Master Thesis in Urban Sustainable Development by ttd_arc

MASTER THESIS

“THE CONSERVATION OF FRENCH VILLAS AND ITS ROLE IN URBAN TOURISM ACTIVITIES - THE CASE STUDY OF DA LAT CITY” Tran Thuy Dung

A thesis submitted in partial fulfillment of the requirements for the degree of Master of Science

Sustainable Urban Development of

Technische Universität Darmstadt and

Vietnamese – German University

Supervisors: Prof. Dr.-Ing. Hans Joachim Linke Dr. Pham Thai Son

November 2017

DECLARATION OF ACADEMIC HONESTY I hereby declare to have written this Masterâ&#x20AC;&#x2122;s Thesis by my own, having used only the listed resources and tools. It is well known to me that a false declaration is deemed to be an offence against the examination regulations of the Technical University of Darmstadt.

Darmstadt, Hessen 30th November 2017) Tran Thuy Dung

Acknowledgements In addition to the efforts of self, I also received help from many sides to complete this master thesis favorably Firstly, I convey my gratitude and appreciation to DAAD for giving me the opportunity to go to Germany for my master thesis in Technische UniversitĂ¤t Darmstadt. DAAD has created the best possible conditions, help me be assured complete the thesis. I would like to express a very sincere and deep gratitude to Prof. Hans Joachim Linke, who directly guide and gave me the necessary knowledge. He revises my thesis carefully and always pushed me to think further and do harder. I also express my appreciation to Dr. Pham Thai Son for giving comments, suggestions and advices as a second supervisor. I would like to thank Ms. Doan Truc Quynh for support me in data and references collecting. I would like to thank all my familyâ&#x20AC;&#x2122;s members for their everlasting love and support. To my parents, who always wishes me go as far as I can, thanks for your encouragement and your support, To my brother, thank you for encouraging when I was homesick because of studying abroad. I also want to express my thanks to my classmates, my friends living in Da Lat City and in Ho Chi Minh City for their help I especially thank to my colleagues, my new friends living in Gross - Gerau for their help and encourage during the time I live in Germany. Again, thank you all!

Abstract The natural resources and rich humanities help Da Lat became one of the famous tourist destinations of Vietnam that attract millions of visitors to visit and vacation packages every year. By 1945, Da Lat had over 1,000 French architectural style villas and became the city having the largest number of villas in Vietnam. That is the uniqueness and attractiveness of the city. Old villas have many potential tourism operations. This resource is neglected and severely degraded due to no detailed statistics and the lax management of government. By that, this is the strength necessary and an important objective of this study is to establish information and data statistic of the old buildings, in particular, the old villas having French architectural style. These villas are ranked to determine the conservation or renovation solutions. The statistic will become a tool to assist the competent authorities in the assessment, planning, conservation and heritage management. In addition, the synchronization from the proposed policy, planning, training, attracting investment, encouraging the participation of local communities will contribute the economic development of Da Lat City, especially tourism development. [Keywords: Da Lat City, French architecture, palace, villa, resort, tourism, conservation, heritage, architectural heritage]

List of Abbreviations Arch.

Architect

Dr.

Doctor

DOCST

Department of Culture, Sports and Tourism

DOC

Department of Construction

HMC

Housing Management Center

LOAS

Level of assessment status

MOCST

Ministry of Culture, Sports and Tourism

PPC

People Committee

Prof

Professor

UNESCO

United Nations Educational, Scientific and Cultural Organization

Table of Contents Acknowledgements .................................................................................................................. 3 Abstract ..................................................................................................................................... 4 List of Abbreviations ............................................................................................................... 5 List of Tables .......................................................................................................................... 10 List of Figures ......................................................................................................................... 11 CHAPTER 1 - INTRODUCTION ........................................................................................ 12 1. Research objectives ............................................................................................................ 12 1.1. Reason for choice the topic ...................................................................................................... 12 1.2. Research objectives .................................................................................................................. 16 1.3. Research questions ................................................................................................................... 16

2. Methodology ....................................................................................................................... 17 2.1. Type of research ....................................................................................................................... 17 2.2. Research methods .................................................................................................................... 17 2.3. Data collection methods ........................................................................................................... 17 2.3.1. Sampling – Research subject ...................................................................................................... 17 2.3.2. Observation – Collection of data ............................................................................................... 18 2.3.3. Interview ..................................................................................................................................... 18

3. Scope and limitation of research ....................................................................................... 19 3.1. Scope of works ......................................................................................................................... 19 3.2. Limitations ............................................................................................................................... 19 3.3. Selection of study area ............................................................................................................. 20

4. Structure of the thesis ........................................................................................................ 21 CHAPTER 2 - LITERATURE REVIEW............................................................................... 23 1. Definition and classification .............................................................................................. 23 1.1. Concept of housing .................................................................................................................. 23 1.2. Classification of housing .......................................................................................................... 23

2. Planning and housing architecture in Da Lat .................................................................. 24 2.1. Residential planning ................................................................................................................. 24 2.2. Architectural style in Da Lat .................................................................................................... 25 2.3. Housing category in Da Lat ..................................................................................................... 28

3. Heritage and heritage conservation .................................................................................. 30 3.1. Architectural heritage ............................................................................................................... 30 6

3.2. Heritage conservation .............................................................................................................. 31 3.3. Conservation policy in Vietnam and Da Lat ............................................................................ 32

4. Tourism and tourism research methods ............................................................................ 35 4.1. Definition and basic concepts of tourism ................................................................................. 35 4.2. Mains factors affecting the development of resort tourism ...................................................... 38 4.3. Tourism research methods ....................................................................................................... 40

