Adaptive Reuse in Yangon - A guide for heritage preservation

Adaptive Reuse in Yangon A comprehensive guide for heritage preservation

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Written By Minn Htet Khine Designed By Judson Taylor

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Yangon, Myanmar Population: 7.35 million

CONTENTS A HISTORY A Note from the author

Understanding Adaptive Reuse

Case study: NYC

Case Study: Perth

11th Century

1826 2005 1948

1755 Mon Kingdom 1

Yangon started as a small fishing Mon village in the early 11th century.

Recognizing Heritage Buildings

Considerations for Yangon

Case Study: Vancouver

References & Appendicies

It was first known as Dagon since it was centered about the Shwedagon Pagoda.

Birth of Yangon 2

In May 1755, King Alaungpaya conquered Dagon and finally defeated the ancient Mon Kingdom. The King then renamed Dagon to Yangon, meaning “the end of strife”.

British Rule 3

By 1885 when the British has completely conquered all of Burma, Yangon became the capital that the British controlled out of. The British transformed Yangon into a commercial and political hub of Burma.

Independence 4

The independence movement was born out of Yangon. Shortly after World War II in 1948, Myanmar regained its independence. Yangon became the capital of the Union of Burma.

2011 - 2014 Myanmar’s Hub 5

The city remained the commercial and political hub of independent Burma until 2005 when the then ruling military junta moved the political apparatus to the newly formed capital, Nay Pyi Taw.

“Yangon boasts one of the most spectacular and diverse urban landscapes: famous Buddhist buildings like the Shwedagon Pagoda, Anglican and Roman Catholic Cathedrals, Baptists and Methodist churches, over a dozen Sunni and Shia mosques, Hindu, Parsi, and Sikh temples, and even a Jewish synagogue and an Armenian church. The city retains one of the most complete ensembles of colonial architecture in the world and is endowed with splendid parks and lakes. Long the centre of Myanmar’s political, economic, and cultural life, Yangon has played a critical role in the country’s history.” (YHT 2014)

A Note From the Author

Residential Buildings - Yangon, Myanmar Courtesy of Manuel Oka

From the Author The core aim of this Guide is to provide developers, designers, planners, government officials, and heritage conservationists with the information and support they need to improve the quality of adaptive reuse of heritage buildings in Yangon.

As Myanmar undergoes reform, the city of Yangon is also at a critical juncture. The course of action that will take place in the next few years will determine what kind of city Yangon will turn out to be. Will it follow the path of other Asian mega-cities like Bangkok, Jakarta and Manila, or will it be able to balance the preservation of its history, culture, and uniqueness while modernizing and developing.

Yangon Heritage Trust has started the movement to preserve Yangon’s impressive and diverse urban landscape. This architectural landscape is a competitive advantage that Yangon has over neighboring major cities such as Singapore, Hong Kong, Kuala Lumpur, and Jakarta, who have almost completely destroyed their historic cities. Yangon has the opportunity to learn from these experiences to preserve the urban heritage as it looks to modernize and develop so that it can reap the economic, social, cultural, and environmental benefits of such a practice.

This Guide will hopefully aid YHT and YCDC in its effort to create a comprehensive urban plan that integrates Yangon’s existing urban fabric with the needs of a rapidly developing city.

How to Use this Manual This Guide seeks to introduce the core principles of adaptive reuse: what it is, why it matters, the benefits, the barriers, and criteria to use to determine whether to undertake adaptive reuse or not.

In the later section, this Guide provides case studies of adaptive reuse projects around the world to be a source of inspiration and to provide best management practices.

Recognizing Heritage Buildings

Merchant Road Banks - Yangon, Myanmar Courtesy of Manuel Oka

What are Heritage Buildings?

The current scope of “heritage buildings� in Yangon is the 189 structures in the Yangon City Heritage list along with the larger list of structures along with the largest list of structures compiled by YHT, that also includes privately-owned buildings.

