在城市发展的长河中，真正的更新不仅是推倒重建，更是赋予历史以新的生命，让功能追随时代的脉搏。坐落于苏州河与西藏路桥交汇处的苏河美欣公寓，正是这一理念的卓越实践。它跨越了三个世纪，从点亮上海第一盏煤气灯的“自来火房”，到矗立一时的美欣大厦写字楼，再到如今焕新为首轮“商改住”的保障性租赁住房，完成了一场关于记忆、政策与设计的华丽蜕变。

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政策创新：破局“商改住”,激活存量资产新动能

POLICY INNOVATION：COMMERCIAL-TO-RESIDENTIAL CONVERSION

城市更新的深度，往往取决于政策创新的高度。苏河美欣项目的诞生，正得益于上海在存量时代背景下，一系列前瞻性政策的持续赋能。

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：从2018年《关于加快培育和发展住房租赁市场的实施意见》明确“非居改租”合法性，到2021年将此类项目纳入保租房体系给予支持，政策路径逐渐清晰。

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.

关键突破：2025年《关于推进商务楼宇更新提升的实施意见》的发布，允许存量低效商务楼宇在“三个不变”（主体、产证、结构）前提下兼容居住功能，为美欣大厦的转型提供了精准的政策依据和操作指南。

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.

这不仅是一次简单的功能转换，更是在上海核心区探索“职住平衡”、盘活商办资产的标杆性试点。项目成功验证了在不改变土地性质的前提下，通过功能置换提升资产价值、补充城市短板的可行性，为大量面临同样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文脉新生：设计转译历史,让记忆在当代闪耀

CONTEXTUAL REGENERATION：TRANSLATING HISTORICAL LEGACY INTO CONTEMPORARY DESIGN

每一个卓越的城市更新项目，都应是历史的对话者而非抹除者。苏河美欣项目基地承载着深厚的城市记忆——“泥城桥边的煤气包”曾是这片土地的代名词，它见证了上海的工业文明与抗战烽火。

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.

水石设计在竞赛提案中，敏锐地捕捉到这一独特的场地基因，提出了以“火焰”为核心的概念方案，巧妙呼应了场地作为上海首个自来火厂源头的历史。

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.

设计语言：从苏州河水岸近代历史建筑中汲取灵感，运用具有上海近代建筑特征的的装饰主义手法（ART DECO），对建筑立面进行重塑。

Design Language: Drawing from the modern historic fabric arrayed along Suzhou Creek, the façade is reinterpreted through an Art Deco vocabulary, reasserting a stylistic lineage emblematic of the city’s early modern architectural identity.

设计策略：延续苏州河沿岸历史建筑群的竖向立面线条节奏，并融入红砖、圆拱等体现外滩近代建筑特征的经典元素，通过层层递进的装饰线条重新勾勒出建筑挺拔而优雅的轮廓。这既是对海派文脉的致敬，也是对“煤气包”工业记忆的一种抽象化、艺术化的当代转译，让历史在新的功能体中得以延续和升华。

Design Strategy: The scheme perpetuates the vertical façade 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品质标杆：重新定义保障性租赁住房的无限可能

QUALITY BENCHMARK：

REIMAGINING THE BOUNDLESS POTENTIAL OF PUBLIC RENTAL HOUSING

苏河美欣公寓彻底打破了人们对“保障房”的传统认知，它旨在为核心城区提供一种世界级滨水人居的新范式。

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.

垂直社区的理念：以城市更新为背景，写字楼在向居住功能转化的同时将兼顾未来居住人群完整生活链的配套。苏河美欣在概念策划阶段就提出了“滨水垂直社区”的理念，将裙楼与楼顶作为与公寓相匹配的商业功能，补充历史街区中所缺少的社交型、便利型生活设施，塑造面向未来的生活方式。

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.

极致景观最大化：设计团队对立面进行了悉心推敲，确保了几乎所有住户的客厅与卧室都能拥有一面完整的“上海城市背景墙”——窗外是流淌的苏州河与璀璨的陆家嘴天际线。四个转角户型更是提供了接近180度的全景视野，创造了周边区域中鲜有的高品质居住体验。

Maximizing Panoramic Views: The design team meticulously calibrated the façade 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.

回应现代生活方式：项目精准洞察了由现代服务业衍生出的异地驻场、城市旅居、居家办公等新需求。紧凑型的长租产品不仅满足了基本居住，更成为一种以城市为背景的沉浸式社交场景，深受商务人士、创意博主等群体的青睐。

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.

绿色与舒适兼顾：通过立面用材的优化升级，建筑的整体保温隔热与隔声性能得到极大提升，有效降低了日常能耗，为住户创造了静谧、舒适且可持续的高品质居住环境。

Balancing Green and Comfort: Through targeted enhancement of the façade 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价值引领：从建筑改造到片区能级的全面提升

UNLEASHING VALITY OF THE DISTRICT：

ELEVATING FROM ARCHITECTURAL TRANSFORMATION TO HOLISTIC DISTRICT REVITALIZATION

苏河美欣项目的意义，远超越一栋建筑的焕新，它代表了一种城市更新范式的转变：从单体改造迈向片区资源的整合与区域价值的整体提升。

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.

