1. Project Overview
The Workers' Teahouse is in the Kangning Garden residential estate, north of Xialu Avenue and west of Fazhan Avenue. It was converted from an idle warehouse of the former No. 1 Company of China MCC 15 (the "15th Metallurgical") and covers about 10 mu, with 2,500 square metres of buildings and 4,500 square metres of outdoor leisure space. It opened on 3 March 2026, the Lantern Festival. The project combines a retro workers' teahouse with a community "Happiness Canteen": it carries the memory of industrial history, serves residents as a public space, and is a distinctive example of redeveloping inefficient land through government–enterprise cooperation and market operation. Using a "micro-renovation + government–enterprise–community" model, it revived 10 mu of idle industrial warehouse, created the mixed "teahouse + canteen" space and created more than 40 local jobs.
2. Redevelopment Entity and Model
(1) Why redevelopment was needed
The site adjoins the Kangning residential community. The warehouse was once important to local industry, but after industrial restructuring its storage function moved away. The building lost its original use and stood empty for a long time, producing no economic or social value and failing to meet the daily service needs of the surrounding community, wasting land.
(2) Redevelopment entity
The project was built jointly by the Xinxialu Subdistrict Office of Xialu District and Huangshi Zuolin Youshe Teahouse Services Co., Ltd. The subdistrict office coordinates the project; the company is responsible for the business concept, daily operation and meals for the canteen.
(3) Redevelopment model
The project combines "government coordination + market operation + community service" with a "light-asset, micro-operation" approach and the idea of "community micro-tourism". Rather than large investment in hardware, it creates value mainly through the business concept, cultural content and better services, drawing on Huangshi's industrial heritage. The vacant warehouse became a public space combining a retro teahouse and a community canteen, revitalizing inefficient industrial land in three ways — "culture + livelihoods + elderly care" — while improving land efficiency, continuing industrial heritage and improving community services.
3. Results of the Redevelopment
(1) Better land layout and more diverse functions
Inefficient industrial warehouse land was converted into mixed land for "cultural experience + community services + meal assistance for older people", filling a gap in leisure and daily services around Kangning and complementing residential and public service land. The building's steel structure and brick walls were retained while the interior was reconfigured into a canteen, a nostalgic dining area, a tea and rest area, an industrial culture exhibition area and a small theatre, turning a single-use industrial building into a mixed community service space.
(2) Reviving an idle asset with economic and employment benefits
The building, empty for years, now generates ongoing value through rent and operating income. More than 40 jobs — in catering, cleaning, operations management and event planning — have been created, with priority given to local residents and laid-off workers, raising incomes close to home and fostering small-scale economic activity.
(3) Filling public service gaps and improving quality of life
The teahouse provides affordable meal assistance and group meals for older and low-income residents, as well as affordable tea, rest and cultural activities — a "good-life space on the doorstep". Community parking was also improved, with new convenience parking spaces easing parking problems for the estate and visitors and filling gaps in services for the old estate, greatly increasing residents' satisfaction.
(4) Continuing industrial heritage and creating a new city landmark
By weaving in Huangshi's industrial culture, the old warehouse has become a new landmark for Kangning and a new calling card for Xialu's industrial heritage. The project combines four things — reviving idle assets, continuing history and culture, upgrading community services and market operation — and, as a small-scale urban renewal practice, brings new vitality to the old industrial district's shift from a "rust belt" to a "living belt" and "cultural belt".
4. Key Practices
(1) Converting land use precisely to meet residents' needs
On condition of complying with planning and fire safety, and given the site's location amid housing, a five-year transition policy was applied under which the land continues to be used under its original use and type of land right. The empty warehouse was converted for community-service commercial use (including meal assistance for older people), matching residents' leisure, consumption and cultural needs. The subdistrict office held several rounds of negotiation with MCC 15 and kept the company as the original land rights holder while converting the warehouse. This filled gaps in community services and fundamentally avoided the property disputes common in redevelopment, benefiting all parties.
(2) Linking with renovation of the old housing estate
Kangning Garden was built as housing for MCC 15 workers. Renovation of the warehouse was combined with renovation of the old estate, making the teahouse and canteen an important public facility within the estate renewal, addressing older residents' needs for meals and leisure. Alongside the warehouse conversion, circulation in and around the estate was improved and parking added, so that the results of redeveloping inefficient land and renovating the old estate reinforced each other — reviving industrial land while filling the estate's gap in meal services for older people and improving the area as a whole.
