to it is very shallow, and if the new building is not properly operated during the construction process, it is likely to cause the adjacent building to sink, tilt or even crack the main wall.
"Five construction plans were determined, and experts were asked to go through the sieve round after round to demonstrate the feasibility one by one. The final plan can not only ensure smooth construction, but also protect adjacent buildings. Zhang Shoujun said.
The transformation of the Nenjiang Road area is only a small building, but it is not just a reconstruction of a small building, but a long-term consideration from the perspective of a city's shortcomings.
The house should be built, and the surrounding supporting facilities should also be upgraded synchronously. Anshan Road is an 8-meter-wide road, and after geophysical exploration, it was found that there are 27 pipelines, which are available in various ages. During the construction of the project, all municipal pipe network lines were summarized and treated, and pipelines such as rain and sewage diversion and heating that were not previously available were added.
Updating is harder than creating a new one. But even then, update.
Because cities not only need to be renewed, but cities also need memories. A city with memories has temperature and thickness. The original building, which was originally built on the original site, is not empty, but is full of residents, whose bodies are full of records of the city's past.
Zhang Shoujun said: "Soon, by May this year, we will be able to successfully complete the task." ”
For Zhao Liang and other old neighbors, the new home after the transformation is getting closer and closer to them, and they are full of expectations for that moment.
Source: Jinyun