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在城市發(fā)展的長河中，真正的更新不僅是推倒重建，更是賦予歷史以新的生命，讓功能追隨時代的脈搏。坐落于蘇州河與西藏路橋交匯處的蘇河美欣公寓，正是這一理念的卓越實踐。它跨越了三個世紀，從點亮上海第一盞煤氣燈的“自來火房”，到矗立一時的美欣大廈寫字樓，再到如今煥新為首輪“商改住”的保障性租賃住房，完成了一場關于記憶、政策與設計的華麗蛻變。
In contemporary urban development, substantive renewal entails not simple demolition and reconstruction, but the critical re-inscription of historical fabric—endowing inherited structures with renewed relevance while calibrating programmatic functions to contemporary urban dynamics. Positioned at the intersection of Suzhou Creek and Xizang Road Bridge, Meixin Maison demonstrates this disciplinary approach. Spanning three centuries, the site has undergone a notable transformation shaped by memory, policy, and design—from Shanghai’s earliest gasworks, which powered the city’s first gas lamp, to the once-prominent Shenergy Office Building, and now to a public rental housing project advanced through the inaugural phase of “commercial-to-residential conversion”.
01政策創(chuàng)新：破局“商改住”,激活存量資產(chǎn)新動能
POLICY INNOVATION：COMMERCIAL-TO-RESIDENTIAL CONVERSION
城市更新的深度，往往取決于政策創(chuàng)新的高度。蘇河美欣項目的誕生，正得益于上海在存量時代背景下，一系列前瞻性政策的持續(xù)賦能。
The depth of urban renewal is frequently determined by the sophistication of policy innovation. The emergence of the Meixin Maison project is precisely rooted in the sustained empowerment provided by Shanghai’s sequence of forward-looking frameworks, developed in response to the contemporary era characterized by stock-asset optimization.
政策基石：從2018年《關于加快培育和發(fā)展住房租賃市場的實施意見》明確“非居改租”合法性，到2021年將此類項目納入保租房體系給予支持，政策路徑逐漸清晰。
Policy Cornerstone: From the 2018 Implementation Opinions on Accelerating the Cultivation and Development of the Housing Rental Market, which formally established the compliance basis for “non-residential to rental housing conversion,” to the 2021 policy shift that incorporated such projects into Shanghai’s public rental housing system for institutional support, the regulatory trajectory has progressively crystallized.
關鍵突破：2025年《關于推進商務樓宇更新提升的實施意見》的發(fā)布，允許存量低效商務樓宇在“三個不變”（主體、產(chǎn)證、結(jié)構）前提下兼容居住功能，為美欣大廈的轉(zhuǎn)型提供了精準的政策依據(jù)和操作指南。
Key Breakthrough: The issuance of the 2025 Implementation Opinions on Promoting the Renewal and Upgrading of Commercial Buildings enables underperforming commercial stock to incorporate residential programs under the prerequisites of the “three invariants” (subject entity, property-right certificate, structural system), supplying the precise regulatory foundation and operational guidelines necessary for the Meixin Maison transformation.
這不僅是一次簡單的功能轉(zhuǎn)換，更是在上海核心區(qū)探索“職住平衡”、盤活商辦資產(chǎn)的標桿性試點。項目成功驗證了在不改變土地性質(zhì)的前提下，通過功能置換提升資產(chǎn)價值、補充城市短板的可行性，為大量面臨同樣困境的存量建筑指明了方向。
This is not merely a functional conversion, but a benchmark pilot project exploring "job-housing balance" and revitalizing commercial office assets in Shanghai's core area. The project has successfully demonstrated the viability of elevating asset performance and addressing urban programmatic gaps through functional substitution without altering land-use designation, thereby offering a replicable trajectory for numerous existing buildings confronting comparable constraints.
02文脈新生：設計轉(zhuǎn)譯歷史,讓記憶在當代閃耀
CONTEXTUAL REGENERATION：TRANSLATING HISTORICAL LEGACY INTO CONTEMPORARY DESIGN
每一個卓越的城市更新項目，都應是歷史的對話者而非抹除者。蘇河美欣項目基地承載著深厚的城市記憶——“泥城橋邊的煤氣包”曾是這片土地的代名詞，它見證了上海的工業(yè)文明與抗戰(zhàn)烽火。
Every exemplary urban renewal project should engage history as a dialogic counterpart rather than an instrument of erasure. The site of the Meixin Maison development embodies layered urban memory—the former “gas holder by Nicheng Bridge” long served as a spatial signifier for this terrain, bearing witness to Shanghai’s early industrial modernity and the conflagrations of the War of Resistance Against Japanese Aggression.