However, it is important to keep in mind that heritage is not just about colonial buildings. The scope of heritage buildings should be more inclusive of all types of buildings,structures, and landscapes across different time periods: ranging from industrial factories, to administrative buildings, to private residential buildings, to religious buildings,to parks, to boulevards, and to other elements that make a city unique.

High Court - Yangon, Myanmar Courtesy of Manuel Oka

Mahabandula Garden - Yangon, Myanmar Courtesy of Manuel Oka

Heritage Buildings in Yangon Burmah Oil Company - Yangon, Myanmar Courtesy of Manuel Oka

Pegu Club - Yangon, Myanmar Courtesy of Manuel Oka

The Yangon City Heritage List consists of 189 public structures, created by the Yangon City Development Committee. Furthermore, Yangon Heritage Trust has compiled a list of more than 1,000 publicly and privately owned buildings that it considers of heritage value.

Many of these buildings occupy prime plots of land in the city center. These heritage buildings are facing existential threat due to neglect and lack of protection. On top of that, the recent opening up of the country has brought immense developmental pressure as many look to demolish heritage buildings for rapid development projects.

Understanding Adaptive Reuse

Sofaer Building - Yangon, Myanmar Courtesy of Manuel Oka

What is Adaptive Reuse?

Why Adaptive Reuse Matters

“Adaptive reuse is the process of reusing an old site or building for a purpose other than which it was built or designed for.”

Adaptive reuse is one of the most effective ways to preserve historic and heritage buildings, while also accommodating rapid development pressures. When a city like Yangon is facing rapid development pressure, it is not constrained to just the choice of demolishing old buildings for new buildings. Adaptive reuse allows developers to adapt existing buildings for a new purpose and function that better fits the modern community’s needs. When sensitive adaptation of heritage buildings is combined with contemporary design, it can create vibrant and visually exciting spaces that people want to live, work, or play in. The retention of heritage places provides an ambience that cannot be replicated by new builds.

Adaptive reuse can not only revitalize buildings but also neighborhoods.

A few examples in Yangon include how the former Rowe & Company Department store is now turned into AYA Bank’s Headquarters, how the home to the ruler of Lower Burma is now turned into the luxury hotel, Governor’s Residence, and how an old ferry shed has been turned into a luxury art gallery, TS1.

There are many heritage buildings that are now in the process of an adaptive reuse project. The most notable projects include the Secretariat, the High Court, and Pegu Club.

Benefits of Adaptive Reuse Social: Through adaptive reuse, the city is able to conserve and maintain its cultural legacy. The urban heritage will allow one of the most historic and significant cities in Myanmar to continue to be a resource for the Burmese people to connect with and understand their past through.

Environmental: If adaptive reuse is feasible, it conserves natural resources and the energy required to extract, process, and transport building materials. Furthermore, it conserves demolition wastes. Adaptive Reuse allows for the usage of embodied energy within these heritage buildings.

Economic: Adaptive reuse has economic benefits through lower costs and higher revenue. Costs can be lowered through reducing demolition costs, material costs, and construction costs by using existing material and infrastructure. There is also an opportunity for higher revenue by keeping the history and culture, which will attract more interest from people both domestic and international.

Urban revitalization can spur economic growth, particularly the artistic and creative industries.

Built heritage is the heart of cultural and heritage tourism. Not only is there a direct economic link, there is also a connection between heritage and quality of life; traditional communities are typically walkable, bikeable, have plenty of green space and are well-served by transit.

Barriers to Adaptive Reuse There are two main barriers to adaptive reuse; one is the intense development pressure and the other is the neglect and lack of protection of buildings. With rapid urban development, there is immense pressure to knock down old buildings and build anew since these heritage buildings mostly occupy prime land plots. Due to neglect and lack of protection, some of these buildings have suffered physical damage that is beyond repair and are deemed unsafe.

Criteria for Adaptive Reuse The process of adaptive reuse is very contextual.

There is no set guidelines but there are things to consider. The following criteria is often used to determine whether a building should be conserved and reused or just demolished for the area of land it occupies.

