If it can be said that the value of Taipei's Wistaria House is in the cultural space it provides, looking at the average "deserted" historic or old building, doesn't there seem to be something missing? What exactly is missing? Can such buildings be given new life?

Should a building that is designated as historic live in its full glory, forever valued and closely connected to people's lives, or simply be consigned to a fate that sees it isolated and as something to be stared at by the occasional visitor? The example of Lin An-tai Old House can perhaps help us to answer this question.

In the 1970's, when a major new road, Tunhua South Road, was being planned for central Taipei, this 100-year-old house was located in the path of the planned route. This created a dilemma between the needs of urban development and historic site preservation. In the end the decision was made to re-locate the old house. It was re-constructed in 1986 in Pinchiang Park, below a busy elevated expressway. In its new location not only did the building's appearance change, it also lost its grandeur and its vitality.

Where exactly was the problem? According to a Lin family descendant, Lin Tsun-chiang, the family originally hoped to leave Lin An-tai's memorial tablet in the house and by continuing to worship their ancestor they hoped to maintain the vitality of the space. However, other family members were reluctant to leave the memorial tablet in what would become a "public place." Also, the staff who would look after the house would only work during office hours and thus there would be no-one to watch over the memorial tablet at night. The approach adopted ensured that the age and the material quality of the house were preserved, but unfortunately all its spirit was lost. The Lin residence, the subject of Taiwan's first and none-too-successful attempt at historic building preservation, has been called the "first martyr" in the history of Taiwan's historic building preservation. Its fate did, however, serve to spur the implementation of a Cultural Asset Preservation Law.

From train station to art gallery

Over the last 20 years, although the historic building preservation movement has gained momentum, the buildings that have been preserved are all largely deserted with only occasional visitors taking advantage of the quiet spaces to muse over the past. Recently, the case of Wistaria House has again attracted attention to the subject of the active use of historical buildings. The age and materials of a historic building are, of course, important, but shouldn't the spirit that they emanate also be saved? Shouldn't they, perhaps, be put to new use and allowed to become a part of people's lives, not just be an empty shell that is provided for people to wander around, that can be observed from a distance, but which people can't really get close to?

Professor Fu Chao-ching of the Architecture Department of Tainan's Chengkung University believes that the answer to these questions is a positive one. If an old building is not an actively used "place" or "venue" in people's lives then it will be easily forgotten. If it becomes a venue for the activities of modern life, then the objective of preservation-giving people a sense of history-will be more easily achieved. Alice Ru-hwa Chiu, executive director of the Yao Shan Cultural Foundation, which is heavily involved in historic building preservation work, believes that "old houses are not bad things, it is just that their value depends on how we give them a second life."

The Mus嶪 D'Orsay of France, which recently brought an Impressionist art exhibition to Taiwan, is a famous example of revitalization of an old building. Originally, it was a train station built in 1900 but, after renovation, it became a museum specializing in Impressionist art. In New York's Soho area many of the numerous art galleries are renovated warehouses originally built in the 1930s. In Europe in the height of summer it is not uncommon to see arts festival performances staged in castles or churches. One of the locations for the Venice Biennale art festival this year was an old prison next to an ancient palace.

Apart from being used for performances or exhibitions, there are a variety of other examples of historic buildings being given new roles. In Spain, a 17th-century hospital was renovated and became a large five-star hotel. In Boston, in the US, a traditional market that was transformed into a shopping arcade with numerous small boutiques has become a regular feature on the tourist itinerary.

In nearby Hong Kong there are also some good examples of the active use of historic buildings. For example, escalators and air conditioners were added to an old meat market to create an all-in-one historic site, shopping center, restaurant and art exhibition space. The office responsible for managing historic buildings and antiques is actually located in what was Tsimshatsui's first primary school. Even the modern metropolis of Singapore has creatively transformed an old power station into an art center.

Losing the feeling of history?

Taking a look at the situation in Taiwan, efforts to revitalize historic buildings have largely remained stuck at the planning stage and successful examples are few and far between. Some people say that the problem is that the Cultural Asset Preservation Law is too strict and requires that historic buildings' original appearance be restored and maintained. Consequently, no-one dares make any changes for fear of being reproached

However, a bigger problem is people's mentality. Every time a historic building is listed there are always some people who ask immediately: "Is this building worth preserving?" "Wouldn't it be better to build a tower block here?" The land owner is often the first to voice opposition when an old building is listed as historic. If they don't cherish the old building, why would they bother to think of creative ways to revitalize it?