整合资源，重塑片区功能：项目通过设计，将百年工业历史、苏州河自然景观与外滩都市风貌三重核心资源无缝链接，推动了片区从功能单一的办公区，向融合历史、文化、居住与休闲的 “国际型水岸综合片区” 转型。

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.

精准赋能，促进职住平衡：作为核心区的品质住区，它直接服务于周边产业，成为吸引并留住高端人才的“磁石”，有效缓解了区域职住分离的痛点，将“产业高地”升级为 “产城人融合的活力社区”。

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.

示范路径，引领可持续更新：美欣大厦自身跨越百年的功能变迁，生动诠释了城市空间应随发展而持续演进的理念。其成功的改造方案，为大量城市核心区存量资产提供了一个可复制、可推广的标杆范本，引领城市更新从“大拆大建”走向“可持续的有机更新”。

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 “large-scale demolition and reconstruction” toward “sustainable, organic regeneration.”

结语Conclusion

苏河美欣公寓，不仅仅是一个普通的改造项目，它是一个关于城市如何向前发展的宣言。它证明了，通过前瞻的政策、用心的设计和精准的定位，我们完全可以挖掘出存量资产的焕新潜力，将城市的挑战转化为进阶的机遇。

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.

从“煤气包”到“美欣之家”，这场跨越时空的对话，不仅点亮了上海过去的灯火，更照亮了城市未来更新的道路。

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 年由工部局颁布的市政配套图上显示的自来火厂所在位置

Location of the Shanghai Gas Works as shown onthe municipal infrastructure map issued by theShanghai Municipal Council in 1918

项目改造时间节点及政策背景

Timeline ofthe project's renovation and the policy background

立面材质的组织考虑了不同观察角度下整体性与细节呈现的平衡

The organization of facade materials balances integrity and detail presentation from different viewing angles.

立面的景观最大化处理大大改善了室内空间的舒适性

The maximization of facade views has greatly improved the comfort of indoor spaces.

以外滩与陆家嘴为客厅的背景呈现国际化城市生活的品质

Taking the Bund and Lujiazui as the living room backdrop presents the quality of international urban life.

苏河美欣的立面调整使其更好地融入外滩地区的历史建筑环境

The facade adjustment of Meixin Maison enables it to better integrate into the historical architectural context of the Bund area.

跨越百年时空的历史对话

A historical dialogue spanning a century.

拱圈元素的运用勾勒出大厦裙楼部分的公共性与商业氛围

The use of arch elements outlines the public nature and commercial atmosphere of the podium part of the building.

苏河美欣创造了苏州河岸滨水宜居的新样板

Suhe Maison has created a new model of waterfront livability along Suzhou Creek.

苏河美欣公寓与苏州河

Meixin Maison and Suzhou Creek.

延续苏州河百年传承的新坐标

A new landmark inheriting the century-old legacy of Suzhou Creek.

与苏州河岸的美术馆、亲水空间遥相呼应的苏河美欣

Meixin Maison echoes the art galleries and waterfront public spaces along Suzhou Creek from afar.

 改从北京西路向北，焕然一新的面貌

Looking north from West Beijing Road, the building presents a brand-new look.

改造后的大厦立面与衍庆里仓库建立了在立面秩序上的联系

The renovated building facade has established a connection in facade order with Yanqingli Warehouse.

苏河美欣大厦本身也成为苏州河岸的又一道风景

Meixin Maison itself has become another scenic spot along Suzhou Creek.

随着客户的逐步入住，苏河美欣展示了苏州河岸以历史人文为特征的宜居社区的巨大潜力

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.

西藏路桥上的形象从原本闭塞变为通透

The image from Xizang Road Bridge has changed from closed to transparent.

逐级收拢的火焰状线条、拱圈与红砖的结合构成了美欣与历史环境对话的要素

The combination of progressively converging flame-shaped lines, arches, and red bricks constitutes the elements of Meixin's dialogue with the historical context.

项目信息：

项目名称：上海市黄浦区美欣大厦改造

项目业主：上海申能金外滩商业管理有限公司

设计时间：2021-2024

改造完成时间：2025.08

设计单位：水石设计

项目总监：沈禾

项目负责人：董怡嘉

概念方案：郭蕾

设计团队：水石城市再生中心 (朱昇凡, 盛松山, 杨逸轩, 吴仲天, 褚婉茹, 杨洋, 邵丹郡, Ginestet Marc, 王志康)；水石伦敦办公室_Atelier Lei Guo ( María Belén Iliev, Mahdi Safieddine,  Yaw Kong Mak, Stela Stojic, Ho-Ping Hsia, Jen Zhen Xie)

项目摄影：朱昇凡, 杨逸轩, 盛松山, 寿幼森, 杨阳