Secretariat - Yangon, Myanmar Courtesy of Manuel Oka

• The societal value of a given site: the importance to the community of the use of a site by community members or visitors •T he potential for the reuse of a particular site: the physical damage sustained to the site and its support of future use, the character of the existing site in terms of the proposed reuse • The historical importance of the site; the role of the site in the community’s understanding of the past

Yangon Division Complex- Yangon, Myanmar Courtesy of Manuel Oka

Derek Latham’s 5 Imperatives for Adaptive Reuse

• The natural ecological conditions of the site: is the site suitable climatically or can support the proposed environmental work needed in the site

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Pegu Club - Yangon, Myanmar Courtesy of Manuel Oka

1. The Building under consideration has an archeological value 2. The Building under consideration is a visual amenity or a cultural contribution 3. The Building under consideration can make economic sense 4. The Building under consideration has a functional value 5. The Building under consideration fills a psychological need

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Derek Latham is a British architect, urban designer, masterplanner, and landscape architect

Considerations for Yangon

Currency Department - Yangon, Myanmar Courtesy of Manuel Oka

Considering: Yangon Heritage Trust • A School Curriculum • Public awareness and education (social media campaigns) • A Heritage Conversion Project (led by YHT to house YHT offices as an example) • A Dialogue Initiative

Considering: Developers • Do a cost-benefit analysis: might be more economical • Costs might be lower with adaptive reuse Port Authority - Yangon, Myanmar Courtesy of Manuel Oka

• Potential extra benefits and income by keeping history and culture in tact

Considering: Local Government • Programs and policies that incentivize adaptive reuse (tax breaks, procurement, etc) (i.e. Vancouver’s Integrated Heritage Conservation Programme - See Appendix 1) 1

• Award program to best adaptive reuse of heritage award (i.e. Western Australian Heritage Award for Excellence in Adaptive Reuse - See Appendix 2)

Sofaer Building - Yangon, Myanmar Courtesy of Manuel Oka

Chin Tsong Palace - Yangon, Myanmar Courtesy of Manuel Oka

Case Studies

The following section of the manual includes case studies from New York City, Vancouver, and Perth. The hope is that these projects will serve as inspiring examples of effective adaptive reuse practice.

NYC Chelsea Market

PRESENT

Formerly: The National Biscuit Factory

Irwin B. Cohen organized a syndicate to purchase the

Built: 1913

complex and it was successfully concluded in 1990s and

Now: Offices, Arcade & Retail

the conversion began. The adaptive reuse of the complex turned the upper floors for office tenants. The building

PAST Opened in 1913, this 11 story full-block structure

has become a hub for technology companies. The ground floor was reconfigured and a long interior arcade was created as home for food stores.

was the most prominent part of the National Biscuit Company Complex. By 1958, Nabisco (National

The rebirth of the Nabisco

Biscuit) had moved its operations to New Jersey.

building created a new

The buildings were sold in 1959 and had spotty use

beginning for the Chelsea

for the next few decades.

neighborhood as new ventures and residences have made their own home in surrounding old factories.

NYC The High Line

PRESENT

Formerly: Elevated Railway

The non-profit “Friends of the High Line� was founded in

Built: 1934

1999 to advocate for the reuse of the railways as a

Now: Public Park

public open space. The non-profit, NYC and the federal government worked to establish the new park space. The

PAST

design of the park was developed through an open ideas

The elevated railway was opened in 1934 to provide

opportunity to relax and walk through the city with an

greater safety by separating rail and street traffic. But

exciting lofted view. Still under construction, but when

as the US invested more money in the interstate high-

the park is completed, it will be a mile and a half long.

way system in the 1950s and 60s, rail lines across the

What was once a derelict expanse of unused metal now

US experience decreasing traffic and use. The High Line

is cohesive and welcoming public amenity.

was eventually shut down as a railway in 1980.

competition. The High Line park offers residents the

NYC Jefferson Public Library

PRESENT Initial plans were to demolish the building and replace it with an apartment building but the community members rallied together to convince NYC to preserve the building.

