It never ceases to amaze me how each project comes with its own unique set of quirks (read: issues). You just can’t cookie-cut design.
Next week the demolishers will clear out and construction will commence on the Lin Residence renovation project. We began the design process back in February! No we have not been designing and redesigning for the last 7 months. There were several big issues (read: quirks) that we had no idea how they would play out. The most critical was whether or not Property Management would allow Mr Lin to reclaim the disused roof space above his apartment, and convert it into a second floor.
A little history about this building:
It was built during the 1980’s, one of several low rise apartment buildings in a compound (小区) in the Former French Concession. Shanghai in the 80’s saw a dramatic increase in population – the city was redefining its reputation as a high-tech, international, economic emperor, and the people were 来了-ing (coming in droves). So developers rushed to build as many buildings as quickly as possible to accommodate all the new citizens, not really able to foresee how much Shanghai would grow in 30 years. Who could have? It was unprecedented.
Because of this sudden increase in demand, building quality was not a priority. Nor were architectural aesthetics. Speed was the winner. Speed and budget. Our project is housed in a concrete box, 4 storeys high (my client on the forth), originally with 3 apartments on each floor, each of approx 36sqm. Mr Lin’s current apartment is the combination of the two southern facing apartments.
Some time later, after many many concrete boxes lined the streets and alleys, some urban planners with guanxi (it’s all about who you know…) decided the boxes were unattractive, and at the very least they should have a pitched tiled roof. That this would make the city pretty again. So all the buildings in our compound and all the ones around it were given fancy new hats.
And this is largely what you see today.
Does it work? Is it pretty? Well it doesn’t make it worse that’s for sure. What it did do, in the case of Mr Lin, is provide a great opportunity to build into it. Did they realise in doing this they were providing for extra floor area? I doubt it.
The pitched roofs were approved for two reasons; firstly for aesthetics as mentioned, secondly to provide an additional thermal barrier during hot summers. However, at the time birdhouse was involved, the roof was in such bad shape it gave no protection – holes everywhere, the steel structure supporting it completely rusted or eroded away even. And the structure itself is excessive, columns everywhere on strange little concrete beams. It required a huge and costly amount of repair work before anything could be added.
We had these questions for Property Management. In this order:
- Would you please pay for and organise repair work on the roof please?
- May we please build a second floor in the roof for private use please?
- While you’re up there, would you mind demolishing that unused water tank that’s taking up useful space please?
After a long period of guanxi negotiating, the bribing with cigarettes, Chinese wine, and I don’t know what else, moon cakes probably, we got our answers back:
- Yes
- Yes
- No.
We can work with that! 谢谢！
I’ve worked on large architectural projects before that have never been built. They were very unsatisfying. But this felt different. As we were designing, in the back of our minds we knew there was a chance it could never be realised. And the more we pulled the ideas from concept into form, the more we saw the potential for a really great space. It would have been devastating had it been turned down. For all involved. But we were patient and co operative and I’d say that saved us. It is so important keep a good relationship with your Property Management. They can make your life easier or much, much harder if they choose.
So management sent out a team to repair the roof and they have done a good job. Its waterproof and insulated as well. They did add more columns in… but thankfully we’ve been given approval to build and our Contractor is able to reorganise the structure.
Which brings us to today, with demolition almost done and construction about to begin. We’ve found more issues as we demolish – old pipes embedded in walls, uneven slabs to name a few. To be expected of a 30 year old building. After overcoming that major hurdle, these are easy peasy. I see these issues – quirks – as opportunities to celebrate uniqueness and character.
Another 4 months of construction to go. Let’s see what other quirks we find along the way!