Analytic Hierarchy Process (AHP)-Based Assessment of The

Tourism Management Perspectives 26 (2018) 67–77

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Tourism Management Perspectives

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Analytic Hierarchy Process (AHP)-based assessment of the value of non- T World Heritage Tulou: A case study of Pinghe County, Fujian Province ⁎ Hang Maa, Shanting Lib, Chung-Shing Chanc, a Harbin Institute of Technology, Shenzhen Graduate School, Shenzhen 518050, China b Shanghai W&R Group, Shanghai 200052, China c Department of Geography and Resource Management, The Chinese University of Hong Kong, Sha Tin, N.T, Hong Kong

ARTICLE INFO ABSTRACT

Keywords: China's Fujian Tulou (earthen buildings constructed dating to the 12th century) represent a valuable source of Analytic Hierarchy Process (AHP) human cultural heritage. As the Tulou have not been classified as World Heritage Sites by UNESCO, they lack Conservation and reuse financial support, receive minimal attention and face structural deterioration. The purpose of this study is to Cultural heritage explore a methodological approach to assess the value of non-World Heritage Tulou (NWHT) and provide Evaluation system grounds for the reuse of Tulou accordingly. First, building-type, planar layout and other characteristics of Pinghe Tulou NWHTs in Pinghe are reviewed. Next, an Analytic Hierarchy Process (AHP) is applied to the value evaluation of Pinghe Tulou. Then, policy recommendations for reuse and redevelopment are put forward. The findings suggest that focusing on the reuse of Tulou alone is not justifiable. Rather, funding, public participation and the continuity of community life are important factors relating to the reuse of NWHTs.

1. Introduction Educational, Scientific and Cultural Organization (UNESCO) in 2008 (and are thus referred to here as ‘World Heritage Tulous’ (Fig. 1)), there Tulous (‘earth buildings’, from the direct meaning in Chinese) are are a large number that have not received official recognition from large-scale, civilian residential buildings dating to the 12th century and UNESCO. Pinghe County has the highest concentration of these non- constructed mainly of rammed earth in a wooden framework. Today World Heritage Tulous (NWHTs) in Fujian province. they can be found scattered across the southeast of China in provinces Unlike World Heritage Tulous, the NWHTs in Pinghe County are such as Fujian, Jiangxi and Guangdong. Many are still occupied and are numerous and widely distributed, reflecting a range of geographical associated with local, aboriginal communities. As an enclosed com- relationships between the Tulous and their local communities – some of munal house with two or more stories and a double load-bearing de- which still occupy the Tulous today. Due to variation in their value for sign, i.e., rammed earth walls supported by column and tie construc- tourism, strategies for reconstruction are relatively flexible. However, a tion, the Fujian Tulous (sometimes referred to as Hakka Tulous) are number of factors have led to conservation and reconstruction efforts built to meet the needs of whole clans that lived together, while si- becoming stagnant. These include the sheer number of Pinghe Tulous, multaneously providing a sound defensive function (UNESCO, 2008). In their lack of World Heritage status and a weak local economy. Many Fujian province alone, a total of 3000 Fujian Tulou buildings have been Tulous have been neglected or in some cases, abandoned (see Fig. 2). officially recognised. These are distributed mainly in Nanjing County The intangible, informal and less recognised cultural heritage that these and Pinghe County, Zhangzhou city; Yongding County, Longyan city; sites represent could be mobilised to develop value for the communities and Huaan County, Quanzhou city. This group represents the best- that surround them (Barrère, 2016). Against this backdrop, the aim of preserved set of Tulous, with the broadest coverage, largest quantity this article is to construct a reasonable system for assessing the poten- and richest variety (UNESCO, 2008). tial value of Pinghe Tulous and thereby to supplement and refine the There are 476 Tulous in Pinghe County, Zhangzhou city, Fujian research on the protection and repurposing of NWHTs. province. Of the numerous Tulou not classified as World Heritage Sites, The International Council on Monuments and Sites (ICOMOS) has the Pinghe Tulous are the most representative. While 46 Hakka Tulous developed widely-adopted principles and standards for cultural heri- in Nanjing County, Yongding County and Huaan County were re- tage conservation practices. These principles were adopted nationwide, cognised as World Cultural Heritage Sites by the United Nations for example, in Australia through documents such as the Australia

⁎ Corresponding author. E-mail addresses: [email protected] (H. Ma), [email protected] (C.-S. Chan). https://doi.org/10.1016/j.tmp.2018.01.001 Received 2 August 2017; Received in revised form 16 January 2018; Accepted 18 January 2018 2211-9736/ © 2018 Elsevier Ltd. All rights reserved. H. Ma et al. Tourism Management Perspectives 26 (2018) 67–77

forward in recent decades (Lin, 2010). Most recently, Zhang and Luo (2017) used ROST Content Mining software to classify images of Yongding Tulous into seven major categories. These include tourism attractions, environmental tourism, history and culture, tourism facilities and services, tourism experiences, tourism promotion and the protection and evaluation of tourism resources. From the perspective of public resource management, many of these studies have argued for sustainable practices in managing Tulou sites, which would incorporate the interests of the aboriginal communities, some of whom still occupy the Tulou buildings. Li (2012) argues for communities' rights to participate in the planning, policy-making and beneﬁt sharing of Tulou tourism. Conﬂict resolution and stakeholder coordination should combine the interests of stakeholders with community-based tourism, based on a theory of participatory community planning (Lin, 2012). Such participatory practices require rhetorical

Fig. 1. Photo of Tianluokeng, Shuyang Town, Nanjing County. mechanisms to frame the Tulou resources such that community stakeholders have buy-in with the project. To date, such practices generally remain as ambitions rather than fully implemented.