Formerly: Court House Built: 1877

Mayor Robert F. Wagner announced in 1961 that the city

Now: Public Library

would convert the building into a public library.

PAST

Adaptive reuse project began in 1965 and was completed in 1967. The police court became the Children’s Reading Room, the Civil Court became the Adult Reading Room. The

It was formerly the Jefferson Market Courthouse, built

building was listed on the National Register of Historic

in Victorian Gothic style over the years 1875-1877. In

Places in 1972 and was declared a National Historic Land-

the 1880s, the building was chosen as the fourth most

mark in 1977.

beautiful building in America. In 1945, the courthouse was shut down due to redistricting. It was then used by a number of agencies including the Police Academy. The building was empty and vacated by 1958.

VANCOUVER Birks Building Formerly: Canadian Bank of Commerce Built: 1908 Now: Birks’ Flagship Store

PRESENT In the 1990s, the building went through extensive renovations, alterations, seismic upgrades and was completely redesigned by Orberto Oberti, who created a one-of-a-kind flagship store for Birks,

PAST The 3-storey granite structure was originally designed and completed in 1908 by the Toronto-based architecture firm of Darling and Pearson as the new Vancouver head office for Bank of Commerce.

who moved into this building in 1994.

It is now the Birks Building, Canada’s premier luxury jewelry brand and a respected designer and manufacturer of fine jewelry, timepieces, sterling silverware and gifts.

VANCOUVER City Square Shopping Centre

PRESENT The adaptive reuse project of these two schools was inaugurated in 1989, designed by Paul Merrick. The two schools were restored to their original grandeur and then connected

Formerly: Model & Normal Schools

to two 6-storey office towers by a large modern spacious

Built: 1905 - 1908

glass atrium.

Now: Shopping Centre

PAST Originally the Model School and Normal School that has been turned into City Square’s shopping mall and office complex that has a mix of modern and heritage architecture. The heritage portions of the complex were built in 1905 and 1908. In 1986, the City of Vancouver designated both school buildings as municipal heritage sites, saving them from demolition. The two schools are 3-storey granite and sandstone buildings designed in the Italianate style by architect E.E. Blackmore.

In February 2006, received a Heritage Award of Recognition by the City of Vancouver.

VANCOUVER Heritage Hall Formerly: Post Office & Govt. Offices Built: 1915 Now: Community Arts Venue / Offices

PAST The building was constructed in 1915 at a cost of

PRESENT In March 1982 it was restored to be a community arts venue from a non profit organization called the Main Source Management Society (renamed the Heritage Hall Preservation Society in March 2001).

The Upper floors were restored as modern offices.

The basement was transformed into space for live theatre productions

$92,000 by the Government of Canada. The contract was given to T.J. Whiteside and G.E. Williamson to build the Post Office.

1915-1922: Post Office 1922-1962: Dominion Agricultural Building 1965-1976: Royal Canadian Mounted Police 1976-1982: Vacant and allowed to fall in to disuse

Won the 2006 City of Vancouver Heritage Award

PERTH B Shed

PRESENT

Formerly: Cargo Shed

A former cargo shed is now a contemporary ferry

Built: 1926

terminal catering for an estimated 200,000 ferry

Now: Passenger Ferry Terminal / Cafe

passengers as a part of the revitalization of Fremantle’s Victoria Quay Winner of the 2011 Western Australian Heritage Award for Excellence in Adaptive Reuse: The Gerry Gauntlett Award.

“A stunning project that demonstrates all aspects of adaptation – conservation, clever design, fit for purpose and fulfills a need. An excellent use of interpretation material and historic imagery.” - Judge

PERTH Mackays Aerated Water Factory

PRESENT A light industrial building (former Mackays Aerated Waters Factory) from the interwar period was

Formerly: Mackay’s Aerated Water Factory Built: 1928 Now: Square One Appartments

transformed into a sustainable mixed-use development, including the Square One Apartments (sustainable contemporary apartments while preserving, enhancing and interpreting its industrial heritage)

PERTH Cathedral and Treasury Precinct

PRESENT The Cathedral + Treasury Precinct is one of the most historically important and iconic sites in the Perth CBD. From

