an ancient water town revived: the case of zhujiajiao, shanghai

8/3/2019 An Ancient Water Town Revived: The Case of Zhujiajiao, Shanghai

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An Ancient Water Town RevivedThe Case of Zhujiajiao, Shanghai

Zilai TANGTongji University, Shanghai


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Zhujiajiao Water Town

Zhujiajiao is an ancient water town,which is located near the westboundary of Shanghai municipality

and about 50 km away from thecentral city of Shanghai.Central City

Shanghai Municipality

Zhujiajiao


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Zhujiajiao Water Town

In the past 10 years, Zhujiajiao haswitnessed significant progresses inhistoric conservation, tourism-basedeconomy, land development,

provision of housing andinfrastructure, and environmentalupgrading.

Local government has played a

positive role to ensure the strategytowards a competitive, inclusive andgreen city.


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Role of Local Government

(1) The making of plans and policies to provide overallvision for Zhujiajiao.(2)The implementation of plans and policies through

public-sector development in historic conservation,

tourism development, provision of affordable housing andinfrastructure, land development and environmentalupgrading.

(3)Financingof public-sector development.

A special purpose vehicle, Zhujiajiao Investment &Development Co. Ltd, was set up to manage public-sector development and its financial arrangement.


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Qingpu District Regional Framework Plan

Master Plan Qingpu District New Town

Zhujiajiao Town Centre Framework Plan

Regulatory Plan

Historic District Preservation Plan

Transport and Infrastructure Plan

Urban Design of Key Areas

(Dadian Lake, Xiangningbing Rd. etc.)

Role of Local Government: Planning Framework


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The central part of Zhujiajiao (9.46 sq km)is designated into three developmentareas, namely the ancient town (0.64 sqkm), the old town (1.62 sq km) and thenew town (7.20 sq km).

Different development policies aredesigned for the three areas:historic conservation and tourismdevelopment for the ancient town;

residential, commercial, culture andleisure development for the old town;civic facility and housing development forthe new town.

Role of Local Government:

Master Plan and Development Control Plan

ancient

town old town

New town


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Role of Local Government: Public-sector development

Historic conservation and tourismdevelopment in the ancient town

Refurbishment of listed andtraditional buildings, removal of

unqualified buildings, provision ofcultural and arts facilities.(total cost of RMB 283 millions)


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Environment and infrastructure:upgrading in the ancient town and theold town (total cost of RBM 370millions)

provision in the new town (total cost

of RMB 1.246 billions)



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Land development (including purchase, compensationand reclamation) and provision of resettlement andaffordable housing in the new town(total cost of RMB 5.961 billions)



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IncomeIncome from land sales: RMB 6.08 billions (90.9%)Income form tourism development (ticket sales in the early stage), rentand others: RMB 610 millions (9.1%)Total income: RMB 6.69 billions

Role of Local Government: Financial Arrangement

CostHistoric conservation and tourism development: RMB 283 millions (3.3%)Environment and infrastructure: RMB 1.616 billions (19.0%)Land development and housing provision: RMB5.961 billions (70.2%)Bank interest: RMB 640 millions (7.5%)

Total cost: RMB 8.5 billions

Deficit at the end of 2009: RMB 1.81 billionsEstimated income from land sales in the future: RMB 5 billions


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Role of Private Sector: Investment in Market Housing

and Tourism-related FacilitiesTourist hotels:63,000 sq. mHigh-end market housing:420,000 sq. mOther market housing:700,000 sq. mCommercial development:350,000 sq. m


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Role of Academia

Consulting servicestown planning, architecture and landscapedesign, tourism development

Training courses for capacity-building oflocal officials and professionals

Workshops and seminars to shareknowledge and disseminate best practices ofsustainable urban development (such as ADB-

Tongji Urban Knowledge Hub )


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Benefits for Local Community

Provision of affordable and resettlement housingProvision of public facilities (such as schools, thecommunity hall and cultural center)Upgrading of environment and infrastructureJob opportunity generated by tourism developmentIncome from tourism-related businesses (such ashome-based hostels, restaurants, caf bars andsouvenir shops owned by local residents)


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Lessons

(1) Over-dependence of local revenue on land sales.

(2) Dominance of speculative buying in the housing market,

resulting in high vacancy in the new town.

(3) Negative impact of over-commercialization on local

residence, historic conservation and tourism development.

Challenges

(1) How to generate more revenue from tourism development

with the reduction of land sales in the future.

(2) How to control over-commercialization taking place in a largemount of private property which is owned by local residents.

(3) How to attract young people living and working in the

ancient water town when local society is getting ageing.


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Future Innovations

(1) Most importantly, to generate more revenue from tourism

development through providing more unique products (such as

cultural events, museums and home-based hostels with local

characteristics ), so as to encourage tourists to stay overnight and to

spend more.(2) To provide training programs for local residents in tourism-

related businesses to enhance their competitiveness in the labour

market.

(3) To create financial mechanism for encouraging local residents to

upgrade conditions of their traditional houses through providing

modern amenities and without damaging historic values oftraditional buildings, so as to improve the quality of local living and

to enhance the market value of traditional buildings in tourism

development.


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Thank You!

an ancient water town revived: the case of zhujiajiao, shanghai

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