(3) New uses for an old factory, balancing heritage and development
The design rejected large-scale demolition in favour of "micro-renovation and refined upgrading". Rather than simply "repairing old as old", it drew on Xialu's history as an old industrial base, weaving elements of local enterprises — MCC 15, the Hubei Tractor Factory and the Huangshi Textile Machinery Factory — into every corner of the space. The steel frame and weathered brick walls were kept, along with red industrial slogans, paired with a new motto promising "endless tea, full bellies and warm hearts", blending industrial austerity with neighbourly warmth. Inside, exposed steel trusses under the high roof and thick timber columns recreate industrial aesthetics, while red ribbons, worker–peasant–soldier posters and old square tables evoke industrial memory. A loft "Model Workers' Home" recreates 1970s–80s domestic life with old sofas, sewing machines and black-and-white televisions, and themed spaces such as the Kangning Theatre and Heping Video Hall make industrial heritage the core of the space, letting residents and visitors experience history and strengthen cultural identity.
(4) Government, enterprise and community working together
A three-way "government + operator + community" mechanism set out each party's responsibilities according to the project's needs. The subdistrict office coordinates the whole and paid for most of the hard renovation; the operator handled interior design and fit-out; and the community gathered residents' views and matched needs. This "light-asset, micro-operation" model brings the government more than CNY 100,000 a year in rent, lowers the operator's development and running costs and increases its willingness to take part, forming a strong combined effort that ties redevelopment of inefficient land closely to better livelihoods and community building.
5. Policy Lessons
Huangshi's Kangning Garden Workers' Teahouse explored a new model for redeveloping inefficient land. Making full use of the five-year transition policy for upgrading industrial projects and a three-way "government + operator + community" mechanism, it combined "industrial heritage with everyday needs", converting inefficient warehouse land into community-service commercial land with meal assistance for older people and giving old space a mixed "culture + livelihoods + elderly care" function. By retaining the original rights holder, it avoided property disputes, offering a low-cost model for dealing with tenure. It also drove improvements to the old estate's facilities, linking development across the area and improving community and elderly services — combining the revival of idle assets, the continuation of heritage, better community services and market operation. It offers a low-cost, replicable example for old industrial cities seeking to revive existing inefficient industrial land and fill gaps in public services.