2.2. Value and spatial characteristics of Tulous in China

Previous studies of Tulous in Fujian Province have mainly addressed habitation patterns, construction features and spatial and architectural characteristics in the history and evolution of Tulou construction. Tulou construction strategies and types of spatial layouts are summarised in this literature, providing historical insights into climate-adaptive architecture and the design of amalgamated dwellings (He, 2013; Hu, 2012; Li, 2013). Researchers have also discussed the history of the development of Tulous and assessed buildings' conservation values in terms of history, cultural heritage and construction technologies (Liu & Yang, 2014). Wang, Wang and Pan (2016, p. 95), for example, offer five categories into which the historic patterns of Tulou construction might Fig. 2. Photo of an abandoned Tulou. fi t: a fallout pattern, a tufted growth pattern, a ribbon growth pattern, an extended ink pattern and a centripetal growth pattern, each of which fi ICOMOS Charter for the Conservation of Places of Cultural Signi cance is based on their morphological traits. (known as the Burra Charter). Since 1979, the Burra Charter has ad- There is a strong correlation between patterns of Tulou morphology vocated a cautious approach to site protection, use and development, and the districts in which they are situated. When inspecting the pro- most importantly by minimising change to components that could be of cess of environmental adaptation across the traditional Fujian Tulou fi cultural signi cance (Australia ICOMOS, 2013). The focus of this study groups, Yang and Liu (2015) discovered a type of fuzzy binary between is informed by these recommendations and seeks to develop a method contradictory behaviours: the presence of a gestalt earthen enclosed for applying them to the protection and reuse of Pinghe Tulous. ideal, and at the same time, the deconstruction of the enclosed gestalt This study aims to develop an approach to quantitatively evaluate ideal caused by micro-changes in environmental factors on Tulou sites. the potential value of NWHTs in China through an empirical case study When selecting the site for a settlement, environmental conditions are of Pinghe County. The research objectives are three-fold. First, the deeply respected and considered at length, for example, as many Tulou paper proposes an evaluation tool for determining the multi-dimen- are oriented to water in the front with a hill in the rear. However, sional value of NWHTs in China, based on the Analytic Hierarchy because the landscape is different at each site, the layout of each Tulou Process (AHP) method. Second, it presents results from an evaluation of is unique. This diversity has led to the traditional cultural heritage as fi NWHTs in Pinghe and identi es the factors best suited to determine being characterised by ‘a variety of rich and diverse evolutions’ in their potential value. Finally, the paper abstracts from the empirical Tulou site morphology (Yang & Liu, 2015, p. 92). fi ndings to provide a set of policy recommendations and discusses other Due to this record of complex adaptations to the landscape, Tulou managerial implications for NWHT management and development. The constructions have had a high educational value for understanding study contributes theoretical knowledge for cultural heritage con- ecological protections in relation to cultural tourism (Yang & Liu, ff servation broadly and o ers practical recommendations for these 2015). The construction of any pre-modern building is shaped by the under-appreciated heritage sites in China, thereby shedding light on technology available at the time of construction, conditions in the local future reuse and development. economy and so forth. Local groups in Fujian chose adaptable archi- tectures, building houses that were comfortable to live in while si- 2. Literature review multaneously adapting to ecological conditions. The rammed earth walls characteristic of Tulous are today considered extremely efficient, 2.1. Tourism and Tulous in China economically and ecologically, as they save labour and require minimal effort to acquire the necessary raw materials. The technology of Tulou As one of the most prominent sites of historical heritage in China, a architecture thus provides a significant example of pre-modern energy number of Tulous have become tourist destinations, attracting also the conservation techniques, from which we might learn today. attention of tourism researchers (Li, 2012; Lin, 2010, 2012; Zhang & Luo, 2017). The Tulous in Fujian Province have been particularly well- 2.3. Conservation and reconstruction strategies for Fujian Tulous recognised in their tourism value. A number of principles and models for Fujian or Hakka Tulou preservation and development have been put Previous studies of Fujian Tulous illustrate the challenges associated