5. Evaluation criteria and experience of conservation and tourism development in Vietnam 40 5.1. Criteria of evaluation and classification ................................................................................... 40 5.2. The relevant researches with topic ........................................................................................... 42 5.3. Architectural conservation and tourism development in other cities ....................................... 43

6. Recommendations .............................................................................................................. 47 CHAPTER 3 â&#x20AC;&#x201C; DA LAT OVERVIEW ................................................................................... 48 1. Formation history and urban planning of Da Lat ............................................................ 48 1.1. History of formation................................................................................................................. 48 1.2. The urban planning of Da Lat through developing periods ..................................................... 48 1.2.1. Da Lat before 1930..................................................................................................................... 48 1.2.2. Da Lat from 1930 to 1945 .......................................................................................................... 49 1.2.3. Da Lat from 1945 to 1975 .......................................................................................................... 51 1.2.4. Da Lat from 1975 up to now....................................................................................................... 51

2. Natural conditions and economic - social characteristics ................................................ 53 2.1. Natural conditions .................................................................................................................... 53 2.1.1. Location...................................................................................................................................... 53 2.1.2. Topography ................................................................................................................................ 53 2.1.3. Climate ....................................................................................................................................... 53

2.2. Economic - social characteristics ............................................................................................. 54 2.2.1. Economy ..................................................................................................................................... 54 2.2.2. Society ........................................................................................................................................ 55

2.3. Infrastructure ............................................................................................................................ 56 2.3.1. Power supply .............................................................................................................................. 56 2.3.2. Water supply and drainage ........................................................................................................ 56 2.3.3. Traffic status ............................................................................................................................... 56

3. Tourism development potential of Da Lat ......................................................................... 56 3.1. Natural tourism resources ........................................................................................................ 56

3.2. Humanity tourism resources .................................................................................................... 57

CHAPTER 4 – STATUS ANALYSIS OF THE VILLAS ...................................................... 59 1. Evaluation and determination of buildings preserved in Da Lat ..................................... 59 1.1. Basic for assessment and identification ................................................................................... 59 1.2. Establishment of criteria for evaluation and ranking buildings ............................................... 59 1.2.1. Criteria of historical value ......................................................................................................... 59 1.2.2. Criteria of artistic and architectural values ............................................................................... 60 1.2.3. Criteria of using value ................................................................................................................ 60 1.2.4. Criteria and classification systems ............................................................................................. 60

1.3. Identify buildings to be preserved ............................................................................................ 62

2. Status of villas in the study area ........................................................................................ 63 2.1. Mansion - Palace ...................................................................................................................... 63 2.1.1. Union Hotel (Yersin street - built in 1936) ................................................................................. 63 2.1.2. Palace I (Tran Quang Dieu Street) ............................................................................................ 63 2.1.3. Palace II (Mansion of the Governor) ......................................................................................... 64

2.2. Villa (residential building) ....................................................................................................... 67 2.2.1. Luxury villa ................................................................................................................................ 67 2.2.2. Average - class villa ................................................................................................................... 67

3. Classification and ranking level of conservation .............................................................. 72 3.1. Principles and classification ..................................................................................................... 72 3.2. Ranking level of conservation .................................................................................................. 72 3.3. List of buildings for conservation ............................................................................................ 73 3.3.1. Public building ........................................................................................................................... 74 3.3.2. Residential building .................................................................................................................... 74

4. Statistical form.................................................................................................................... 77 CHAPTER 5 – RESULT OF SURVEY, COMMENTS AND EXPECTATIONS OF TOURIST ................................................................................................................................ 78 1. Result of survey .................................................................................................................. 78 1.1. Conservation villas in Da Lat City ........................................................................................... 78 1.2. Tourism and visiting demands ................................................................................................. 80

2. Recommendations .............................................................................................................. 81 CHAPTER 6 – RECOMMENDATION ON ORIENTATION IN CONSERVATION AND EXPLOITATION OF THE ARCHITECTURAL HERITAGE ............................................ 82 1. Orientation in conservation the architectural heritage in Da Lat ................................... 82

1.1. Orientation in conservation and restoration ............................................................................. 82 1.1.1. Orientation about planning ........................................................................................................ 82 1.1.2. Conserved orientation about architecture, landscape and housing ........................................... 83 1.1.3. Conserved orientation about cultural heritage .......................................................................... 83

1.2. Suggestion for implementation the restoration and construction ............................................. 83

2. Proposals for exploitation architectural heritage in tourism development...................... 84 2.1. Role of architectural heritage in Da Lat City development ...................................................... 84 2.2. Proposals for exploitation ......................................................................................................... 85

CHAPTER 7 – COCLUSION ................................................................................................. 87 APPENDICES ........................................................................................................................ 90 Appendix 1 – National legal documents .......................................................................................... 90 Appendix 2 – Local legal documents .............................................................................................. 91 Appendix 3 – Investigation the status and rating palaces, villas – Ward 10, Da Lat City (2017) ... 91 Appendix 4 – Questionnaire .......................................................................................................... 123 Appendix 5 – Related maps ........................................................................................................... 130

List of Tables Table 1 – Classification of villa ............................................................................................... 29 Table 2 – Decentralized management of monuments in Vietnam ........................................... 34 Table 3 – Grouping of conservation buildings based on criteria ............................................. 61 Table 4 – Status of public buildings and palaces ..................................................................... 66 Table 5 – Status of villas in the study area .............................................................................. 68 Table 6 – Level to assess the status and conservation ratings ................................................. 73 Table 7 – List of conserved public building and palaces ......................................................... 74 Table 8 – List of conserved villas on Ho Tung Mau Street ..................................................... 74 Table 9 – List of conserved villas on Tran Hung Dao Street................................................... 74 Table 10 – List of conserved villas on Hung Vuong Street ..................................................... 76 Table 11 – List of conserved villas on Yen The Street ............................................................ 76