水石設計在競賽提案中，敏銳地捕捉到這一獨特的場地基因，提出了以“火焰”為核心的概念方案，巧妙呼應了場地作為上海首個自來火廠源頭的歷史。
In its competition proposal, SHUISHI distilled the site’s distinctive historical DNA into a clear design narrative, articulating a central concept anchored in the motif of “flame”—a refined abstraction that resonates with the site’s legacy as the birthplace of the city’s first municipal gasworks.
設計語言：從蘇州河水岸近代歷史建筑中汲取靈感，運用具有上海近代建筑特征的的裝飾主義手法（ART DECO），對建筑立面進行重塑。
Design Language: Drawing from the modern historic fabric arrayed along Suzhou Creek, the fa?ade is reinterpreted through an Art Deco vocabulary, reasserting a stylistic lineage emblematic of the city’s early modern architectural identity.
設計策略：延續(xù)蘇州河沿岸歷史建筑群的豎向立面線條節(jié)奏，并融入紅磚、圓拱等體現(xiàn)外灘近代建筑特征的經(jīng)典元素，通過層層遞進的裝飾線條重新勾勒出建筑挺拔而優(yōu)雅的輪廓。這既是對海派文脈的致敬，也是對“煤氣包”工業(yè)記憶的一種抽象化、藝術化的當代轉(zhuǎn)譯，讓歷史在新的功能體中得以延續(xù)和升華。
Design Strategy: The scheme perpetuates the vertical fa?ade rhythm of the historic Suzhou Creek frontage while integrating typological motifs associated with the modern architectural corpus of the Bund, such as red brick masonry and arcuated openings. The building’s tall, poised silhouette is recalibrated through layered ornamental delineations. This methodology not only reinforces continuity with Shanghai’s heritage context but also advances an abstracted, contemporary reframing of the “gas holder” industrial palimpsest, allowing historical meaning to endure and evolve within a renewed functional paradigm.
03品質(zhì)標桿：重新定義保障性租賃住房的無限可能
QUALITY BENCHMARK：
REIMAGINING THE BOUNDLESS POTENTIAL OF PUBLIC RENTAL HOUSING
蘇河美欣公寓徹底打破了人們對“保障房”的傳統(tǒng)認知，它旨在為核心城區(qū)提供一種世界級濱水人居的新范式。
Meixin Maison fundamentally redefines conventional expectations of “public rental housing,” positioning itself as a new paradigm for world-class waterfront habitation within the metropolitan core area.
垂直社區(qū)的理念：以城市更新為背景，寫字樓在向居住功能轉(zhuǎn)化的同時將兼顧未來居住人群完整生活鏈的配套。蘇河美欣在概念策劃階段就提出了“濱水垂直社區(qū)”的理念，將裙樓與樓頂作為與公寓相匹配的商業(yè)功能，補充歷史街區(qū)中所缺少的社交型、便利型生活設施，塑造面向未來的生活方式。
Concept of Vertical Community: Within the broader trajectory of urban renewal, the office-to-residential conversion also incorporates amenities that support the full life cycle of future occupants. In the conceptual planning phase, Meixin Maison advanced the notion of a “waterfront vertical community,” allocating the podium and roof to commercial programs calibrated to the apartments. This framework supplements the social and daily-life infrastructures absent in the historic district of Shanghai and articulates a forward-looking urban living paradigm.
極致景觀最大化：設計團隊對立面進行了悉心推敲，確保了幾乎所有住戶的客廳與臥室都能擁有一面完整的“上海城市背景墻”——窗外是流淌的蘇州河與璀璨的陸家嘴天際線。四個轉(zhuǎn)角戶型更是提供了接近180度的全景視野，創(chuàng)造了周邊區(qū)域中鮮有的高品質(zhì)居住體驗。
Maximizing Panoramic Views: The design team meticulously calibrated the fa?ade articulation to secure for nearly all units a full “Shanghai urban prospect”—with Suzhou Creek in the foreground and the luminous skyline of Lujiazui beyond. The four corner residences command nearly 180-degree panoramic apertures, establishing a high-caliber living environment seldom attainable within the surrounding urban fabric.