68 H. Ma et al. Tourism Management Perspectives 26 (2018) 67–77 with applying for World Heritage status, providing analyses of pre- a number have applied the Analytic Hierarchy Process (AHP) method in liminary protection strategies, discussions of sites' status and proposals tourism research, including demand-side evaluations of travel decision- for various protection methods (Zhang, 2010). This literature addresses making (Chen, 2006; Crouch & Ritchie, 2005), supply-side evaluations the current status of and problems with the protection of World Heri- of tourism resources and attractions (Božić & Tomić, 2016; Deng, King, tage Tulous in Fujian, proposing solutions to particular problems (Chen, & Bauer, 2002; Schmoldt, Kangas, Mendoza, & Pesonen, 2001; Tsaur & 2013; He, 2013). Some have analysed the positioning, resources, pro- Wang, 2007; Zhou, Maumbe, Deng, & Selin, 2015) and destination ducts and infrastructure for cultural heritage tourism in relation to branding and marketing (Lai & Vinh, 2013). The combination of AHP World Heritage Tulous in Fujian. Others have identified problems de- and other analytical tools, such as the fuzzy set concept, SWOT analysis riving from the tourism industry and made recommendations to or Importance-Performance Analysis, have become common in advan- strengthen regional cooperation, integrate other natural and cultural cing quantitative methods for studying tourism value (e.g., Fabac & resources with the sites, and to explore the Hakka culture in greater Zver, 2011; Han, Ma, Zhan, & Liu, 2017; Wang, Shi, et al., 2016). depth (Liang & Yuan, 2011; Xu & Huang, 2013). Indeed, a model for AHP was first introduced by Saaty (1980) as an approach to allo- developing a cultural and creative tourism industry centred on the cating the relative importance of evaluation items based on criteria of Tulous in Nanjing County has been proposed, despite their lack of different weightings (Hsu, Tsai, & Wu, 2009; Saaty, 1980). AHP sup- World Heritage status (Jiang, 2011). Neglected in this literature, ports decision-makers in understanding the complexity of a problem however, is what to do with Tulous that have not been recognised with and exercising sound judgement. It thus incorporates both objective World Heritage status. and subjective considerations. AHP comprises six phases common to all applications: (a) identifying the criteria that characterise the alter- 2.4. Energy consumption and environmental quality in Tulous natives in a decision problem and organising them into a hierarchy, (b) comparing pairwise criteria according to user preferences and obtaining One of the major attractions for Tulous is their environmental criteria weights, (c) evaluating or gathering the performance of each adaptability. Tulous, for example, provide a traditional model for nat- alternative with respect to each criterion, (d) scaling the criteria, (e) ural ventilation, which is today seen as a key solution for reducing synthesising and ranking alternatives and (f) selecting the best alter- energy use, improving thermal comfort and maintaining a healthy in- natives. AHP builds decision-making problems in hierarchies that indoor environment (Tong, Chen, Malkawi, Liu, & Freeman, 2016). The clude goals, criteria, sub-criteria and decision alternatives. Pair-wise total primary energy consumption per household in Nanjing Tulou comparisons in AHP are used to determine the relative importance of buildings is lower than that in normal rural buildings in the region (Li, different elements at each level of the hierarchy. Such comparisons can Sun, Chen, & Yang, 2012). During a field investigation of indoor en- also be used to evaluate alternatives at the lowest level of the hierarchy vironmental quality in Tulous, residents reported greater satisfaction to make the best decisions among multiple alternatives, thus trans- with their indoor thermal environment and overall indoor environ- forming subjective opinions into objective measures for the decision- mental quality than ordinary rural residents. In general, measurement maker. Considering the lack of research on value assessment of NWHTs, results of indoor thermal, luminous, acoustic environment and air this paper first uses AHP to evaluate their relative value. quality were consistent with those from the subjective perceptions of the residents (Li, You, Chen, & Yang, 2013). Additionally, the overall 3. Study area: Pinghe Tulous environmental load within the context of current environmental standards (using the Japanese Comprehensive Assessment System for 3.1. Building type and planar layout Building Environmental Efficiency) was assessed for Tulous. From this, researchers have derived practical and sustainable solutions for the There are two types of Tulou buildings in Pinghe, the unit- and preservation and restoration of Tulou complexes – both to preserve corridor-types. Inside a unit-type Tulou, a longitudinal rammed earth them as historic sites and to improve the lifestyle of today's inhabitants wall acts as the load-bearing wall, and each room unit is completely (Ueda, 2012). Taking the Zhenyang Tulous as another example, re- separate from the others. Each building has its own entrance and stairs. searchers have taken measurements of indoor environmental condi- The unit-type layout effectively resolves the conflict between the need tions, providing a useful reference for standardising reuse and devel- to house a whole clan to resist enemies and the need to ensure the opment of Tulous while maintaining and protecting their architectural privacy of each household. Longxian Lou, in the village of Huangtian, form and spatial integrity (Wang, Shi, Cai, & Jin, 2016). Jiufeng, is the most representative unit-type Tulou in Pinghe County (Fig. 4). 2.5. The application of AHP in tourism and Tulou research Inside a corridor-type Tulou is a load-bearing wooden framework. Several public staircases connect the floors, and the rooms are con- Basic principles and procedures for the conservation of heritage nected to each other via an overhanging corridor. Gongxiu Lou in the sites are established in documents such as the Burra Charter in town of Luxi is an example of corridor-type Tulou in Pinghe County Australia. Such references do not prescribe specific techniques for the (5Fig.). manner in which a heritage site should be protected, but rather allow for flexibility to suit the actual conditions and characteristics of each 3.2. Characteristics of spatial layout site. These principles and procedures can be applied to any monument, building, garden, shell midden, rock art site, road, mining or archae- Several factors affect the spatial layout of Fujian Tulous. First, ological site, or to a whole region (Australia ICOMOS, 2013), and as Fujian province boasts well-developed water systems, characterised by such are considered suitable for NWHTs. Applied in this context, a large flood peak flow, with interlinked river-valley basins and river- practitioners can adapt the Burra Charter's evaluation framework and bend valleys, high-density river networks and a beaded distribution. its criteria, and especially the first two stages in the process of planning The total combined length of the province's rivers is nearly 13 km, with and managing a cultural site (as shown in Fig. 3). a river-network density of 0.1 km/km2. Generally, the density of river To provide an applicable framework for site assessment, one networks in the upper or middle reaches is higher than that of the lower strategy is to set up criteria and quantify them in a measurement pro- reaches. cess, such as the use of criteria selection and standard of quality Second, Tulous originated during an agrarian-dominated era. As (Oikonomopoulou, Delegou, Sayas, & Moropoulou, 2016). Some re- water is the most important resource for agriculture, and waterfront searchers support the need for quantifying measurement criteria and lands are often relatively flat, fertile and arable, it is appropriate that the attributes of the heritage (e.g., Báez & Herrero, 2012). Among these, communities have traditionally made a living from farming in Fujian,

69 H. Ma et al. Tourism Management Perspectives 26 (2018) 67–77

Fig. 3. The Burra Charter process. Source: Australia ICOMOS (2013, p. 10) which has many mountains, and to build their houses near water. As a consistency with the surrounding landscape, homogeneous competition result, most villages, and thus Tulous, developed along the region's and incomplete tourism industry chains. rivers (Fig. 6). The Tulous of Pinghe County have not been listed as World Heritage Sites, as they were built later than the World Heritage Tulous and, consequently, are considered less valuable today. In these cases, re- 3.3. Flexible features of reconstruction storation efforts are subject to fewer limitations. Numerous NWHTs can be flexibly reconstructed to meet the functional requirements of dif- As World Heritage Tulous are subject to strict protections, tech- ferent areas and accommodate a range of facilities and users. For ex- nologies for the restoration of historic buildings that preserve archi- ample, Tulous that are in close proximity to outstanding natural re- tectural authenticity with minimal intervention have become the focus sources can be reconstructed as scenic spots or tourist service points; of research and practice. The use of a simple and crude ticketing system culturally significant Tulous can be reconstructed as museums or has significantly reduced the native population. With only a few Tulous themed cultural centres for demonstration and exhibition; and Tulous listed as World Heritage Sites, protected buildings are highly localised with outstanding rural resources can be reconstructed for commercial and cannot be integrated with other resources easily. As a result, it is purposes, such as accommodation, catering and themed shopping. difficult to develop diversified cultural tourism projects for World In short, the reconstruction of NWHTs, of which Pinghe County's Heritage Tulous, and restoration efforts are limited to superficial pro- Tulous are the representative, is in every respect more flexible than that tections. This has caused serious problems such as ‘hollowing’, a loss of

70 H. Ma et al. Tourism Management Perspectives 26 (2018) 67–77

of World Heritage Tulous. Therefore, Pinghe Tulous are open to comprehensive and systematic redevelopment.