List of Figures Figure 1: Current situation of some villas in Da Lat City........................................................ 15 Figure 2: Da Lat in relationship with surrounding regions of Lam Dong Province ................ 20 Figure 3: Location of study area in Da Lat City ...................................................................... 21 Figure 4: Architectural style of South - East of France in Da Lat ........................................... 27 Figure 5: Architectural style of North - East of France in Da Lat ........................................... 27 Figure 6: Half-timbered architecture of house in Quelinburg ................................................. 43 Figure 7: Quedlinburg, view from the castle ........................................................................... 44 Figure 8: Planning of Barcelona .............................................................................................. 45 Figure 9: Ancient house in Hoi An .......................................................................................... 46 Figure 10: Planning project of Da Lat 1923 ............................................................................ 49 Figure 11: Planning project of Da Lat 1943 ............................................................................ 50 Figure 12: General planning project of Da Lat and vicinity to 2020 ....................................... 52 Figure 13: Da Lat in relationship with surrounding regions of Vietnam ................................. 53 Figure 14: The architectural conservation area on Tran Hung Dao Street .............................. 62 Figure 15: Statistical form of a represented building............................................................... 77 Figure 16: Groups of participants ............................................................................................ 78 Figure 17: Assessment the quality of French old villas in recent years................................... 79 Figure 18: Reasons of the French old villa quality reduction .................................................. 79 Figure 19: Reason that conservation not good ......................................................................... 80 Figure 20: Characteristic to decide tourist destination ............................................................ 80 Figure 21: Accommodations during stay in Da Lat ................................................................. 81 Figure 22: Map of Da Lat urban distribution ........................................................................... 82

CHAPTER 1 - INTRODUCTION Da Lat (Vietnamese: Đà Lạt) is the capital of Lam Dong Province in Vietnam. The city is located on the Langbiang Plateau in the Southern parts of the Central Highlands region. In Vietnam, Da Lat is a popular tourist destination. With many characteristics of the temperate climate and beautiful natural scenery, Da Lat was planned with the aim of compelling vacation destination shortly after being discovered on June 21st, 1893 by Dr. Alexandre Yersin (18631943) and nowadays, it becomes to be one of twelve (12) tourist cities in “The master plan for development of tourism in Vietnam until 2020”1. The natural resources and rich humanities help Da Lat became one of the famous tourist destinations of Vietnam that attracts millions of visitors to visit and vacation packages every year. Total number of tourist arriving to Da Lat in 2016 was 5,4 million passengers, while domestic tourists accounted for 95%2. History of over a century left architectural heritages for the city. Researcher Le Phi said that during the French colonial period, Da Lat had more than 1,300 villa built with diverse and abundant architecture, almost are architect of Northern France (Han et al., 2013). That is the uniqueness and attractiveness of the city. Nowadays, the trend is a trip not only mean the sightseeing, discovery, but also to learn the culture, history, having time to find somewhere quiet, relaxed, dropping his heart, get rid of the fatigue rush of everyday life. Therefore, in recent years the concept of "homestay" has become popular and more common. Escape from the simple term "is just the place to sleep"; the homestay is not only beautiful but also as a paradise full of art lovers... Furthermore, the realization of criteria “Da Lat city becomes a high quality tourist center of Vietnam and the region"3 and new tourism trends will be the impetus for the development of the tourism resources – available unique ancient villas.

1. Research objectives 1.1. Reason for choice the topic According to researcher Le Phi in “Old Da Lat” stated that the architecture in Da Lat is extremely special and unlike any other city in Vietnam (Han et al., 2013). The precursor is a relax destination built by the French, Da Lat owns valuable architectural heritages, as a museum of European architecture of the 20th century. Through more than a century, Da Lat Decision No. 201/QĐ-TTg of the Prime Minister: Approval of “The master plan for tourism development in Vietnam until 2020, the vision to 2030” on January 22nd, 2013 2 Data from Tourist Statistic of Lam Dong Province Department of Culture, Sports and Tourism 2015 3 Decision No. 704/QĐ-TTg of the Prime Minister: Approval “The adjustment of general planning of Da Lat City and its vicinity up to 2030 and vision to 2050” on May 12th, 2014 1