Formerly: Treasury Buildings / Precinct

2012-2015, the Precinct will undergo a period of significant

Built: Circa 1884

transformation, which will include the restoration of The

Now: Offices, Library, Hotel, Retail,

State Buildings (formerly the Treasury Buildings),

Commercial / Public Spaces

Plans include, a new office tower, the new City of Perth Library, construction of the new St George’s Chambers, an upgrade to St George’s Plaza plus vibrant new commercial and public spaces. The 135 year old Treasury Buildings will be restored into a mixed use development of hotel, hospitality and retail uses.

This project is a coordinated development carried out by the State Government of Western Australia, City of Perth, Anglican Diocese of Perth, FJM Property, Mirvac and the Public Trustee

References

Vancouver, Canada

Adaptive Reuse Sources

"Heritage Vancouver Society." Heritage Vancouver Society.

Heritage Vancouver Society. Web. <http://www.heritagevancouver.org/history.html>.

"Summary of Adaptive Reuse Benefits Over Building Demolition."

Adaptive Reuse. Archinode. Web. <http://www.archinode.com/lcaadapt.html>.

Derek Lathamâ&#x20AC;&#x2122;s 5 Imperatives for Adaptive Reuse

"Conserving Heritage Buildings in a Green and Growing Vancouver."

Vancouver Heritage Foundation. Vancouver Heritage Foundation, 2012. Web. <http://www.vancouverheritagefoundation.org /wp-content/uploads/2013/01/ConservingHeritage-Report-FINAL.pdf>.

"Adaptive Reuse." Adaptive Reuse. Adaptive Reuse. Web. <http://adaptivereuse.info/>.

For case studies and resources

"The Birks Building." Talia Jevan Properties Inc. Web. <http://taliajevan.com/properties/the-birks-building/>.

"Heritage Hall." Heritage Hall. Web. <http://heritagehall.bc.ca/>.

Hollis, Edward. The Secret Lives of Buildings: From the Ruins of the Parthenon to the Vegas Strip in Thirteen Stories.

New York: Metropolitan, 2009. Print.

"The Mall: History." City Square Shopping Centre. Web. <http://www.mycitysquare.com/en/vancouver-shopping-mall.html>.

Yangon, Myanmar

Perth, Australia

Oka, Manuel. "Yangon Heritage Architecture." Manuel Oka. Web. <http://www.manueloka.com/albums/yangon-heritage-architecture/>.

Photos

"State Heritage: About Us." Heritage Council: State Heritage Office.

Heritage Council: State Heritage Office. Web. <http://stateheritage.wa.gov.au/about-us>.

Rooney, Sarah. 30 Heritage Buildings of Yangon: Inside the City That Captured Time. Chicago: Serindia Publications, 2012. Print.

"Heritage in Action: Adaptive Reuse."Heritage Council: State Heritage Office.

Heritage Council: State Heritage Office. Web. <http://stateheritage.wa.gov.au/docs/conservation-and-development /heritage-in-action-adaptive-reuse.pdf?sfvrsn=14>.

"Yangon Heritage Trust." Yangon Heritage Trust. Web. <http://www.yangonheritagetrust.org>.

New York City, NY "Adaptive Re-Use." Curbed NY. Web. <http://ny.curbed.com/tags/adaptive-re-use>.

"Jefferson Market Library." Adaptive Reuse. Web. <http://adaptivereuse.info/portfolio/jefferson-market-library/>.

"NYPL Locations." The New York Public Library. Web. <http://www.nypl.org/locations/jefferson-market>.

"Chelsea Market." Chelsea Market. Web. <http://chelseamarket.com/>.

"Chelsea Market." Adaptive Reuse. Web. <http://adaptivereuse.info/portfolio/chelsea-market/>.

"The High Line." Adaptive Reuse. Web. <http://adaptivereuse.info/portfolio/the-high-line/>.

"About the High Line | Friends of the High Line." The High Line. Web. <https://www.thehighline.org/about>.