3.4. Existing problems of Pinghe NWHTs

A number of problems in Pinghe County might hamper redevelopment and conservation efforts for the numerous Tulous in the region. One of the main problems is the County's underdeveloped social economy. Although Pinghe has experienced economic growth due to increased cultural tourism and agricultural industrialisation in recent years, the economy of Fujian province, as a whole, is growing at a far greater rate. A region's economic background substantially determines its capacity for resource development, not to mention its ability to at- tract talent and construct relevant infrastructure. Pinghe County's long- term economic underdevelopment will inevitably impede the development of cultural tourism in the area, resulting in a small, underdeveloped and incomplete cultural tourism industry. Another major issue is the lack of adequate public participation and an inefficient reuse policy. Participants of redevelopment projects find that the selection of appropriate operators tends to be non-transparent. Deals between private developers and the government regarding detailed arrangements and future operational requirements are almost a ‘black-box’ process. Moreover, it has been argued that the policy for the reuse and redevelopment of NWHTs is not efficient. An anonymous urban planner who had participated in one reuse project stated during an interview that ‘although the directors at the top of this reuse in- itiative had a vision that would clearly benefit the community and its history, the process was encumbered with barriers and challenges coming from the lower level agencies and institutes which were in fear Fig. 4. Structure of unit-type Tulou. of losing their interests and control of the process.’ The final challenge is to assure that communities' receptiveness to new functions is balanced with a continuity of local community life. The reuse and redevelopment of NWHTs usually creates a new tourist venue. In such cases, it will be very challenging to maintain community life as is. Whether a reuse approach keeps the original inhabitants in NWHTs is an effective way to enhance the continuity of social life still needs to be investigated.

4. Methodology

In this article, the AHP method is introduced as a basis for assessing the value of Fujian Tulous. The process of constructing this system is equivalent to determining the relative importance of the Tulous. Here, four stages in the construction of the evaluation system are described: building a framework for the system; creating judgement matrices and performing consistency tests; calculating the weights of indicators at each level; and determining the scoring factors at each indicator level Fig. 5. Photo of typical corridor-type Tulou. and allocating related scores.

4.1. Framework for evaluation system

NWHTs represent a form of cultural heritage. According to the

Fig. 6. Layout of Tulou group in Pinghe County.

71 H. Ma et al. Tourism Management Perspectives 26 (2018) 67–77

UNESCO World Heritage Convention (UNESCO World Heritage Centre, Table 2 2005), the term ‘cultural heritage’ refers to single monuments, such as Socio-demographics of the sample (n = 240). architectural works, works of monumental sculpture and painting, as Socio-demographic variable Frequency Percentage (%) well as groups of buildings and sites, considering, for example, areas including archaeological sites. This initial definition has more recently Gender Male 130 54.2 been enlarged such that it is now possible in the characterisation of Female 110 45.8 cultural heritage to also include entire territorial systems, landscapes, Total 240 100.0 Age 20 or below 50 20.8 itineraries and intangible elements of heritage. 21–30 70 29.2 Cultural value is a multidimensional aspect of the value of a heri- 31–50 90 37.5 tage, and is related to attributes such as aesthetic quality, spiritual 51–60 8 3.3 meaning, social function and historical significance (Wright & Eppink, Over 60 22 9.2 Total 240 100.0 2016). According to the Burra Charter, cultural significance should Education level Primary school or 10 4.2 fi include aesthetic, historical, scienti c, social or spiritual value for past, below present or future generations (Australia ICOMOS, 2013), all of which Junior high school 45 18.8 imply the sustainability of the heritage and site. According to these Senior high school 42 17.4 definitions, the proposed Tulou evaluation system in this study includes College 78 32.5 Graduate school or 65 27.1 three criterion layers: historical value, aesthetic value and social value. above The proposed evaluation framework is consistent with and partly based Total 240 100.0 on the Burra Charter such that the selection of criteria can be sub- Personal monthly Below 1000 12 5.0 stantiated. income (RMB) 1000–3000 36 15.0 3001–5000 48 20.0 The value distribution of NWHTs in Pinghe County, which re- – ff 5001 10,000 70 29.2 presents southern Fujian culture, o ers preliminary insights into the Over 10,000 74 30.8 relationships between indicators at various levels of the evaluation Total 240 100.0 system. This facilitates the construction of a multi-layered evaluation Occupation Student 48 20.0 framework, comprised of a target layer (A), a criterion layer (B) and an Education-related 25 10.4 employees indicator layer (C) (Table 1). The indicator layer provides a detailed Public sector 52 21.6 description of the criterion layer, enabling the information in the cri- employees terion layer to be quantitatively analysed. The criterion layers are Business employees 48 20.0 composed of historical value, aesthetic value and social value. The Service worker 45 18.8 historical value of Fujian Tulous is evaluated by three indicator layers, Housewife 12 5.0 Retired 5 2.1 including the year of construction, popularity and the aesthetic value of Others 5 2.1 structural spaces. The aesthetic value of structural spaces and the aes- Total 240 100.0 thetic value of surrounding environment together determine the aesthetic value of a Fujian Tulou. Temples and churches in many societies are built separate from homes, but a high proportion of Chinese homes, age, education level, monthly income and occupation (Table 2). particularly large clan dwellings like Tulous, incorporate an ancestral A total of 300 questionnaires were distributed in Pinghe Tulous, shrine or hall. With thick high walls like a castle, the Tulou with its with a convenience sample of 100 local residents, 150 tourists and 50 ffi large and central sacred space is also like a monastery (Lowe, 2012). government o cers from the county area, in June and July 2015. The Consequently, the social value of Fujian Tulous can be evaluated by the survey was carried out by eight trained researchers. They approached historical status and current influence of the local clan. local residents and tourists on-site, introduced them to the study and indicated that participation was confidential and voluntary. Local residents comprise the majority of Tulou users affected by Tulou re- 4.2. Process of data collection development and preservation. The government officers are the ex- ecutors of the practical reconstruction projects; they are familiar with Data collection was performed in two stages. In the first stage, a the regional circumstances, including any challenges to policy im- paper-based survey was designed using a self-administrated ques- plementations. For their part, tourists play a key role in the tourism tionnaire as the instrument. The questionnaire was written in Chinese industry around Tulous in the region. Their availability and perception and contained two parts. In part one, respondents were asked to rate the play an important role in supporting tourism operations and the re- level of importance of each component of a specific Tulou based on a 5- development of these heritage sites. Tourists' feedback is therefore point scale (1 = not at all important, 5 = very important) according to important in improving the value of tourism products and services. the AHP statements as shown in Table 1. Part two was designed to These three groups of stakeholders were surveyed separately to avoid collect respondents' socio-demographic information, including gender, any influence they might have wielded over each other. Finally, a total of 280 questionnaires were collected. From these, 40 responses were Table 1 deemed invalid and eliminated from further analysis if the respondents Framework of the system for evaluating Pinghe Tulous. provided multiple answers to single-choice questions, or if a substantial portion of questions in the survey were left unanswered. The effective A. Target layer B. Criterion layer C. Indicator layer response rate was thus 80%. A total of 240 valid questionnaires were