回應現(xiàn)代生活方式：項目精準洞察了由現(xiàn)代服務業(yè)衍生出的異地駐場、城市旅居、居家辦公等新需求。緊湊型的長租產(chǎn)品不僅滿足了基本居住，更成為一種以城市為背景的沉浸式社交場景，深受商務人士、創(chuàng)意博主等群體的青睞。
Responding to Modern Lifestyles: The project precisely engages emerging spatial demands shaped by contemporary service-sector modes—multi-site co-working, transient urban residency, and hybrid work-from-home patterns. Compact long-term rental typologies not only satisfy foundational living requirements but also operate as immersive social milieus with the city as experiential backdrop, increasingly resonant with business professionals, creative practitioners, and related user groups.
綠色與舒適兼顧：通過立面用材的優(yōu)化升級，建筑的整體保溫隔熱與隔聲性能得到極大提升，有效降低了日常能耗，為住戶創(chuàng)造了靜謐、舒適且可持續(xù)的高品質(zhì)居住環(huán)境。
Balancing Green and Comfort: Through targeted enhancement of the fa?ade envelope—including upgraded material assemblies and improved U-value performance—the building’s thermal and acoustic metrics are markedly elevated, reducing operational energy demand while delivering a quiet, comfortable, and environmentally resilient residential environment.
04價值引領：從建筑改造到片區(qū)能級的全面提升
UNLEASHING VALITY OF THE DISTRICT：
ELEVATING FROM ARCHITECTURAL TRANSFORMATION TO HOLISTIC DISTRICT REVITALIZATION
蘇河美欣項目的意義，遠超越一棟建筑的煥新，它代表了一種城市更新范式的轉(zhuǎn)變：從單體改造邁向片區(qū)資源的整合與區(qū)域價值的整體提升。
The significance of the Meixin Maison project extends well beyond the transformation of a single structure; it signals a paradigmatic shift in urban renewal—from isolated building-level interventions toward the integrated mobilization of district-scale resources and the holistic elevation of regional value within Shanghai.
整合資源，重塑片區(qū)功能：項目通過設計，將百年工業(yè)歷史、蘇州河自然景觀與外灘都市風貌三重核心資源無縫鏈接，推動了片區(qū)從功能單一的辦公區(qū)，向融合歷史、文化、居住與休閑的 “國際型水岸綜合片區(qū)” 轉(zhuǎn)型。
Integrating Resources and Reshaping District Functions: Through calibrated spatial strategy, the project seamlessly interweaves three core assets—a century of industrial heritage, the riparian landscape of Suzhou Creek, and the metropolitan architectural milieu—to catalyze the district’s evolution from a mono-functional office enclave into an “international waterfront composite district” integrating history, culture, habitation, and leisure.
精準賦能，促進職住平衡：作為核心區(qū)的品質(zhì)住區(qū)，它直接服務于周邊產(chǎn)業(yè)，成為吸引并留住高端人才的“磁石”，有效緩解了區(qū)域職住分離的痛點，將“產(chǎn)業(yè)高地”升級為 “產(chǎn)城人融合的活力社區(qū)”。
Precise Empowerment and Promoting Job-Housing Balance: As a high-quality residential enclave in the core district, the project directly interfaces with adjacent industries, functioning as a “magnet” for attracting and retaining high-end talent. It substantively mitigates the regional challenge of job–housing disequilibrium and advances the shift from an “industrial highland” to a “vibrant community integrating industry, city, and people” within Shanghai.
示范路徑，引領可持續(xù)更新：美欣大廈自身跨越百年的功能變遷，生動詮釋了城市空間應隨發(fā)展而持續(xù)演進的理念。其成功的改造方案，為大量城市核心區(qū)存量資產(chǎn)提供了一個可復制、可推廣的標桿范本，引領城市更新從“大拆大建”走向“可持續(xù)的有機更新”。
Demonstrating Paths and Leading Sustainable Renewal: The century-long functional evolution of Meixin Maison vividly affirms that urban space must adapt in tandem with socio-economic development. Its successful transformation offers a replicable, scalable precedent for extensive existing assets in core urban districts, advancing the shift in urban renewal from “l(fā)arge-scale demolition and reconstruction” toward “sustainable, organic regeneration.”
結(jié)語Conclusion
蘇河美欣公寓，不僅僅是一個普通的改造項目，它是一個關于城市如何向前發(fā)展的宣言。它證明了，通過前瞻的政策、用心的設計和精準的定位，我們完全可以挖掘出存量資產(chǎn)的煥新潛力，將城市的挑戰(zhàn)轉(zhuǎn)化為進階的機遇。
Meixin Maison is not merely a routine renovation effort; it articulates a proposition for how cities can advance. It demonstrates that through anticipatory policy frameworks, rigorous design intelligence, and calibrated programmatic positioning, the renewal capacity of existing assets can be fully activated, transforming urban constraints into vectors of opportunity within Shanghai’s evolving urban milieu.