today has become a famous tourist city, is the center of politics, economy and culture of Lam Dong Province and the region of Highlands4. Despite being a popular tourist city, Da Lat is a city in the absence of the cultural attractions, diverse entertainment. The process of massive urbanization makes city suffered many implications. Many pine forests gradually disappeared, replaced by the construction or agricultural regions. Instead of being protected well, many scenic spots and monuments of the city fell into ruins, rubble. The reason is not having a precise, detailed statistics as well as the specific profile of each building, from which has a policy of conservation and exploitation. This will continue to affect this tourism resource loss, degradation and extremely wasteful. According to Dr.- Arch. Do Huu Phu (Hanoi Architecture University), Da Lat is being "hurt", distorted during spontaneous urbanization. From 2010 up to now, Lam Dong Provincial government has invited planning experts of France to make "Projects of Da Lat Planning adjustment, vision 2030-2050" and held many conferences to receive recommendation, editing to be approved. However, there are experiencing difficulties and challenges in the conservation, restoration, renovation, improvement historical urban space, landscapes and monuments. For 30 years, due to the high demand in residential real estate, many public workers has been assigned into long time buildings, especially the old villas in Da Lat. Many households, who are freelances, move into these building as well. Moreover, a certain number of villas are turned into public and private offices. According to the data from Department of Construction in 2015, publicly owned number of villas in whole region (though, mostly of Da Lat) is 212 with the usage area of 63,364 m2 in the total land area about 562,663 m2. In which these has excluded the villas that are authorized into the other department of government such as military or cooperate ex-full-public companies. Lack of planning development in the recent decades that Da Lat urban architecture under deformation and degradation. Throughout the city, many villas and structures suffered the ravages of time without conservation, preserve. In total 212 villas owned by local authorities, it is noteworthy that 64 villas (20.423 square meters) is using for public offices, administrative offices; 79 villas (18.510 square meters) are arranged as housing for 561 households, the remainder was fallowed5. Furthermore, many building ownerships were switched illegally combining the overlook from the local authority; thereafter, the quantity of landmark villa of Da Lat has decreased enormously. Similar, the quality has been decreasing as well since the local citizens have many renovations differing from the original According to Ms. Thu Phuong â&#x20AC;&#x201C; Journalist of Vietnam News Agency, write on June 30th, 2013 from http://www.baomoi.com/phat-trien-ben-vung-gia-tri-di-san-do-thi-da-lat/c/11362691.epi 5 Data from Statistics of Lam Dong Province Department of Construction in 2015 4

architecture. According to the authority of Da Lat, ever since the administrative center of Lam Dong region has been in operation, many other public sector, which had been located in old villa, were moved in to Lam Dong Administrative Center so the list of abandoned villa keeps getting longer and longer. With the allure and enormous potential of ancient architecture, in recent years, many domestic and international investors have participated in projects to restore, preserve and exploit the ancient villas. In which, some projects are completed and in operation such as Six Senses Group’s project to renovate 15 ancient villas built in 1920 at Le Lai area into the 4-star resort (Ana Mandara Villas Da Lat). Project of 16 villas on Tran Hung Dao Street of Cadasa Corporate (Cadasa Resort); Nguyen Du Street Villa Area of Hoang Anh – Gia Lai Corporate… However, the number of buildings has been preserved and renovated is still very small in compare with the total public buildings and more than 1,500 old villas in Da Lat. The operation of these projects have not yet truly effective due to lack of tourism services, if available, there is still sporadic, not really connect and meet the needs of tourists. Being 100 years old area with rich quantity of villa like Da Lat, but still, there is no official statistic nor profile for each villa, for any villa actually; therefore, there is no suitable policy to maintain these heritage constructions causing the un-transparent in policy on the subject. “Degraded”, “wasteful”, “uncompensational” are adjectives describing the matter. Many countries around the world, examples of conservation in cities around the world have concerned the conservation of the architectural heritage in the urban municipality development such as in Germany, the conservation has always been considered; every city has a specific action policy. Rothenburg (German name: Rothenburg op der Tauber) used to be a selfgoverning and an important political city, has develop economy. In the early of 19th century, it was forgotten during industrialization period. After 1945, the federal government contributed the large financial subsidies to renovate and maintain the city. Rothenburg is perhaps the bestknown small town in Germany. Quality tourism marketing and promotion in regional scale have helped the city with only 11,000 inhabitants became famous destination of millions visitors every year6 [1]. The case of Paris was the model for the conservation and the modern municipality development. Paris was a medieval city in the period of pre-modern; the inner core of city was radical renovated under the direction of Haussmann in the end of 19th century. The old center of Paris after renovation not only reserved the classic urban heritage

According to Bryan Dearsley from https://tourismus.rothenburg.de/index.php?id=547 14

but also supplemented the value of the new heritage (new architectural style - Haussmann) and was prepared the basic conditions allowing adaptation to the requirements of modern urban development. Nowadays, Paris became the center of commerce, tourism and services, developed on the principle of respect for the value of architecture and urban heritage conservation. These experiences represents a legal reference that is recognized not only in Europe but also over the world (Versaci and Cardaci, 2015) [2]. Thailand is a country in Southeast Asia that has many similarities in culture and society with Vietnam. Bangkok â&#x20AC;&#x201C; the capital of Thailand has no modern municipality heritage of colonization. Before the needs of modernize development, most of the old towns were replaced by high-rise buildings. Some others were converted into the residence of the wealthy class. Conservation policy mainly focused in restoration religious buildings and huge administrative buildings of State [3]. The change in using the buildings or the old towns after restoration creates porcelain differences in tourist development of each country. The cities became popular tourist destinations, tourism and economy centers.

Figure 1: Current situation of some villas in Da Lat City Source: Author, 2017 As a result, the research of thesis â&#x20AC;&#x153;The conservation of French villas and its role in urban tourism activities - The case study of Da Lat Cityâ&#x20AC;? was chosen aiming at presenting and doing statistic with full information of the old French Villas in Da Lat City. By that, this is the strength necessary to evaluate base on the criteria, specific regulations for the preservation of the buildings, cluster of valuable architectural buildings, propose the list the buildings for conservation based on that criteria, contribute to preserve the architectural heritage of Da Lat City and promote the value in local tourism activities.

1.2.