System for evaluating B1. Historical C11. Year of construction used for the analysis with 78 valid responses from local residents, 117

Fujian Tulous value C12. Popularity responses from tourists and 45 responses were government officers. B2. Aesthetic C21. Aesthetic value of In the second stage, the weighting of each item was determined value structural spaces using AHP. Although the importance of the evaluation items had been C22. Aesthetic value of details fi fi and decorations assessed separately using a ve-point Likert-scale in the rst stage of

C23. Aesthetic value of data collection, it was necessary to assess the relative weights of the surrounding environment items again when they were combined in the evaluation framework. B3. Social value C31. Historical status of clan Pair-wise comparisons between items were performed to determine the C . Current inﬂuence of clan 32 weight of each item.

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Following the AHP approach, thirty experts from the local govern- Next, the expert-scoring method is used to assign values to the ment, academics and professionals or experts in urban planning and judgement matrices, creating a matrix for the criterion layer against the tourism were invited to form an evaluation panel and judge the target layer and a matrix for the indicator layer against the criterion weighting of evaluation items. This included: six experts from the layer. The results are shown in the series of results in Table 4. Urban Planning Bureau of Zhangzhou City, who are responsible for the As the importance of each weighted factor is determined in large examination and approval of Tulou projects; ten experts from the re- part by comparing Tulous in southern Fujian, inconsistencies in jud- gion's design institutes, who had experience in leading and managing gement may arise, resulting in errors. It is therefore necessary to test the the reconstruction projects of Tulous; and fourteen experts from the consistency of the judgement matrices created for the risk factors in the regional and local universities and tertiary institutions, including pro- indicator layer (C) and the criterion layer (B), fessors and researchers who had conducted research on the protection λ max− n and reuse of heritage sites in China. These members were chosen for CΙ = three reasons. First, their academic credentials qualified them to eval- n1− (1) uate the importance of items from a researcher's perspective. Second, n all the members had visited at least six Tulous in Fujian Province in the 1 (CV)i λ max = ∑ previous year. Experience visiting Tulous is critical for weighting the n i1= Vi (2) evaluation items of NWHTs from a tourism perspective. Finally, the experts in local government were familiar with the current situation CI and understood the difficulties involved in the protection and reuse of CR = RI (3) NWHT resources. Such practical experience is beneficial in weighting the evaluation items from a practitioner's perspective. Two rounds of where CI is the consistency data of the judgement matrices; n is the surveys were conducted to determine the weighting of these items. order of the judgement matrices; λmax is the maximum eigenvalue of the judgement matrices; and RI is the average random consistency 5. Results and discussions index. The average random consistency index is selected according to the The stage-one survey garnered 240 valid responses. The socio-de- order of the judgement matrices, and then CR is calculated. If CR < 0.1, mographic characteristics of the respondents generally demonstrated a it meets the requirement. Otherwise, it should be adjusted until it profile of even gender distribution (54% male and 46% female). A complies with the requirement (Table 5). majority (about 67%) were in the age range between 21 and 50 and about 60% had an education level of college or above and a monthly 5.2. Calculating weights of indicators at each level income of over RMB3001. The sample included a wide distribution of occupations, with the most populous groups being students, workers in After the judgement matrices have passed consistency tests, a ma- the public sector and business employees. These respondents provided a trix-calculation formula can be used to calculate the weight of each foundation for the Tulou evaluation system. indicator in the matrix. The general form of the matrix indicated in The stage-two procedures used AHP to determine the weighting of Table 2 is abstracted as a mathematical formula, as shown below: items in the evaluation system and can be summarised as follows. First, fi ff the relative signi cance of di erent criteria were evaluated by experts, bbL11 12b 1m according to a ‘1–9’ scale process (Saaty, 1980), allowing for the con- bbLb B ==(b ) 21 22 2m struction of a judgement matrix. Second, the maximum eigenvalue of ij m× n MMOM the judgement matrix is calculated. The eigenvector of the largest ei- bbLm1 n2b mn (4) genvalue is the evaluation weight vector A. Next, a consistency test is used to decrease the subjectivity of judgement and ensure the ration- where B is the judgement matrix for the relative importance of ality of weights. When the consistency ratio (CR) is below 0.1, the weighted factors in the indicator layer; n is the number of weighted consistency of the judgement matrix is considered reasonable. Other- factors in the criterion layer; and bij is the importance of criterion bi wise, the matrix must be adjusted until the consistency is satisfactory. compared with criterion bj. Next, the weight of each indicator at each level, Ui, is calculated. The judgement matrices are normalised and the eigenvector of each 5.1. Judgement matrices and consistency tests matrix – that is, the weight vector U of the weighted factor in the criterion layer against the target layer – is calculated. Comparing indicators at a given level with those on the upper level in Table 1 yields a judgement matrix. Therefore, four judgement ma- m trices are constructed: one matrix for the criterion layer against the ∑ bij j1= target layer and three matrices for the indicator layer against the cri- ui = m m terion layer. The general forms of the judgement matrices are presented ∑∑bij i1==j1 (5) in Table 3. Each matrix can be expressed as A = (bij)m∗ n, where bij represents the weighting given to criterion Bi and criterion Bj for target m A. ∑ ui = 1 i1= (6) Table 3 General forms of judgement matrices. where U = (u1,u2, …,um) denotes the weight vector of the weighted factor in the criterion layer against the target layer; n is the number of AB1 … Bj … Bn weighted factors in the criterion layer; and bij is the importance of … … B1 b11 b1j criterion bi relative to criterion bj. ……… Similarly, the importance of each indicator layer (Ci) relative to the Bi Bi1 … Bij … Bin ………corresponding criterion layer (Bi) is obtained. The weight of each target relative to the criterion at the upper level is calculated, and the results Bm bm1 … bmj … bmn determine the framework of the system, as shown in Table 6.