從“煤氣包”到“美欣之家”，這場跨越時空的對話，不僅點亮了上海過去的燈火，更照亮了城市未來更新的道路。
From “gas holder” to “Meixin Maison,” this dialogue across temporal and spatial strata not only rekindles the illumination of Shanghai’s industrial past but also delineates a trajectory for the city’s future modes of renewal.
1918 年由工部局頒布的市政配套圖上顯示的自來火廠所在位置
Location of the Shanghai Gas Works as shown onthe municipal infrastructure map issued by theShanghai Municipal Council in 1918
項目改造時間節(jié)點及政策背景
Timeline ofthe project's renovation and the policy background
立面材質(zhì)的組織考慮了不同觀察角度下整體性與細節(jié)呈現(xiàn)的平衡
The organization of facade materials balances integrity and detail presentation from different viewing angles.
立面的景觀最大化處理大大改善了室內(nèi)空間的舒適性
The maximization of facade views has greatly improved the comfort of indoor spaces.
以外灘與陸家嘴為客廳的背景呈現(xiàn)國際化城市生活的品質(zhì)
Taking the Bund and Lujiazui as the living room backdrop presents the quality of international urban life.
蘇河美欣的立面調(diào)整使其更好地融入外灘地區(qū)的歷史建筑環(huán)境
The facade adjustment of Meixin Maison enables it to better integrate into the historical architectural context of the Bund area.
跨越百年時空的歷史對話
A historical dialogue spanning a century.
拱圈元素的運用勾勒出大廈裙樓部分的公共性與商業(yè)氛圍
The use of arch elements outlines the public nature and commercial atmosphere of the podium part of the building.
蘇河美欣創(chuàng)造了蘇州河岸濱水宜居的新樣板
Suhe Maison has created a new model of waterfront livability along Suzhou Creek.
蘇河美欣公寓與蘇州河
Meixin Maison and Suzhou Creek.
延續(xù)蘇州河百年傳承的新坐標
A new landmark inheriting the century-old legacy of Suzhou Creek.
與蘇州河岸的美術館、親水空間遙相呼應的蘇河美欣
Meixin Maison echoes the art galleries and waterfront public spaces along Suzhou Creek from afar.
改從北京西路向北，煥然一新的面貌
Looking north from West Beijing Road, the building presents a brand-new look.
改造后的大廈立面與衍慶里倉庫建立了在立面秩序上的聯(lián)系
The renovated building facade has established a connection in facade order with Yanqingli Warehouse.
蘇河美欣大廈本身也成為蘇州河岸的又一道風景
Meixin Maison itself has become another scenic spot along Suzhou Creek.
隨著客戶的逐步入住，蘇河美欣展示了蘇州河岸以歷史人文為特征的宜居社區(qū)的巨大潛力
With the gradual occupancy of residents, Meixin Maison has demonstrated the great potential of a livable community characterized by history and culture along Suzhou Creek.
西藏路橋上的形象從原本閉塞變?yōu)橥ㄍ?/span>
The image from Xizang Road Bridge has changed from closed to transparent.
逐級收攏的火焰狀線條、拱圈與紅磚的結(jié)合構成了美欣與歷史環(huán)境對話的要素
The combination of progressively converging flame-shaped lines, arches, and red bricks constitutes the elements of Meixin's dialogue with the historical context.
項目信息：
項目名稱：上海市黃浦區(qū)美欣大廈改造
項目業(yè)主：上海申能金外灘商業(yè)管理有限公司
設計時間：2021-2024
改造完成時間：2025.08
設計單位：水石設計
項目總監(jiān)：沈禾
項目負責人：董怡嘉
概念方案：郭蕾
設計團隊：水石城市再生中心 (朱昇凡, 盛松山, 楊逸軒, 吳仲天, 褚婉茹, 楊洋, 邵丹郡, Ginestet Marc, 王志康)；水石倫敦辦公室_Atelier Lei Guo ( María Belén Iliev, Mahdi Safieddine, Yaw Kong Mak, Stela Stojic, Ho-Ping Hsia, Jen Zhen Xie)
項目攝影：朱昇凡, 楊逸軒, 盛松山, 壽幼森, 楊陽