Research objectives

a. General objective: To determine ancient villas that need to preserve and the relationship between the architectural heritages with tourism activities. These findings will raise awareness in the planning, conservation, management and exploitation of the heritages in the local tourism development. b. Specific objectives: The outstanding properties of the municipality, urban space structure, landscape architecture, architectural design features make the identity architectures and mean as featured value systems on landscape architectural heritage of Da Lat City. Therefore, the study of the subject is necessary to solve the following specific objectives: - Objective 1: To estimate and identify in detail for each building limited in the study area. From these, to provide a statistic, the need is to preserve the landscape architecture space, the architectural buildings. - Objective 2: To evaluate and ranking buildings base on some the criteria systems and classification of buildings according to the level of value. To specify the list of buildings to preserve and renovate depending on the extent of that value - Objective 3: To determine the level of conservation and restoration for selected buildings (preserve the original, external form but be changed the function inside, implant more in the campus or no need to keep conserving, etc.) This will for construction management in the process of development based on "conservation to development" and "conservation-based development". - Objective 4: To suggest management solutions and a typical tour based on the exiting potentials of the area, as a model for the later tourist development (require the linkage between all the villas and palaces, not a single one tourism) through study the legal institutional framework, identify the areas in need of conservation, listing the works should preserve.

1.3. Research questions The reasons I choose the subject as mentioned above lead me to ask, "How have French villas in Da Lat contributed to tourism activities?â&#x20AC;?. As a result, the study offers the overview of the role of old French villa system in Da Lat, assessing the current situation in general, the number and function of the current French villa built before 1945 in the city of Da Lat. In order to achieve objectives, the following questions should be answered:

What are the typical architecture features of France used in design and construction of villas in Da Lat city?

How to evaluate the French villas for conservation?

What are the criteria to conserve the French villas for tourism usage?

2. Methodology 2.1.

Type of research

This research is descriptive and explanatory research. Descriptive research: This study describes, characterizes and analyzes the current situation of old French villa in investigated sites. Explanatory research: this study explains the value of old villas base on some the criteria systems and classification of buildings according to the level of value. This research uses the quantitative method. Through observation, this research investigates the number and current situation of the villas in study area, the level of value that they can be used, the evaluation about roles of these type of buildings from the point of view of the researchers and the users. Through survey, questionnaire sent to the residents and tourists, including who are using and not. Besides, in-depth interview with the tourism managers, local and foreign tourists on might provide different evaluations about the quality of old French villas.

2.2. Research methods - Survey: directly survey the actual situation of the old villas combine the information collected data from the departments, the advocates, guidelines and policy of the city - Statistical â&#x20AC;&#x201C; analysis - comparison: base on survey information, data have been conducting statistical, analysis, comparing with the contents of relevant research. - System method: data sources relevant to the subject are codified in order to grasp the problems still exist and need to be addressed. - General analysis: based on the conclusions drawn in the process of analysis material resources on issues related to the object of research has been studied for comparison, draw the argument as the basis to propose a solution for the management and tourism development.

2.3. Data collection methods 2.3.1. Sampling â&#x20AC;&#x201C; Research subject

The buildings like palaces, villas were selected based on the year of construction. The objective of the thesis is focus of the buildings built in the previous stage of 1954 (the stage of development of the building built by the French). According to the author, at present in the study area, there are total 32 villas and 2 palaces that were built during this period. The subject of research is the value of buildings (the old French villas) was determined through the evaluation criteria proposed by the author, from which determine the level of demand for travel of individual works.

2.3.2. Observation â&#x20AC;&#x201C; Collection of data To evaluate the status and function of buildings, need to go to observe, photograph, visiting each of buildings. Furthermore, searching the documentation, information, the drawing of the buildings is also necessary to determine the style of architecture, floor plan function, as the basic for the establishment of the assessment criteria in the future. Buildings were built a long time ago, however, information and data is limited, the author through the process of assessment and measurement of the status quo expresses some of which. In addition, to establish a system evaluation criteria works for needs of tourism planning, the author needs to research, explore the criteria being applied in Vietnam as well as countries around the world, especially about ancient buildings, buildings having historical or cultural value and evaluation system of tourism resources. From there, propose the criteria matching genre buildings characteristic of Da Lat (villa, mansion) and the needs of local tourism development. After surveying the situation and gathering documents, based on information found through the study of history and architecture, the authors performed detailed statistics and grouping villas, evaluation and classification of works.

2.3.3. Interview The study in the planning of conservation and tourism development requires the author to evaluate multiple stakeholders (Government agencies, investors, management, resident...). Thus in the process of collecting documents, authors try to keep contacts for the purpose interview and answer the questionnaire later. Subject interview (answer questionnaires online) includes a number of employees of the Government, tourists that direct use services in the existing villa resorts and tourist tend to go for relax (groups, familiesâ&#x20AC;Ś)

For better understanding, the current needs of visitors in Da Lat, the author will conduct interviews focusing on object of tourists currently using tourism services in the area of research (some villas in area at present being used for the tourism purpose â&#x20AC;&#x201C; Cadasa Villa Resort) through direct interviews. The selection of target group interviewed has three reasons: (1) these are the people directly using the travel services from the tourist resources researched in this thesis, (2) the interview results will reflect the meeting the needs of the current buildings and (3) this group is accessible during the status survey of author.

3. Scope and limitation of research 3.1. Scope of works This study will give the overview the quality and quantity of old French villas in the study area, evaluate the physical elements in order to conserve in the process of conservation. The evaluation is based on some specific values that have important influence in the preservation and tourist development. In addition, this study is also required in researching process of architecture formation in Da Lat; history of the old villas as well as the identification of the factors leading to the transformation of space, function, form of architecture elements for the old villas today. Besides, learning the mechanism of management in construction and planning for the old villas in the study area; status of use and exploitation, management planning and the current construction for the old villas in Da Lat with the current legal system at present in Vietnam. Besides, the analysis of the factors affecting the architecture, the landscape of the old villas as well as enhancing the value of the old villas is also necessary. From that proposed the management solution for the ancient villas in the area, propose solutions for tourism development and preservation of a scientific way and in accordance with local conditions.