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Table 4 Procedures for the formation of judgement matrices.

Results of weight-factor assignment in criterion layer

Ratio B1 Historical value B2 Aesthetic value B3 Social value

B1 Historical value 1 2 5

B2 Aesthetic value ½ 1 3

B3 Social value 1/5 1/3 1

Results of weight-factor assignment in indicator layer corresponding to Criterion B1

Ratio C11 Year of construction C12 Popularity

C11 Year of construction 1 1/3

C12 Popularity 3 1

Results of weight-factor assignment in indicator layer corresponding to Criterion B2

Ratio C21 Aesthetic value of structural C32 Aesthetic value of details and C32 Aesthetic value of surrounding spaces decorations environment

C21 Aesthetic value of structural spaces 1 3 5

C22 Aesthetic value of details and decorations 1/3 1 2

C23 Aesthetic value of surrounding environment 1/5 ½ 1

Result of weight-factor assignment in indicator layer corresponding to Criterion B3

Ratio C21 Historical status of clan C22 Current inﬂuence of clan

C31 Historical status of clan 1 2

C32 Current inﬂuence of clan ½ 1

Table 5 in a complete system for the evaluation of Tulous in southern Fujian The average random consistency index. (Table 7). Based on the evaluation system in Table 7, the functional posi- n1234567891011 tioning of a Tulou is determined by the results of the AHP evaluation.

RI 0 0 0.58 0.9 1.12 1.24 1.32 1.41 1.45 1.49 1.51 The most restrictive factor, namely the value of a given Tulou, is considered ﬁrst. Next, the architectural type and location of the Tulou are considered in order. The ﬁnal consensus on functional positioning is Table 6 obtained through comprehensive and integrated analysis. Results of calculating factor weights for criterion layer and indicator layer. Useful examples are provided by 14 Tulous in the town of Jiufeng in – B. Criterion layer Weight C. Indicator layer Weight Pinghe County (Table 8). Grade 1 Tulous with scores in the 80 100 range, including Yanqing Lou, Yongchun Lou and Longxian Lou, are the B1 Historical value 0.5701 C11 Year of construction 0.7500 most valuable, and are listed as county-level cultural units for protec- C12 Popularity 0.2500 tion. Therefore, they should be comprehensively repaired and con- B Aesthetic value 0.3207 C Aesthetic value of structural spaces 0.5701 2 21 served. However, as planar reconstruction is prohibited, Grade 1 Tulous C22 Aesthetic value of details and 0.3207 decorations can only be remodelled as Tulou museums or exhibition halls. Grade 2

C23 Aesthetic value of surrounding 0.1092 Tulous, with scores in the 60–80 range, including Jingyun Lou, Fen- environment gyuan Lou, Nanyang Lou, Renmei Lou, Shengchang Lou, Xiashui Lou B Social value 0.1092 C Historical status of clan 0.6667 3 31 and Fengxiang Lou, are also relatively valuable, but only limited re- C32 Current influence of clan 0.3333 construction is permitted: the intensive creation of sanitation spaces and large changes (e.g. for dining and residential purposes) are pro- 5.3. Determining scoring factors at each indicator level and allocating hibited. Therefore, Grade 2 Tulous can only be reconstructed as shops, related scores activity centres and exhibition halls. Grade 3 Tulous, with fewer than 60 points in their evaluation, including Lianhui Lou, Xinfu Lou, Yijing After determining the weights of the criterion layer and the in- Lou and Changli Lou, are the least valuable, and can thus be re- dicator layer, each indicator in the indicator layer is further described constructed with various functions according to their architectural with a scoring factor, enabling the textual descriptions to be quantified characteristics and location. by expert scoring. This evaluation was the first time that the relative values of Pinghe's

For example, C11 represents the indicator ‘year of construction’, NWHTs had been systematically analysed. Previous studies seldom which is a very broad concept. Consideration of the actual history of classify Tulous according to a value grade. These mostly focused on the China's Tulous enables this indicator to be further divided as follows: environmental, physical and functional aspects of speciﬁc Tulous, with ‘Ming Dynasty and earlier’, ‘Qing Dynasty’, ‘Republic of China’ and less support for the historical-aesthetic-social aspects of the Tulou ‘since 1950s’. Next, scores are allocated to the sub-indicators at ar- group. This can result in somewhat arbitrary decision-making about ithmetic intervals, with higher scores given to earlier periods, resulting redevelopment, a major problem in adaptive reuse projects. Decisions

74 H. Ma et al. Tourism Management Perspectives 26 (2018) 67–77

Table 7 System for evaluating Pinghe Tulous.