"FREMANTLE PORTS B SHED HERITAGE AWARD." Freos View. Web. <https://freoview.wordpress.com/2011/04/15 /fremantle-ports-b-shed-heritage-award/>.

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"B Shed." Brooking Design Architects. Brooking Design. Web. <http://www.brookingdesign.com/b-shed/>.

Mackays Aerated Waters Factory, Perth."Mackays Aerated Waters FactoryPerth. Heritage Council: State Heritage Office. Web. <http://stateheritage.wa.gov.au/awards-pages/past-heritageawards-winners/mackays-aerated-waters-factory-perth>.

"Square One Apartments | Perth WA | Sustainable Living."

Square One Apartments | Perth WA | Sustainable Living. Web. <http://www.squareoneliving.com/>.

"The Cathedral Treasury Precinct." The Cathedral Treasury Precinct. Web. <http://www.cathedralandtreasury.com.au/>.

Appendix I Vancouver’s Integrated Heritage Conservation Programme Vancouver’s Integrated Heritage Conservation Programme was introduced in 1984. It provides incentives that may make a re-use project more attractive financially than new construction for investors. Examples of the policies are include the following: • Investment incentives (bonus density, the transfer of density rights, tax breaks, etc) • A regime that permits a measure of change to the appearance of historic buildings, usually allowing greater change for buildings with a lower level of cultural significance.

• Building code equivalences that allow architects and engineers to devise alternative solutions to meeting fire and safety requirements, as long as they do not threaten life safety • Zoning relaxations that permit changes to planning requirements • Encouragement to find appropriate new uses that meet present-day social and economic needs • Provincial legislation that enables all of the above • A City initiative to make the public aware of these provisions by means of publications, the City’s website, and consultation with investors and architects

Source: http://www.macauheritage.net/en/knowledge/vision/vision_179.pdf

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Appendix II Western Australian Heritage Awards The Western Australian Heritage Awards was established in 1992 by the Heritage Council to acknowledge the outstanding contribution of individuals and organizations to heritage in Western Australia.

The awards showcase excellence in revitalizing heritage places, setting standards for future interpretation, conservation and adaptive reuse of places on the State Register of Heritage Places.

It also recognizes those individuals that have been instrumental in elevating the value of heritage, securing its place in Western Australia’s future.

The award categories acknowledge the commitment and success of its individuals and organizations, and the diversity of heritage projects across the State.

Why Enter the Awards?

• The awards are widely recognized as highlighting best practice in adaptive reuse, conservation, tourism, interpretation and promotion of State Registered places.

• The opportunity to promote your conservation project in the Asia-Pacific region through cooperation between the Heritage Council and the United Nations Educational, Scientific and Cultural Organization (UNESCO).

• The awards attract extensive media interest, ensuring that the industry, government and community recognize and celebrate winners that demonstrate innovative and best practice standards.

Source: http://www.stateheritage.wa.gov.au/docs/wa-heritage-awards/ web_version_heritage-council-awards-brochure-2014.pdf?sfvrsn=0

Appendix II Continued Why Enter the Awards?

• You are taking part in an established event that showcases the very best of heritage practices and educates the wider community about the importance of conserving our cultural heritage.

• Gain public and peer recognition for you or your organization and its projects • Be acknowledged for your organization’s innovative and best practice standards • Expand your organization’s profile within the public and private sector.

• Be recognized through profiles in the annual Heritage Matters magazine, the State Heritage Office website and other promotional material.

Award Categories 1. Outstanding voluntary contribution to heritage by an individual 2. Outstanding contribution to heritage by a professional in the heritage industry 3. Outstanding contribution to heritage by a community-based organization 4. Outstanding contribution to Heritage by a public or private organization 5. Outstanding heritage practices by a local government 6. Outstanding conservation of a residential place 7. Outstanding conservation of a non-residential place 8. Outstanding interpretation project that enhances a place 9. Outstanding heritage tourism product 10. Excellence in adaptive reuse: The Gerry Gauntlett Award 11. The Professor David Dolan Award