3.2. Limitations Type: this study focuses research on the architecture of villa, the former villa zones changed through each stage, economic and social context. Space: select case study is Da Lat City, focus on the old villas are clustered in the city center wards as Ward 1, Ward 9 and Ward 10. Based on arguments, get some areas in Ward 10 (in the center of the city) as the examples illustrate the proposed solutions in tourism development (detail in 3.3)

Time: the old villas are built in the previous stage of 1954 (the stage of development of the building built by the French), this is the stage were recorded many historic resources in the transformation of the economy, social influence the lifestyle of the people.

3.3. Selection of study area Da Lat is from Ho Chi Minh City 320km, from other tourist attraction having sea not so far (140km to Nha Trang, Phan Thiet 200 km...). Lien Khuong International Airport is far from the city center only 30km, currently, there are many domestic flights of major airlines, and the number of tourists to Da Lat increased significantly.

Figure 2: Da Lat in relationship with surrounding regions of Lam Dong Province Source: Author, 2017

The topic â&#x20AC;&#x153;The conservation of French villas and its role in urban tourism activities The case study of Da Lat Cityâ&#x20AC;? is one of the author most prefer references through a long time of studying. The thesis gives the chance to understand more, to any further study in the future. Da Lat was divided into 12 wards and four (4) communes. Since the limitation of the time being (6 months from June 2017 to November 2017), author has narrowed down the study case into Ward 10 of Da Lat city while the research subjects are the built-before-1954 villas and palaces. Focusing the study case would help the study be more specific and detailed in the research to each of villa in the study area.

Figure 3: Location of study area in Da Lat City Source: Author, 2017

The research area is limited only Ward 10 because: (1) this area has the high concentration of the ancient villa with diversity in design architecture style and used function; (2) Ward 10 borders with the center wards that is convenient for study survey regularly and (3) the area has many villas serving for tourism purposes currently in the city.

4. Structure of the thesis The thesis is conducted with current situation of old villas in Da Lat city having contributions in determining the preserved buildings and use for tourism purpose. Chapter 1 is the introduction part. Beginning with the overall situations of the old French villas in the study area, research questions are raised. Specific objectives are set. Since the study bases on some methodology, there are some explanations about the methodology and finally, scope and limitations of the study are presented. The literature review is presented in chapter 2. Focused points are definition and classifications of the concept â&#x20AC;&#x153;villaâ&#x20AC;?. Researches of conservations and architecture heritage are discussed here. In addition, with the purpose to find criteria to evaluate the buildings in study area, some references and experiences from other cities and on the world are presented.

History of formation and reason why Da Lat has many villas are explained in chapter 3. This is an important research in order to find the characteristics of each architectural style. From that, distinguishing the architectural forms of each villas will contribute the assessment status and find preserved solutions later Research results are present in chapter 4 and 5. Chapter 4 presents current situation of all the types of building in the study area. Establish a statistic about status quotation of the buildings in the study area, tabulated evaluation and grading levels of conservation. Process of surveying the situation there combine interviews, the results obtained will be analyzed and presented in chapter 5. Based on the reviews and the basis of argument, chapter 6 shows some suggestions on conservation and ideas for tourism development in the locality. The conclusion and recommendations are presented in the last chapter.

CHAPTER 2 - LITERATURE REVIEW 1. Definition and classification 1.1. Concept of housing Previously in the primitive period, housing is simply understood as a place to avoid rain, sun and predators. When society is developing, the importance of a house raised. Housing became the place of all activities, for labor renewable and as a special commodity has its own characteristics. In Vietnamese dictionary, â&#x20AC;&#x153;houseâ&#x20AC;? is defined as a construction having roof, walls to stay or to use for other works. According to Vietnamâ&#x20AC;&#x2122;s regulations, Article 3 in Law on Housing No. 65 65/2014/QH13 of The National Assembly defined: Housing means any building in which households or individuals live, can be understand as building with the aim to stay and serve the daily needs of households and individuals. There are many types of housing are also defined such as commercial housing, social housing, apartment housing, etc. In this paper, the main focus is separate house which is built on a detached land plot under lawful rights to use of an organization, household or individual, including villas, row houses and detached houses. Housing is a particular commodity by the following reasons: - Houses associated with the location space so they cannot move, not easily traded like other commodities; - Housing is one of the most expensive commodities. Due to the huge construction costs, the high price of raw materials and the limited land compared with the population growth rate, the housing price is really high, especially in the big cities; - Housing is sustainable. A home may be the living space of generations of one or many families, through hundreds years of history; - Housing prices depend on the price of land; the next is dependent on the sustainable levels of building structures.

1.2. Classification of housing There are many criteria to classify housing. The classification of housing is urgently needed for the valuation to determine the obligations of the individuals, households, organizations and business owners.

