Designing Continuity: Architecture, Urban Experience, and Materiality at Xintiandi DONGTAILI

Shanghai Xintiandi stands as a landmark of urban regeneration and commercial vitality, embodying the ongoing dialogue between historical continuity and contemporary life. Within this iconic district, the Xintiandi DONGTAILI represents the latest commercial intervention of Kokaistudios.

Defined by a GRC cementitious façade with rich tactile textures, the architecture subtly references the traditional plastered surfaces characteristic of the area. Through this material and spatial strategy, the project introduces renewed commercial energy and social vibrancy, reinforcing Xintiandi as a contemporary urban destination.

In this interview, we speak with Pietro Peyron, Associate Partner and Architecture Design Director at Kokaistudios, the lead architect of this project, who unpacks its full journey from vision to realization and shares the multidimensional considerations that shaped its final form.

3. Dongtai Road holds strong cultural and personal significance for many locals. This site is also tied to my own childhood memories. Your architecture design not only introduces new commercial functions but also evokes a sense of familiarity. How did you balance renewal with cultural memory/history? What design elements/details reflect your respect for historical authenticity and emotional continuity?

KKS: As residents of Shanghai for over 20 years, we also had direct experience and cherished memories of the old Dongtai Rd, its antiques market, its scale, its residents and atmosphere.  We were aware of its strong historical and emotional significance, and respecting this legacy was central to our approach. Renewal was understood as continuity rather than replacement. This is expressed both in the new architecture and in the adaptive reuse of two important historic buildings: the former Bile School and the Zhang Taiyan former residence.

Immagine

^{The project was developed on the site of the former Dongtai Road Antique Market.} 

Immagine

^{Now the project anchors the Pacific Xintiandi complex comprising a 250m signature office tower, two 100m office towers, and the DONGTAILI retail district.} 

These structures were carefully preserved and integrated into the commercial masterplan, remaining active parts of daily urban life rather than isolated artifacts. They anchor the project in real history and provide a tangible connection to the site’s cultural layers.

In the new podium, familiarity is conveyed through scale, rhythm, and material sensibility rather than literal imitation. Contemporary GRC façade elements reinterpret traditional Shanghai plaster with subtle texture and depth, balancing modern construction with a tactile, human quality.

4. Kokaistudios has delivered numerous commercial and office projects across China. How do you define sustainable design today—beyond materials and energy use? What specific sustainability measures were adopted in this project?

KKS: At Kokaistudios, sustainability is defined by longevity—cultural, spatial, and functional—rather than by technical performance alone. A sustainable commercial building must remain adaptable to changing retail models while retaining identity and relevance.

At Xintiandi DONGTAILI, this approach informed both planning and design. Flexible floorplates, generous public circulation, and adaptable retail units allow the podium to evolve without major structural intervention. The integration and continued use of historic buildings further reinforces sustainability by extending the life of existing resources and embedding cultural value.

Immagine

Immagine

^{Two historic structures, former Zhang Taiyan residence(left) and the Bile School(right), were carefully relocated, preserved, and restored within the site.}

Environmental strategies such as daylight optimization and reduced reliance on fully enclosed, mechanically intensive spaces support operational efficiency. Ultimately, by creating a place that people value and use daily, the project encourages long-term care and reuse—an essential but often overlooked dimension of sustainable design.

5. Rapid urban renewal in China has led to increasing uniformity in architectural form and spatial experience across cities. How does Kokaistudios approach this challenge? How can architects preserve local identity amid standardized design practices? What design concept do you/Kokaistudios use to move beyond formulaic, repetitive solutions?

KKS: The increasing uniformity of commercial architecture often results from standardized solutions applied without sufficient regard for context. At Kokaistudios, site specificity is fundamental to our practice. Every project begins with a close reading of its physical, cultural, and social conditions, which directly shape the design.
At Xintiandi DONGTAILI, local identity is expressed through spatial logic, scale, and atmosphere rather than iconic form. The architecture responds to Shanghai and to Xintiandi in particular, prioritizing human experience and continuity with the surrounding urban fabric.
The materiality itself, the use of precast GRC panels used for exterior and interior facades, functions as a contextual tool rather than a stylistic gesture, allowing contemporary construction to echo the softness and craft of traditional plaster. By grounding each project in its specific place, we move beyond formulaic solutions and create architecture that feels authentic and irreproducible.

Immagine

Immagine

^{The textured GRC façade elements, made with AALBORG WHITE cement and produced by Jiangsu Huiquan Precast, draws inspiration from the architectural history of this area.}

For a deeper exploration of the GRC façade made with Aalborg White at the Xintiandi Dongtaili project, read our earlier article.