The economics of preserving cultural landmarks

GLOBALIZATION has begun to transform modern cities into

replicas of each other, but it has also pushed many of them to

affirm their uniqueness by preserving centuries-old buildings

and structures.

But not in Manila where remnants of the past are constantly

threatened by decay, ignorance and government neglect.

With little or no incentives to save their properties, many

owners have begun to yield to real estate developers who

readily tear down landmarks to give way to malls, condominiums

and office spaces.

Alarmed by such trends, several concerned Filipinos, led by

members of the United Architects of the Philippines, recently

held a three-day talk on ''New Uses for Old Buildings.''

Among the topics discussed were ways of preserving cultural

landmarks, the economics of building preservation and

government plans for Quiapo, Malate and Roxas Boulevard.

Speakers included anthropologist Fernando Zialcita, architects

Paul Alcazaren and Mia Quimpo, economist Victor Venida, Fr.

Bobby Perez and government urban planner Roberto Amores.

Several French architects, led by Yves Jean, shared their

experiences on how they were able to transform old buildings in

Paris, Quito and Medellin into affordable yet homey dwellings.

Inquirer columnists Augusto Villalon and Bambi Harper acted as

moderators.

Ultimate guardian

Manila, once hailed as the ''Paris of the Orient,'' may be in

disarray right now, but it has to start somewhere. And the

sooner it identifies and addresses these challenges, the better.

''In all countries which value their cultural heritage,'' says Dr.

Zialcita, ''the ultimate guardian of heritage is the nation-state.''

Unfortunately, he adds, ours is a timid government that can

hardly implement visions for the public good. Why, it can't even

collect taxes properly and enforce an honest-to-goodness

zoning law.

Another challenge is finding decent homes for Filipinos who

live in slums. Ironically, there are many old but structurally

sound buildings in Metro Manila that are empty.

Finally, while we take pride in our strong family ties, Zialcita

cited certain Filipino customs that impact on heritage.

Parental property, especially houses, tends to dissolve every

third generation because Filipino kinship system ordains equal

division of inheritance. This is unlike the Chinese who usually

leave their property to the eldest son.

''Chances are,'' says Zialcita, ''that a beautiful house will be sold

by the grandchildren and the proceeds divided accordingly.''

The Ateneo-based professor proposed several strategies to lick

these problems. Among them is to link architectural heritage

with the city's need to position itself and its products

internationally.

He also suggested an inventory of landmark buildings and sites,

stating their attractive features and history. It would help to

include demographic, social and economic characteristics of

buildings and owners.

With tourism expected to lead other industries next century, it

makes sense to define cities not through steel and glass towers,

but through their old, historic buildings.

Amid their cosmopolitan ambiance, for instance, Singapore and

Kuala Lumpur have taken pains to preserve British-style

colonial buildings. Paris sets aside a huge chunk of its annual

budget for the upkeep of various landmarks.

What's more, says Zialcita, heritage buildings provide excellent

backdrops for high-end products the Philippines wants to

export.

In England, adds Venida, 19th-century houses became models

for many business enterprises trying to peddle images of an

aristocratic English lifestyle.

Investors open an office in a city for various reasons. A city's

history, beauty and quality of life are attractive come-ons.

But it takes professionals from various fields to plan and

preserve a city. Developers draw out a site's potentials, says

Zialcita, while cultural heritage specialists articulate a city's

uniqueness.

He also stressed the need for government, through a heritage

commission under the NCAA, to designate particular buildings

and streets as national landmarks.

Major disincentive

Local governments, he adds, should not only concur by

passing a supportive ordinance. Their planning offices should

also have a local heritage commission to designate buildings

and streets as municipal landmarks.

Likewise, local governments should be required to develop

heritage preservation or tourism plans. To make it more

responsive, the heritage commission should include members of

concerned NGOs and the Catholic Church.

But without the cooperation of building owners, very little

would be achieved. So Zialcita suggested giving them relief on

property taxes and reductions on income taxes.

To enable owners to earn more money from their property, he

recommended the removal of rent ceilings or rent controls; the

sale of transferable development rights from the sending zone

(landmark zone) to the receiving zone (where additional space

for development can be permitted over and above the

designated limit); and the rehabilitation of selected buildings for

low-income tenants using funds for social housing.

''Property owners say that a major disincentive in improving

their properties is the ceiling on rentals,'' says Zialcita. ''Since

they can't make money to cover the repairs alone, they let

buildings rot.''

Many have converted their ancestral homes into rooms for rent

to maximize income. Houses have further deteriorated because

no particular family is accountable for their maintenance.

Zialcita admits that not all old buildings can be saved, but many

can be given new contemporary uses. A primary example is the

historic Tutuban Railroad Station which is now a mall.

Building owners within Manila's so-called university districts

were encouraged to think of new ways to use their properties.

They can, for instance, convert ground floors into bookstores,

cyber cafes and restaurants, says Fr. Perez. Upper floors can be

subdivided into rooms for boarders and bedspacers.

An ancestral house can also be a source of pride, says Zialcita.

Families can set up foundations or family corporations to

protect and maintain these landmarks.

His family's ancestral home is a shining example. It's one of the

few remaining well-maintained houses in Quiapo. The ground

floor is leased to tenants, while the second floor has been

converted to a museum and several conference rooms.

But homeowners can only do so much. Living conditions in

Quiapo, for instance, have deteriorated due to pollution,

overpopulation and lawlessness. Again, government plays an

important role in making an area livable and attractive.