A. Target layer B. Criterion layer Weight(%) C. Indicator layer Weight(%) Scoring factor Score

System for evaluating Pinghe B1 Historical value 57.01 C11 Year of construction 75 Ming Dynasty and earlier (before 100 Tulous 1644) Qing Dynasty (1644–1911) 75 Republic of China (1911–1949) 50 Since 1950s (1950 onwards) 25

C12 Popularity 25 Popularity in city 100 Popularity in county 75 Popularity in town 50 Popularity in village 25

B2 Aesthetic value 32.07 C21 Aesthetic value of structural spaces 57.01 Excellent 100 Good 75 Moderate 50 Low 25

C22 Aesthetic value of details and 32.07 Excellent 100 decorations Good 75 Moderate 50 Low 25

C23 Aesthetic value of surrounding 10.92 Excellent 100 environment Good 75 Moderate 50 Low 25

B3 Social value 10.92 C31 Historical status of clan 66.67 Very high 100 High 75 Moderate 50 Low 25

C32 Current inﬂuence of clan 33.33 Very high 100 High 75 Moderate 50 Low 25

Table 8 6. Conclusion and implications Grading of NWHTs of Jiufeng Town. In the last few decades, the concept of cultural heritage has been Grade Name of Tulou Result one of the most widely discussed issues in architecture and urban Grade 1 Longxian Lou 84.19 planning. The adaptive reuse of Tulous is exemplary of these broader Yongchun Lou 83.32 concerns with the protection and redevelopment of cultural heritage Yanqing Lou 82.07 sites. It is a challenging process, as many factors and stakeholder in- Grade 2 Jingyun Lou 72.85 terests must be considered in tandem, with an integrated approach. Fengyuan Lou 71.44 Shengchanglou 66.63 In particular, Tulou resources risk decay owing to their lack of care Nanyang Lou 66.61 and maintenance. This paper presents a comprehensive methodology Xiashui Lou 63.26 for the development of adaptive reuse strategies for NWHTs. This is Fengxiang Lou 61.29 especially important for many other cultural and heritage constructions Renmei Lou 61.29 fi Grade 3 Lianhui Lou 55.72 in China that are not recognised and protected as high pro le tourist Xinfu Lou 55.16 attractions, such as those neither on the list of UNESCO World Heritage Changli Lou 53.87 sites nor the top ranked sites under the Tourist Attraction Rating Yijing Lou 43.10 Categories. Those sites that are underrated in terms of cultural, aesthetic, architectural or any other specialty, require an effective evaluation system to uncover their real estate value, which could lead to about new uses for Tulous should be based on an analytic and scientific suitable preservation or development plans. model to find the most appropriate strategy for the adaptive reuse The research presented here also provided a comprehensive review project. Without doing so the Tulous may become disused over time, or of the adaptive reuse issues and the factors that affect decision-making. a new use may arise that damages the original Tulou structures. The proposal is a universal model that can be applied to Tulous in other In terms of evaluation methods, indicator-based approaches like regions. The next important step is to conduct a comprehensive em- AHP have attracted the most attention, as indicators provide a platform pirical evaluation of the NWHTs across the entire province of Fujian, for clarifying major urban problems and identifying regional differ- and then country-wide. In addition to the multi-stakeholder approach ences and priorities (Hemphill, Berry, & McGreal, 2004). However, the that we proposed here, a comparison will be useful for deconstructing approach needs to be refined in several ways. First, although expert the complexity of Tulou site planning and resource management. surveys are useful for developing indicators or their relative weightings A method for assessing the value of NWHTs is one of the main to some degree, expert evaluations may be unreasonably subjective contributions of the paper. We compared NWHTs' aesthetic, social and and, in that case, more objective measures are required for establishing historical traits and determined through our analysis that historical an indicator-based framework (Wedding & Crawford-Brown, 2007). value was the most important component to a site's value (Table 7). The Second, there is a tendency for quantitative factors to receive the most Tulou group in Jiufeng Town of Pinghe County is presented as an ex- attention while factors that cannot be quantified but are equally im- ample, where three different grades of Tulous were rated according to portant are ignored. Both qualitative and quantitative considerations the evaluation system proposed. Every grade of Tulous had a reasonable must be included equally in future research. selection of functional planning (Table 8). Practically, the preferred function of grade-1 Tulous included the provision of museum or other

