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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)
Role of Local Government: Public-sector development
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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)
Role of Local Government: Public-sector development
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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!