Some people also worry that even though historic buildings should be restored, restoration is actually a case of "one restored equals one spoiled." After buildings are restored "as good as new," the feeling of history has often vanished. If we try to give the building a new life, isn't there a danger that we will create a "fake antique"?

Architecture scholar Wang Chen-hwa says that there are three kinds of historic building restoration: The first is untouched preservation, leaving a building how it is without touching a thing. Secondly, when a building has urban historical significance, there is restored preservation. Thirdly, if the building is still connected to people's lives and is usable, a preservation method that involves active utilization of the building can be adopted. "Historic buildings are living and changing all the time," he says. Regardless of whether the historic building is put to its old use or whether a new use is found, the main features of the building should be left intact and the quality and essence of the original space should be maintained.

There are a number of preserving and restoration methods: frontal preservation, partial preservation, exterior restoration and interior preservation, or interior restoration and exterior preservation. Old buildings can have modern lighting and fire prevention equipment. Who says that old buildings have to be decrepit?

"Too painful"?

Although the number of historic-building revitalization cases in Taiwan can be counted on one hand, in recent years there has been a gradual increase in cases of the active use of historic buildings. For example, art troupes have chosen historic buildings for performances. Lin Ku-fang, who in the past has been entrusted with staging traditional music concerts at the Taipei Confucius Temple, says that turning a historic space into a stage for a modern activity is very stimulating because the whole building comes to life and is no longer far out of reach.

As for historic-building revitalization, apart from the currently popular coffee shop concept, are there any more creative, more daring ways of utilizing historic buildings?

A good example is the old US Consulate which was designated as a Grade 3 historic building in March of this year by the Ministry of the Interior. This building, which is located on Taipei's Chungshan North Road, was built in 1901. In the period of Japanese colonial rule it was the US Consulate. After the US and ROC broke off diplomatic relations it was left unattended and after almost two decades of neglect it was in a parlous state, with trees growing through the walls and holes in the roof.

Then it attracted the interest of the National Culture and Arts Foundation, which was keen to find a historic building as their headquarters. The Taipei City Government generously agreed to let the building to the foundation rent free for 10 years. The foundation is paying the costs of restoration and while they will be based in the building they will also be responsible for looking after it. The foundation plans to open an art center in the restored building, which will feature a courtyard, a coffee shop, and small stage for performances. It is estimated that it will be open for public visits as early as the end of next year.

The foundation's president, K.C. Chen, talked excitedly about the project. Although the building, the design of which is reminiscent of a Southern US mansion, is not fancily decorated, it has a genuine atmosphere and a genuine beauty. She hopes that the revival of the building can give some enlightenment to the people of Taiwan.

Apart from the foundation's "adoption" of the old US Consulate, the government's Council for Cultural Affairs has also set it sights on the former home of the Tainan City Government and plans soon to establish a Cultural Asset Preservation Center there. The old home of the Taipei City Government is to be given a new role as the 2nd Art Museum for Taipei. The Taipei City Government also plans to turn the Chungshan Hall, which dates back to the period when Taiwan was under Japanese rule, into a civic theater. The Land Bank of Taiwan's Hsiang Yang Building, which is located opposite Peace Park in Taipei, was also built during the period of Japanese rule, and the building is set to become the second display center for the Taiwan Provincial Museum, the hope being that this Grade 3 historic building will be revitalized.

However, the above are long-term government plans and all that can be done is to wait patiently to see if they will come to fruition. Most of the plans involve government-owned buildings being planned for public use, and as such they can be expected to proceed relatively smoothly. If the buildings are privately owned, then property rights and owner interest have to be considered and the problem becomes complex. In past cases where private property has been set aside for public use, the owner generally hasn't received reasonable compensation and has also lost the chance to benefit from increased land prices. No wonder that people in Taiwan say: "Being the owner of a historic building is just too painful."

At the end of last year the Legislative Yuan finally passed an amendment to the Cultural Asset Preservation Law so that the development rights that are subject to restrictions on land that is occupied by a historic building can be transferred to another piece of land within a designated urban planning zone. The aim is to use "building capacity transfer" to ensure that the interests of the owner are protected and thus increase the attraction of having a building listed as a historic building.

History is continuous

Can only "historic buildings" be subjects for revitalization and active use? "The term 'historic building' is sometimes harmful," says Yu Chiao-ching, an assistant professor of architecture at Chungyuan Christian University. The word "historic" leads people to think of the distant past, but actually the value of a historic building cannot necessarily be judged by the length of time it has existed. Cultural and historical significance have to be considered. In the UK, historically significant buildings are called "National Heritage," in the US "Landmarks," and in Japan "Cultural Assets."

