An Ancient Water Town Revived

The Case of Zhujiajiao, Shanghai

Zilai TANG Tongji University, Shanghai

Zhujiajiao Water Town

Zhujiajiao is an ancient water town, which is located near the west boundary of Shanghai municipality and about 50 km away from the central city of Shanghai.

Central City

Zhujiajiao Shanghai Municipality

Zhujiajiao Water Town

In the past 10 years, Zhujiajiao has witnessed significant progresses in historic conservation, tourism-based economy, land development, provision of housing and infrastructure, and environmental upgrading. Local government has played a positive role to ensure the strategy towards a competitive, inclusive and green city.

Role of Local Government

(1) The making of plans and policies to provide overall vision for Zhujiajiao. (2) The implementation of plans and policies through public-sector development in historic conservation, tourism development, provision of affordable housing and infrastructure, land development and environmental upgrading. (3) Financing of public-sector development. A special purpose vehicle, Zhujiajiao Investment & Development Co. Ltd, was set up to manage publicsector development and its financial arrangement.

Role of Local Government: Planning Framework 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: Master Plan and Development Control Plan

The central part of Zhujiajiao (9.46 sq km) is designated into three development areas, namely the ancient town (0.64 sq km), the old town (1.62 sq km) and the new town (7.20 sq km). Different development policies are designed for the three areas: historic conservation and tourism development for the ancient town; residential, commercial, culture and leisure development for the old town; civic facility and housing development for the new town.

New town

ancient town old town

Role of Local Government: Public-sector development

Historic conservation and tourism development in the ancient town Refurbishment of listed and traditional buildings, removal of unqualified buildings, provision of cultural and arts facilities. (total cost of RMB 283 millions)

Role of Local Government: Public-sector development

Environment and infrastructure: upgrading in the ancient town and the old town (total cost of RBM 370 millions) provision in the new town (total cost of RMB 1.246 billions)

Role of Local Government: Public-sector development

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

Role of Local Government: Financial Arrangement

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

Cost
Historic 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 billions Estimated income from land sales in the future: RMB 5 billions

Role of Private Sector: Investment in Market Housing and Tourism-related Facilities

Tourist hotels: 63,000 sq. m High-end market housing: 420,000 sq. m Other market housing: 700,000 sq. m Commercial development: 350,000 sq. m

Role of Academia
Consulting services town planning, architecture and landscape design, tourism development Training courses for capacity-building of local officials and professionals
Workshops and seminars to share knowledge and disseminate best practices of sustainable urban development (such as ADBTongji Urban Knowledge Hub )

Benefits for Local Community

Provision of affordable and resettlement housing Provision of public facilities (such as schools, the community hall and cultural center) Upgrading of environment and infrastructure Job opportunity generated by tourism development Income from tourism-related businesses (such as home-based hostels, restaurants, caf bars and souvenir shops owned by local residents)

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 large
mount 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.

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 tourismrelated 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 of traditional buildings, so as to improve the quality of local living and to enhance the market value of traditional buildings in tourism development.

Thank You!