Summary of Key Points
The renovation of old train stations has become a national priority for urban renewal, but it represents a significant challenge. These stations are unique due to their role in dividing cities by railway lines, complex property rights (with central state-owned enterprises managing the railways and local governments), their association with collective memories, and their inability to retain large numbers of visitors. They differ from ordinary dilapidated residential areas or industrial complexes. The article discusses various practical issues, such as conflicts between railway authorities and local governments, the balance between preservation and functionality, funding challenges, and difficulties in attracting new industries. It also examines international cases (e.g., Japan's TOD initiatives, London's King's Cross, and domestic models like Wuxi and Guangzhou) to understand the underlying logic of renovation processes, from attracting visitors to creating economically vibrant centers.
Why Are Old Train Stations Such a Difficult Challenge for Urban Renewal?
Old train stations are not ordinary buildings; their uniqueness stems from four key aspects:
1. Spatial Disruption: Railway lines (e.g., the Longhai Railway in Lintong, Xi'an) divide cities, leading to uneven development between north and south or east and west. This issue cannot be resolved with minor repairs; instead, thorough reconstruction is needed.
2. Complex Property Rights: Railway assets are owned by central state-owned enterprises, while the surrounding land is under local government control, creating barriers that are difficult to overcome. For example, in Wuxi, it took multiple rounds of negotiations with the Shanghai Railway Bureau to resolve property rights issues through a land exchange and property reconstruction plan.
3. Emotional Value: These stations hold significant emotional value for many people, representing memories of travel and reunions. However, their legal protection status is often unclear, making demolition or preservation problematic.
4. Economic Challenges: Train stations attract large numbers of visitors, but these visitors do not necessarily generate significant economic activity. In China, the average travel distance by train is 380 kilometers, which means passengers are more likely to move from one place to another rather than spend time in the station. Only in central cities like Beijing and Shanghai, where travel distances are shorter (around 100 kilometers), do stations begin to serve as destinations in their own right.
What Are the Main Barriers to Renovation?
There are several major obstacles to renovating old train stations:
1. Conflicts of Interest: Railways aim to increase asset value, while local governments want to develop the surrounding areas. Wuxi addressed this by forming a joint working group and a joint venture to transform the railway station into a more valuable asset.
2. Balancing Preservation and Functionality: Old train stations, often designated as cultural relics, must balance their historical significance with modern needs. For instance, Beijing's station cannot be significantly altered due to its protected status, while Guangzhou's station faces the dilemma of accommodating large crowds without compromising its heritage.
3. Funding: Renovation requires substantial funding, which may come from government grants and policy-based loans (such as Wuxi's Urban Renewal Loans with interest subsidies). However, there are restrictions on creating new hidden debts, so self-sustaining models (e.g., using commercial rents to cover costs) are necessary.
4. Industrial Development: Simply adding a shopping mall to a train station does not necessarily boost economic activity. In many Chinese cities, long travel distances mean that passengers have little interest in spending time in the stations.
What Are Some Innovative Approaches from Abroad That Can Be Adapted?
International Examples (not directly applicable but can be adapted):
- Japan: Railways Leading TOD Development: Private railways (e.g., Toei) develop surrounding land and use the profits to support railway maintenance. Tokyo Station generates revenue by selling the development rights above the station.
- UK: Unified Management Platform: The King's Cross project in London is managed by a single entity that owns all the land, which is leased long-term rather than sold, attracting businesses like Google and creating thousands of jobs.
- France: Functional Transformation: Old train stations are repurposed for new uses. For example, the Gare d'Orsay in Paris has been transformed into a museum, and the abandoned Station F into a global incubator.
Domestic Examples That Have Been Successful:
- Wuxi: The railway exchanged its old assets for equivalent new properties, ensuring mutual benefit.
- Wuhu: An abandoned train station was revitalized through long-term leasing of railway assets, becoming a cultural and tourist attraction with daily passenger traffic exceeding 20,000 during the Spring Festival in 2025.
- Guangzhou: The old station's clock tower was preserved, and underground space was developed for industrial, commercial, and residential use.
- Shanghai: The Xin Zhuang Station has a mixed-use development on top of the operational railway line, creating a vibrant area.
What New Approaches Could Be Tried in the Future?
- Financial Innovation: Create financial closed loops by packaging assets such as parking lots, shops, and charging stations into REITs (Real Estate Investment Trusts) for sustainable funding.
- Data-Driven Operations: Use AI to analyze passenger data to recommend suitable businesses and sell anonymized information to brands.
- Collaborative Management: Establish joint ventures between railways and local governments to manage both the station and the entire area, sharing long-term benefits.
- Utilizing Underutilized Spaces: Transform abandoned railway areas into parks, sports facilities, or residential spaces for cost-effective development.
- Emotional Economy: Leverage the historical significance of old stations to create immersive experiences and connect them with surrounding historical buildings.
In Conclusion
The key to renovating old train stations lies in balancing various interests (both for railways and local governments), promoting sustainable economic development, and innovating through institutional changes. The future of these projects should combine international best practices with Chinese-specific approaches to achieve successful urban renewal.