75 H. Ma et al. Tourism Management Perspectives 26 (2018) 67–77 exhibition uses without any reconstruction; grade-2 Tulous were re- 7(2), 87–94. commended to become shops, activity centres or exhibition halls, with Božić, S., & Tomić, N. (2016). Developing the cultural route evaluation model (CREM) fi and its application on the trail of roman emperors, Serbia. Tourism Management permission from the communities for limited reconstruction; and - Perspectives, 17,26–35. nally, grade-3 Tulous should be transformed into spaces for various Chen, C. F. (2006). Applying the analytical hierarchy process (AHP) approach to con- functions with fewer restrictions. The assessment procedure and system vention site selection. Journal of Travel Research, 45(2), 167–174. Chen, D. (2013). Study on the problems in and countermeasures for the protection of could be applied to other natural, cultural or combined heritage sites earthen building in Fujian province. 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In response to these challenges, several key ieeexplore.ieee.org/document/5998586/?reload=true. Lai, W. H., & Vinh, N. Q. (2013). An application of AHP approach to investigate tourism policy recommendations for improving the adaptive reuse of Tulous are promotional effectiveness. Tourism & Hospitality Management, 19(1), 1–22. made as follows: Li, B. (2012). Research on the tourism development of Fujian Tulou building based on the new view of public management. Journal of Jiangxi Science & Technology Normal University, 96(2), 78–80,105. (1) Private citizens, organizations, or philanthropists should Establish Li, H. (2013). On the study of binary structure between the Fujian Tulou architectural style and long-term heritage trusts to provide financial support to Tulou the residential lifestyle. Changsha, China: Hunan Normal University (Master's thesis). fi fi Li, Q., Sun, X., Chen, C., & Yang, X. (2012). Characterizing the household energy con- projects that are not pro table and need to be self- nanced. This fi fi sumption in heritage Nanjing Tulou buildings, China: A comparative eld survey can reduce the nancial burden on the government in subsidising study. Energy and Buildings, 49(49), 317–326. the renovation and running costs of Tulou projects. Li, Q., You, R., Chen, C., & Yang, X. (2013). A field investigation and comparative study of (2) Planners and architects involved in Tulou reuse and redevelopment indoor environmental quality in heritage Chinese rural buildings with thick rammed earth wall. Energy and Buildings, 62(7), 286–293. projects should provide adequate opportunity for public participa- Liang, H., & Yuan, S. (2011). Strategy on the tourism integration development of Fujian tion, allowing the public to express their views and contribute to Tulou. Fujian Tribune (The Humanities & Social Sciences Monthly), 28(7), 127–131. the design and decision-making. Obtaining local feedback on plans Lin, A. (2012). Research on Nanjing earth building community tourism development based on the stakeholder perspective. Journal of Gansu Lianhe University, 28(6), can be a good way to evaluate the social impacts of a redevelop- 20–24. ment project on the existing community. A bottom-up commu- Lin, X. (2010). An analysis of the tourism development model of the world architectural nication approach would be more generative than a top-down ap- culture heritage in China – Taking Fujian Tulou as an example. Proceedings of inter- – proach. national symposium on Green Hospitality and Tourism Management (pp. 43 50). . Liu, M., & Yang, S. (2014). Impact on the environmental changes on the enclosed shape of (3) Planners should also advocate for the conservation not only of Hakka Tulou. Huazhong Architecture, 32(3), 139–143. physical buildings, but the Tulous' intangible elements, including Lowe, K. D. (2012). Heaven and earth-sustaining elements in Hakka Tulou. Sustainability, – community life, traditions and customs that connect people to the 4 (11), 2795 2802. Oikonomopoulou, E., Delegou, E. T., Sayas, J., & Moropoulou, A. (2016). An innovative place. Maintaining the original inhabitants and tenants can add approach to the protection of cultural heritage: The case of cultural routes in Chios value to a site by retaining traditional lifestyles and customs that Island, Greece. Journal of Archaeological Science Reports, 14, 742–757. contribute to the character of the place. Saaty, T. L. (1980). The analytic hierarchy process: Planning, priority setting, resource allo- cation. New York, USA: McGraw-Hill. Schmoldt, D., Kangas, J., Mendoza, G. A., & Pesonen, M. (Eds.). (2001). The analytic 6.2. Limitations and future research directions hierarchy process in natural resource and environmental decision making. Dordrecht, the Netherlands: Springer. Tong, Z., Chen, Y., Malkawi, A., Liu, Z., & Freeman, R. B. (2016). 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Sustainability, 4(11), 2803–2817. places to examine whether the findings from this study are replicable. UNESCO World Heritage Centre (2005). Basic texts of the 1972 World Heritage Convention. Retrieved from http://whc.unesco.org/document/101839. United Nations Educational, Scientific and Cultural Organization (UNESCO) (2008). References Nomination file of Fujian Tulou. Retrieved from http://whc.unesco.org/uploads/ nominations/1113.pdf. Wang, W., Shi, F., Cai, X., & Jin, W. (2016). Thermal performance analysis and im- Australia ICOMOS (2013). The Burra Charter: The Australia ICOMOS charter for places of provement measures of square Tulou buildings, take the instance of Zhenyang Tulou fi cultural signi cance. Retrieved from https://www.environment.sa.gov.au/our- in Nanjiang village, Yongding China. 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Environmental Management, 85(2), 483–485. Li, Shantin is a postgraduate student at the School of Wright, W. C. C., & Eppink, F. V. (2016). Drivers of heritage value: A meta-analysis of Architecture and Technology at Harbin Institute of monetary valuation studies of cultural heritage. Ecological Economics, 130, 277–284. Technology, Shenzhen. Her master research investigates the Xu, G., & Huang, Y. (2013). On the cooperation-competition relationship of brand-sharing value evaluation system and protect and reuse of Minnan tourist destinations – Take the Tulou destinations in Yongding and Nanjing County Tulou. Her research interests include cultural greenway, for example. Journal of Chongqing Normal University (Natural Science), 30(5), protection and reuse of Tulou and urban renewal. 134–139. Yang, S., & Liu, M. (2015). The irregular evolution on adaption to environment changes of the enclosed form of Tulou, Fujian. South Architecture, 1(2), 92–98. Zhang, W., & Luo, P. (2017). A comparative research on tourism destination image of tourists' perception and oﬃcial dissemination based on network text – Taking Yongding Tulou in Fujian as the case. Journal of Fujian Normal University (Natural Science Edition), 33(1), 90–98. Zhang, Z. (2010). Study on protection mode of Fujian Tulou as World Cultural Heritage. Quanzhou, China: Huaqiao University (Master's dissertation). Zhou, Y., Maumbe, K., Deng, J., & Selin, S. W. (2015). Resource-based destination Chan, Chung-Shing is a Research Assistant Professor at the competitiveness evaluation using a hybrid analytic hierarchy process (AHP): The case Department of Geography and Resource Management at study of West Virginia. Tourism Management Perspectives, 15,72–80. The Chinese University of Hong Kong. His doctoral research investigates the potential of green resources for city branding in Hong Kong. His teaching and research interests Ma, Hang is a Professor at the School of Architecture and include place branding and marketing, sustainable tourism Urban Planning at the Harbin Institute Technology and eco-tourism. Shenzhen Graduate School. Her doctoral research investigates the renovation of traditional heritages in China. Her teaching and research interests include sustainable urban renovation, ecological urban design and architectural design.