Show original Chinese text （中文原文）
黄石市“工友茶馆+幸福食堂”功能提升
一、基本情况工友茶馆项目位于下陆大道以北、发展大道以西的康宁园小区内，由原十五冶一公司闲置仓库改造而成，总占地约10 亩，其中建筑面积 2500 平方米、户外休闲区域 4500 平方米，于 2026 年 3 月 3 日元宵节正式开业，项目创新融合复古工友茶馆+社区幸福食堂的双重功能，既是工业历史文化记忆的传承载体，也是服务社区居民的综合性公共空间，更是政企协同、市场化运营的低效用地再开发特色典范。采用“微改造+政企社联动”模式，盘活 10 亩闲置工业仓库，打造“工友茶馆+幸福食堂”复合空间，创造 40 余个本地就业岗位。
二、改造主体和改造模式
（一）亟需改造的原因本项目紧邻康宁社区居民聚居区，原十五冶仓库曾是区域工业发展的重要载体，后因产业结构调整，原有仓储功能外迁，厂房失去原有使用价值，长期处于空置状态，未产生经济与社会价值，同时与周边社区居民的生活服务需求严重不匹配，造成土地资源闲置浪费。
（二）改造主体下陆区新下陆街道办与黄石市左邻右舍茶馆服务有限公司合作共建。其中下陆区新下陆街道办为统筹协调主体，黄石市左邻右舍茶馆服务有限公司负责业态打造、日常运营及幸福食堂餐食供应。
（三）改造模式项目采用“政府统筹+市场运作+社区服务”相融合的改造模式，秉持“轻资产、微运营”理念，引入“社区微旅游”概念。不进行大规模硬件投入，重点通过业态打造、文化植入、服务升级激活土地价值，深度挖掘黄石工业文化底蕴，将原十五冶一公司空置仓库改造为融合复古工友茶馆与社区幸福食堂双重功能的综合性公共空间，实现低效工业用地的“文化+民生+养老”三重活化，兼顾土地利用效率提升、工业文脉传承与社区服务完善。
三、低效用地再开发取得的成效
（一）优化用地布局，实现空间功能多元升级。
将低效工业仓储用地改造为“文化体验+社区服务+养老助餐”复合用地，填补了康宁社区周边休闲消费、民生服务的空间空白，实现工业用地与居住用地、公共服务用地的功能互补；在保留厂房原有钢结构、砖墙等工业肌理的基础上，对内部空间进行功能重构，打造幸福食堂区、怀旧餐饮区、休闲茶歇区、工业文化体验区、小型剧场等多元空间，让单一工业建筑转变为复合型民生服务空间，土地利用效益实现质的提升。
（二）盘活闲置资产，实现经济与就业双重效益。
让多年空置的厂房重新产生持续经济价值，通过茶馆运营产生土地与建筑的租金、经营收益，同时有效带动就业促进社区和谐，项目整体运营阶段创造了餐饮服务、保洁、运营管理、文化活动策划等各类就业岗位 40 余个，优先吸纳周边社区居民、下岗职工就业，实现就近增收，为地方培育小微经济增长点。
（三）补齐公共服务短板，完善配套设施提升生活品质一方面茶馆提供平价助餐、社区团餐等服务，精准匹配周边老年居民、低收入群体的就餐需求，同时提供平价茶饮、休闲休憩、文化活动等服务，真正实现了“家门口的美好生活空间”定位；另一方面完善社区停车配套设施，规划建设便民停车区域，增设停车泊位，有效缓解康宁园小区及游客停车难问题，同步补齐老旧小区服务配套短板，大幅提升社区居民的幸福感与满意度。
（四）传承工业文脉，打造城市新名片实现多重融合深入融合黄石工业文化元素，让老工业仓库蜕变为康宁社区的新地标、下陆区的工业文化新名片。康宁园工友茶馆的打造，实现了闲置低效资产盘活、历史文化传承、社区服务升级、市场化运营的四重融合，以城市更新的微实践，为老工业城区实现“工业锈带”向“生活秀带”“文化秀带”转型注入新活力，推动社区建设与区域发展迈向新台阶。
四、主要做法
（一）紧扣民生多元需求，实现土地功能精准转换在符合规划及消防安全的前提下，结合地块周边社区聚居的区位特点，实行继续按原用途和土地权利类型使用土地为期 5 年的过渡期政策，利用空置厂房仓库转型升级发展社区服务型商业用地（融合养老助餐），精准匹配居民的休闲、消费、文化需求；街办主动与十五冶开展多轮协商，保留十五冶原土地权利人不变，对闲置仓库进行改造利用，既补齐社区民生服务短板、提升居民生活质量，又从根源上避免了低效用地再开发中常见的产权矛盾纠纷问题，实现多方共赢。
（二）联动老旧小区改造，实现片区配套提质增效项目依托康宁园十五冶职工配套小区的区位特点，将低效仓库改造与康宁园老旧小区改造工作相结合，把工友茶馆（融合幸福食堂）项目打造为老旧小区改造的重要民生配套工程，精准对接老旧小区居民尤其是老年群体的就餐、休闲需求。在厂房改造、打造幸福食堂和复古茶馆的同时，统筹优化小区及周边交通动线、完善停车设施配套，让低效用地再开发成果与老旧小区改造成效相互叠加，既盘活了低效工业用地，又通过幸福食堂补齐老旧小区养老助餐短板，全面提升了老旧小区的居住环境和服务水平，实现片区整体发展提质增效。
（三）老厂新“改”，实现文脉与开发双赢项目在方案设计中摒弃大拆大建模式，以“微改造、精提升”的城市更新理念，对仓库进行功能性重塑，并非简单“修旧如旧”，而是深入挖掘下陆区作为老工业基地的历史底蕴，将十五冶、湖北拖拉机厂、黄石纺织机械厂等本土企业元素融入空间设计的各个角落。在保留建筑原有钢结构、斑驳砖墙等工业肌理的基础上，保留“改造思想、指导实践”等红色工业标语，搭配“茶管够、饭管饱、心管暖”的民生口号，让工业冷峻与市井温情相融；内部挑高屋顶的裸露钢架、粗大木质立柱还原工业空间美学，红色绸带、工农兵宣传画、老式四方桌等物件唤醒工业记忆；阁楼打造的“先进职工之家”，以老式沙发、缝纫机、黑白电视机等老物件复刻 20 世纪 70、80 年代生活场景；设置康宁剧场、和平录像厅等主题空间，让工业文脉成为空间的核心底色，让居民与游客在体验中触摸历史温度、增强文化认同。
（四）政企社三方联动，构建多元协同格局建立“政府+运营企业+社区”的三方联动机制，明确各方职责，充分考虑项目实际需要，街道办负责整体统筹，承担大部分硬装工程建设，运营企业负责软装设计与打造，社区负责民意收集与需求对接，这种“轻资产，微运营”模式，不仅给政府每年带来十几万元的租金收益，同时降低企业开发运营的成本，提升企业参与项目的积极性，形成低效用地再开发的强大合力，让低效用地再开发与民生改善、社区建设深度融合，保障项目从改造到运营的全流程顺畅推进。
五、政策经验黄石市探索的康宁园工友茶馆项目低效用地再开发新模式，通过充分运用工业项目转型升级 5 年过渡期政策，采取“政府+运营企业+社区”的三方联动机制，把“工业遗产与日常刚需”相结合，将低效仓储用地精准转换为融合养老助餐的社区服务型商业用地，为旧空间赋予“文化+民生+养老”复合功能，高效激活低效工业用地价值。该模式通过保留原权利人身份，破解产权纠纷难题，为低效用地再开发提供了低成本的权属处理范本；同时带动老旧小区配套升级，实现片区联动发展，优化了社区民生与养老服务环境，实现了闲置资产盘活、历史文化传承、社区服务升级、市场化运营的四重融合，为老工业城市盘活存量低效工业用地、补齐公共服务短板，提供了低成本可复制的实践范本。