Pursuant to Article 4, in Decree No. 209/2004/ND-CP on December 14, 2004 about quality management of construction of the Government, housing was classified into two types: apartment housing and separate house. According to Appendix I attached Decree No. 209/2004/ND-CP decentralized buildings that are separate houses as follow: -

Special level: the total floor area greater or equal 15,000 square meter (≥ 15,000m2) or

the height above or equal 30 floors (≥ 30 floors); -

Level I: the total floor area from 10,000m2 to under 15,000m2 or the height from 20 to

29 floors; -

Level II: the total floor area from 5,000m2 to under 10,000m2 or the height from 9 to

19 floors; -

Level III: the total floor area from 1,000m2 to under 5,000m2 or the height from 4 to 8

floors; -

Level IV: the total floor area under 1,000m2 or the height under or equal 3 floors (≤ 3

floors). Circular No. 05 - BXD/DT dated 02/09/1993 of the Ministry of Construction, the villa is a separate house with garden (trees, lawns, gardens, and water face), fences and exit to separate. Villa has full and completes the accommodation to stay (living, sleeping, eating ...), extra rooms (bathroom, kitchen, shed, garage ...). Each floor at least 2 rooms facing in the yard or garden. Technical equipment of high quality is sanitary or relatively high. Solutions in architecture, art, decorative and finishing reach to high or relatively high quality. House has bearing structure, frame or concrete columns bearing brick walls, wooden floors or concrete paving with high quality materials. Reinforced concrete roof or coupe roof ensure sound insulation, insulation and heat-resistant. Classification of villa: -

Attribute: isolated villa, double villa and vertical villa

Roof form: tiles roof and flat roof.

2. Planning and housing architecture in Da Lat 2.1. Residential planning In the process of development, the construction of housing in Da Lat depended on the population growth rate and residential components. The largest volume of housing construction was in 1945 – 1970 period. Buildings can be divided into two following forms:

a. Built from 1970 and earlier: quality and form of housings have different types: villa with garden, house having garden, townhouse, etc. Residential planning of Da Lat was arranged in two main area: -

The area for foreign and upper class of society: building villas with garden that occupied the area of 2,500 – 4,500 m2 per villa for relaxation or pleasure.

The area for Vietnamese people to trade; do handmade, plant vegetable or flowers. There are house with a small narrow garden (200 – 500m2/house), townhouse (80m2/house), collective house or apartment (30 – 50m2/flat)

b. Built after 1970: spontaneous trend, self-encroachment but largely formed followed some main roads with the form of garden houses, townhouses and residential house combined service. Building density in the city is uneven and architectural planning forms are different. Villas are mainly on Tran Dung Dao Street, Le Hong Phong Street, Co Giang Street… with planning on the coastal hillsides, sticking to the roads and terrain; building density is very low. The central area (Ward 1 and 2), Phan Ding Phung Street, Hai Ba Trung Street… have high building density. Many areas are built cramped, cluttered.

2.2. Architectural style in Da Lat In comparison with other city in Vietnam, Da Lat can be considered as a young city. It was designed as a city in the mountains region in Europe. With houses having shades of France, the French mainly manage the city. The area of Vietnamese people is only for city’s services. All the projects (both planning and architecture) have to be approved and decided by the Governor. Da Lat is a special city in Western-style design; however, Da Lat’s architectural style is very diverse. The villas are inside pine forest, old church with high bell tower create a European landscape that associated with images of pagodas or simple wooden house. This unique feature of Da Lat enriches the landscape, architectural styles and separated clearly to Hanoi, Hue or Sai Gon (An and Diep, 1993). For clearly seeing the influence of the French architectural style for Da Lat, some characteristics of the French local architecture as well as the architecture of buildings built before 1945 in Da Lat are presented below. 2.2.1. Characteristics of the French local architecture France is an independence country having varied architecture. Before the Second World War, French classical architecture was very special. Thousands of castles, villas have own style. This 25

diversity created international for the architecture of France. The French though everywhere always remains directed toward the homeland that manifested in architecture and lifestyle. The characteristics of local architecture are shown through: -

Roof: mostly buildings have slope roof, degree of slope depends on the region and

weather characteristics of that region. The overhang roof is also a characteristic of this architectural style. The round overhang roof is in Central and Northern region of France, while the overhang roof with high and sharp jutting is in the South of France. -

Chimney of fireplace: chimneys are slow if slope of roof is low; in other side, they will

be high if roof has high slope. The fireplaces in the North often have three pipes on top of the chimney in order to cover rain or snow. Chimneys and fireplaces in Central and South will smoke out according to four directions of the above panels. -

Construction of the wall: wall built with wooden column frames is the architecture of

Northern France, North of Paris (especially the region of Rouen, the hometown of Jeanne d'Arc). Stone-built wall is belong to Central region or East-South of France. -

Indoor fireplace: fireplace in the home is not only a form of decorative architecture but

also to heat in the cold days. Living rooms of villas would also connects the dining room, this place usually has a fireplace and often have log to decorate when not burning fire. The bedrooms of the owners also have fireplaces. Fireplace always have carbon dioxide and nozzle fumes to avoid dangers for persons. -

The garden and the gate: French and French architects are very attentive to the exterior,

especially the garden and landscape. Flowers are planted from the entrance to front or behind garden. Living rooms are often designed depth later to have the views forward flower gardens, valleys or pine forest. The villas having least land normally have flower in front of the windows, molding around the base of the wall. The entrance is also arbitrary changes of each architect or homeowner. House with large garden and cars often have separate entrance and exit, driveways without turning 2.2.2. Influence of French architectural style to Dalat a.

Architecture of South - East in France (Savoie region)

Roof: - Villas in Da Lat have two roofs and the slope is relative. - The roof reaches out to cover the main doors and windows. House structure: The first floor is built by bricks and upper floors are built by wood. Balcony is wide and sometimes stretching.