Throughout the world the definition of what is a historic building grows ever wider. In the US, skyscrapers built in the 1950s and a bank tower built in 1972 have been listed as landmark buildings. In the UK, an office block built in the 1960s has been listed as a protected building.

Preservation of these relatively young structures probably surprises people. Architect Huang Chien-min believes that preserving such buildings shows the concept that "history is continuous." Every era has buildings worthy of preservation and only by preserving them can the connection between eras be traced.

If even skyscrapers are preserved, then what about houses and lanes which provide us which a much more humanistic environment?

Looking at the situation in Taiwan, there are some old buildings which perhaps do not qualify for listing as historic buildings, but which are still of interest. Some of these have been creatively utilized. For example, the Chin Kuang Fu Cultural Foundation of Peipu, Hsinchu, has renovated a Western style house in a Hakka village to serve as their foundation headquarters. The foundation's mission is to promote Hakka culture and to supervise the restoration of historic Hakka buildings.

In Tainan, the opening of the "Taiwan House" on Yenping Street, which was the focus of a high profile street widening controversy two years ago, is of great significance. On this street, known as "Taiwan's First Street," there lies the former residence of Mr. Ho Chuan, founder of the Yuen Foong Yu Paper Manufacturing Co. Ho's descendants agreed to hand over management of their two-story ancestral home after renovation to the Provintia Culture City Center. Two years after the road was widened the Taiwan House opened to the public with an "Anping Pottery" exhibition, and now offers a cultural space for reading, exhibitions, and performances, or just drinking coffee.

"Actually nearby there are many twisting alleyways where there are a number of old houses. Although many are empty, if they were renovated they could be brought back to life," said the Shen Hsiu-yen, director of the Provintia Culture City Center and the former secretary of the Tainan Culture Foundation, as she guided her guest through the alleyways. She hopes to use "Taiwan House" as a starting point. In addition to attracting visitors, they also hope to allow local people to realize that old houses do not necessarily represent monetary loss, and that after renovation they can produce added value and can even make money, which hopefully will make people more willing to preserve old buildings.

Local residents are perhaps not too interested yet in old building preservation, and it is an outsider who is making all the effort. This illustrates a major difference in their respective ways of thinking. The same situation is repeated in the case of a building next to Ta-an Park in Taipei. Here there is a two-story Land Bank of Taiwan dormitory, on the site of which the bank plans to build a tower block. This plan has prompted a campaign by Curtis Smith, a Canadian living in Taipei, to save the building.

He first came to Taipei 20 years ago. At that time he enjoyed nothing more than to cycle leisurely around the city talking in the sights and sounds. Returning years later to his old Taipei haunts he found that the city had changed so much he didn't recognize it. He then determined to campaign for the preservation of historic buildings and structures such as Pitan Bridge and the Tung Ho Zen Temple. He was also responsible for attracting attention to the old US Consulate, a story that has ended with the consulate gaining a new lease of life.

Although the building Smith is trying to save now, which was built in 1950, is not a very old building and has no special place in the collective memory of Taipei people, it is still valuable as a reminder of Taipei's cultural history in the years after retrocession. If the building, which consists of eight interconnected parts each with its own entrance, could be renovated to include a coffee shop, a community clinic, a small reading room, an art cinema and a tea house, in combination with the nearby Ta-an Park it could serve as a relaxing and useful community space.

Memories, blowing in the wind

In addition to the preservation or re-use of a building, the essential significance of the preservation of historic buildings is the saving of memories. This especially applies to buildings that are part of our collective memory, like former residences of famous people, or places that played host to historic events or that commemorate great times. Such places might include, for example, a cafe that was a favorite haunt of a renowned writer, the communities built for dependents of military personnel, Japanese-style civil service dormitories, or the small rural railway stations that have remained vivid in the memories of homesick wandering sons of Taiwan over the years. When these buildings and spaces disappear one by one, to be replaced by faceless concrete and glass towers, will we feel a sense of loss?

A lament can be heard from Taiwan's former capital Tainan. Its original historic face is gone and all that is left are a few "as good as new" restored historic buildings which, because of the differences in height, color and style, stand incongruously alongside the surrounding newer buildings. In the modern-day capital, Taipei, the Chunghwa Road market is gone, the old Taipei Railway Station has been demolished and the Tanshui Railway line is no more. How many more of our memories are to be lost?

"There does not need to be a conflict between the needs of urban development and historical building preservation," says Tseng Shu-cheng, an assistant professor in Tamkang University's Architecture Department. Preserving historic buildings or spaces is not intended to stop time and halt development. On the contrary it is intended to use their historical essence to make a new and creative use of the space.

