Overview
The historic city of Ningbo in the coastal province of Zhejiang is an example of a city working to resolve the inherent conflicts between rapid urbanization and the conservation of cultural heritage. With a credit from the International Development Association (IDA), Ningbo has widened and improved major streets and upgraded basic urban services while also conserving valuable cultural property in the heart of the old city.

Balancing Development and Conservation
Upgrading and new development in urban areas are the positive outcomes of economic growth. They raise standards of living and set the stage for continued development. However, the accompanying rise in land values and pressure for high density urbanization can lead to the destruction of historic property and disruption of the traditional urban fabric.

This loss of urban neighborhoods and historic sites was once thought to be the price of progress. However, planners now recognize that preserving the past is an essential part of creating livable, sustainable cities. Conservation of a city’s historic and cultural environment enhances the city and the quality of life for residents by:

• preserving evidence of past achievements and cultural traditions;
• protecting enjoyable areas of architectural and natural beauty; and
• creating energy for development by generating positive identity and civic pride.

Ningbo’s Context
The city of Ningbo began evolving sometime before 770 BC and contains many cultural properties from the Tang, Song, Ming, and Qing Dynasties, which give it important cultural and historic value. Today, Ningbo is the second largest city in the province, the center of a massive transportation network and producer of one-fifth of the province’s industrial output. However, by the mid 80s the historic center’s pipelines for water supply and drainage were seriously silted and blocked, the major commercial streets were deteriorated and too narrow to carry traffic adequately , and most housing had no heating, sewerage, or adequate water services.

Through the Zhejiang Multicities Development Project, the city planned and implemented a US$97.3 million urban upgrading project. US$2.3 million of these funds were used for preserving and rehabilitating important historic properties.

Planning for Conservation
Following decisions by the Municipal Government, a team of specialists began taking stock of the city’s historic property, in consultation with local communities.

A team of Chinese architectural specialists from Beijing and preservation consultants from the UK went from building to building in the project area, noting the historic, scientific and educational value of each building.

Where possible, the team suggested the realignment of roads to prevent unnecessary destruction of buildings or excessive intrusion of traffic into historic areas. Where important historic buildings lay in the path of the widened streets, plans for relocation were developed. To lessen the impact of the large roads on the historic environment, landscaping and pedestrian routes were designed as buffer zones between the busy roads and historic properties.

Adaptive Reuse
The next step in the conservation process was one of the most difficult in metropolitan areas world-wide — to find new uses for historic buildings which provide adequate income for their operation and maintenance.

One example of successful re-use in Ningbo is the Fan complex. Situated in 15^th century Ming Dynasty housing, the Fan Cultural Center is a handsome collection of shops selling antiques, books and art. In 1992 this complex was a series of dilapidated buildings and congested courtyards which housed 72 families in overcrowded and unsanitary conditions. Resettlement of the residents to more spacious housing with modern conveniences and restoration of the historic complex were completed at a cost of US$1.24 million.

Mr. Liu, the manager, says that the shops are usually 100 percent occupied and that the complex is popular because it is the only commercial building in the city providing a traditional setting for the sale of antiques and art. On sunny afternoons Mr. Liu invites the public to watch snippets of live opera and calligraphy demonstrations. He creates these special events to give the complex more visibility, create a refined atmosphere, and provide the public with enjoyable activities.

Preserving the Urban Fabric
Much of the unique character of historic cities comes from the details of their urban fabric -- the pattern of land use, the variety of architectural styles, and local activities. Because they are the sum of many interconnected parts, these cultural assets are particularly difficult to maintain when development puts pressure on age-old ways of doing things.

Conservation zones with clear boundaries and strict regulations on development are one of the most effective tools planners have to protect the scale and character of traditional neighborhoods and combat the loss of historic urban fabric. During the course of the project, the conservation zone surrounding Lake Yue became a symbol of changing attitudes in Ningbo. Lake Yue, dating from the 7^th century, is an urban oasis in the center of the old city. Much of the lake front is a jumble of historic buildings and new development, while a quarter of the shoreline is a park for open-air relaxation and recreation.

When the project began, the Ningbo City Planning Bureau intended to allow real estate companies to develop the east bank of the lake as they pleased. Even though it was designated as a conservation area, plans were being made to sweep away all existing buildings and develop high rise apartments. Over the course of the project, however, Ningbo residents’ rising standard of living created more demand for pleasant places to spend leisure time. In addition, the conservation work done by the city raised the public’s understanding and appreciation of the city’s cultural heritage. Perhaps just as importantly, the government realized that developers make higher profits in areas of scenic beauty and historic significance.

Consequently, the bureau has designated viable historic property on the lake front for restoration, and established requirements for new development using building set-backs and limits on density and height. In addition, the bureau is requiring developers to make improvements to the area, such as rebuilding the lake embankments, cleaning up the water and upgrading landscaping. The chief planner for the Bureau says their new attitude toward the developers is aptly described in the old Chinese saying,

"Let the cow eat grass, but make it work hard."

Project Outcomes
The project made improvements to roads, water, power and communications lines, street lighting, landscaping and housing. In addition, historic properties were conserved and the city’s capacity to accomplish and sustain conservation work was increased by integrating it into strategic planning and strengthening development controls. Most importantly, there is now a greater appreciation of the importance of preserving cultural heritage among city officials, the public, and private developers.

Citizen appreciation and positive comment on the conservation work have given city officials the impetus to continue and expand their policy on conservation. The project has stimulated some private groups to begin restoration projects of their own, and developers have learned from experience that their proposals are more likely to be approved if they conform with historic preservation regulations. Experiences in Ningbo show that conservation of cultural heritage can be effectively integrated with urban development to create a city that is both livable and dynamic.

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