Think for a second. If Taipei's Tihwa Street traditional dried-foodstuffs stores didn't make it a magnet for people, the old buildings alone would simply not have the same pulling power as the present bustling market atmosphere. The recently reprieved Wistaria House, which is so small that it is actually difficult to find on the modern Taipei street on which it lies, will continue to exude culture and enrich city life. "What is most important is, what kind of city life do we want?" concludes Tseng.

Preservation begins at home

Every place has its special characteristics and perhaps it takes a local person to identify what is special to them. Taiwan University's Building and Planning Research Foundation has been looking for a historic space or traditional space in the Ilan area together with local residents. Planner Chen Yuh-jean emphasizes that they are not necessarily searching for a pretty building or epic story, what they choose could be just a well or a banyan tree and swing next to the sea wall. If the building or space is closely connected to people's lives then they think it is worth preserving, she says.

Architecture scholar Wang Chen-hwa avers that historic building preservation should start from our own homes. "If the space in a home is maintained well and the furniture and spirit is passed down the generations, this is a kind of preservation." Ask yourself: Have you lived in your house for ten years and never carried out maintenance? After a few years will you just move to a new house which you will decorate anew at your whim? Isn't this a common way to treat houses in Taiwan today?

If we follow Wang's advice, historic building preservation is not a distant longing or something that is for others, but something that actually anyone can put into practice. We should preserve historic buildings not just because they are listed but because we are unwilling to forget our past.

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A beautiful old building standing in a concrete jungle. Should it be torn down or preserved? This is a dilemma often faced in Taiwan's cities.

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The Chai Hsing Mansion in Taichung's Tantse Rural Township ranks as one of Taiwan's most famous old houses. However, it hasn't been listed as a historic building and is soon to be knocked down by a developer, a plan which has met with much opposition recently.

(left) Although the structure of the Lin An-tai Old House has been preserved, without the ancestral memorial tablet the old house has no vitality and is simply a shell for people to look at.

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The old Taipei landmark Chunghwa Market fell victim to an urban redevelopment plan several years ago. How many more memories are we to lose?

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When historic buildings are preserved, the interests of the owner should also be protected. By using building capacity transfer and other compensatory methods, city streets like the bustling Tihua Street can maintain their atmosphere while ensuring that owners do not suffer losses. (photo by Diago Chiu)

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A railway station built in 1900 makes a comeback as an art museum. The D'Orsay Museum in France is a renowned example of revitalization of an old building. (photo by Yang Wen-ching.)

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European art festivals often choose churches or castles as the sites for performances. When a historic space becomes a stage for modern activities it seems as if the whole building comes to life again. The picture shows a scene from Venice's Mask Festival. (photo by Yang Wen-ching.)

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The former US consulate, which is a third-class historic building, is prominent in the memories of many middle-aged people.Today is it is being "adopted" by the National Culture and Art Foundation. It is to have a new role as a cultural space that will have performance and leisure functions, as well as housing the foundation's offices.

(photo courtesy of the NCAF)

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In front of the Kuang An Temple in Tainan are busy food stalls; is this the people's version of actively using historic buildings? (photo by Hsueh Chi-kuang)

The Chai Hsing Mansion in Taichung's Tantse Rural Township ranks as one of Taiwan's most famous old houses. However, it hasn't been listed as a historic building and is soon to be knocked down by a developer, a plan which has met with much opposition recently.

The old Taipei landmark Chunghwa Market fell victim to an urban redevelopment plan several years ago. How many more memories are we to lose?

When historic buildings are preserved, the interests of the owner should also be protected. By using building capacity transfer and other compensatory methods, city streets like the bustling Tihua Street can maintain their atmosphere while ensuring that owners do not suffer losses. （photo by Diago Chiu）

A railway station built in 1900 makes a comeback as an art museum. The D'Orsay Museum in France is a renowned example of revitalization of an old building. （photo by Yang Wen- ching.）

European art festivals often choose churches or castles as the sites for performances. When a historic space becomes a stage for modern activities it seems as if th e whole building comes to life again. The picture shows a scene from Venice's Mask Festival. （photo by Yang Wen-ching.）

The former US consulate, which is a third-class historic building, is prominent in the memories of many middle-aged people. Today is it is being "adopted" by the National Culture and Art Foundation. It is to have a new role as a cultural space that will have performance and leisure functions, as well as housing the foundation's offices. （photo courtesy of the NCAF）

In front of the Kuang An Temple in Tainan are busy food stalls; is this the people's version of actively using historic buildings? （photo by Hsueh Chi-kuang）