Chimney was built with stone and bent round one side, which are improved to match the highlands conditions. In France, each villa has space for hanging sleeves, hat before entering the house, but in Dalat, there are no many villa having this design. There is a recessed into or overhang space for guest to leave coats, raincoatsâ&#x20AC;Ś

Figure 4: Architectural style of South - East of France in Da Lat Source: Author, 2017 b.

Architecture of Northeast in France (Alsace â&#x20AC;&#x201C; Loraine region)

Roof: The slope of the roof is high, from 50 degrees or more. The tiles are paved flat and round tiles cover top of roof. House structure: The surface has wood frame inserted brick (different from Normandy or Basque region). Complex forms have little changed from the old traditional form. Floor is paved by granite.

Figure 5: Architectural style of North - East of France in Da Lat Source: Author, 2017

Combined architecture style

After 1940, Vietnamese architects designed most of the public buildings and villas, this villa is influenced by modern architectural style, Asian â&#x20AC;&#x201C; European combined style... Combined architectural style is divided into two types: - First type (very common) is to combine many local architectural styles of France together to match with terrain and climate of Da Lat. - The second type (less) by the Vietnamese elite appears like French lifestyle, and some architects Vietnam and France prefer to explore composing new architectural genre. It is architectural styles exploiting typical both of French and Vietnamese culture, adapt the architecture of ethnic in Highlands.

2.3. Housing category in Da Lat 2.3.1. Palace Palace (called â&#x20AC;&#x153;mansion") - the universal sense is a very large villa in terms of both land area and building area. The concept of mansion appeared in about the 15th century in Europe. The mansion was considered as lavish living space of rulers, the upper class aristocracy of previous time such as mandarins, Lord, The head of the Roman Churchâ&#x20AC;Ś In addition to the ability to stay and live, the palace was also seen as a safe refuge for the host because the palace is usually designed to have guards, bodyguards and employee living around for the purpose of service and protect the safety of the house. Palace is often located on the slopes of the wide and airy hill. This will be a safe place and easy to defend. Places built the palace may be the suburbs, far from the villages and have the airy space and quiet; beautiful and majestic landscape is an advantage. The palace is also relaxing and working place built like a castle reserved for heads of State. Da Lat currently has four palace. Palace I, II and III used to belong the last king of the feudal era of Vietnam and the Mayor Palace is the main administrative building in the early period time of construction process in Da Lat of the French. Palace I and II are located in the study area of research. 2.3.2. Villa Villas play a very important role in landscape of Da Lat city. Villas are divided into several classes according to the area of subdivision in construction land

Table 1 – Classification of villa Type of building

Area of subdivision

Building density

Villa type A

>2,000m2

<10%

Villa type B

1,500m2

15%

Villa type C

1,000m2

20%

Isolated house type D

800m2

25%

Isolated house type E

200-500m2

30%

Townhouse type F, G

80-100m2

60-70%

Source: Author synthesis based on Decision No. 49/2011/QD-UBND 20117 a. Luxury villa The luxury villas are the resort for the upper classes and have an area of subdivision greater than 1,500m2, including many areas like Tran Hung Dao, Hung Vuong, Le Hong Phong, Le Lai, and Nguyen Du… that located far from main roads. Villas are arranged each other from few tens of meters to several hundred meters The basements are built according to the terrain with the high floor (over 40cm) and often have stairs arranged outdoor in order to get on the ground floor. The ground floor has a lounge, lobby and a spacious living room. The height of story is high, sometimes up to six meters. The upper floors have bedrooms, family room, courtyard… Villas in Da Lat were built in two categories: - The classic trend: huge number of villas is built in early period time with simple layout and meticulous façade detail. Tile-roof villa has large slope roof. Simple plan has origin from the architecture of Northern France. This type of villa required fastidious detail on the roof, stairs, decorate details on windows, doors and especially the pattern in the arcade with high artistic - The influence of new fundamentalist innovative architecture (1920 - 1930) initiated by Le Corbusier and Gropius: layout of plan was free, flexibility, arranged depending on the terrain or functional usage, and formed buildings that are more diverse. The roof is tile roofing or concrete, have similar style with architecture in Southern France or Mediterranean region. Buildings in this type began to be influenced by contemporary architecture and were built and developed to the present day. Architecture oriented shape-art and organization gardens. 7

Decision No. 49/2011/QD-UBND dated 25 August 2011 by Lam Dong Province People’s Committee about

promulgation “Project rational using the funds of State-owned villa in Da Lat city”

b. Average-level villa In addition, the city also offers villas with medium area of subdivision smaller than 1,500m2. c. Low-level villa: area of subdivision is smaller than 500m2. Vietnamese villa: built as of France because of depending on French projects, taking just some modification but layout inside are not particularly large and the toilet are not luxurious.

3. Heritage and heritage conservation 3.1. Architectural heritage 3.1.1. Heritage The term “heritage” gradually becomes prevailing from the 1970s. Originally, it was defines ‘that which has been or may be inherited’; ‘an inheritance, valued things such as historic buildings that have been passed down from previous generations’; and ‘relating to things of historic or cultural value that are worthy of preservation’. The important thing that emphasized here are conservation and inheritance, focusing on ‘property’, ‘things’ or ‘buildings’. Therefore, “heritage” is any property or land that develops by right of inheritance8. Heritage might be understood to be a physical ‘object’: a piece of property, a building or a place that is able to be ‘owned’ and ‘passed on’ to someone else. Before 1970s, there are two terms applied to cultural and historical objects: ‘cultural property’ and ‘historical monument’. In a convention for protection of cultural assets, UNESCO adopted to select the term “cultural property”9. The term “heritage” was only seen as international term since 1972 when UNESCO announced in the Convention Concerning the Protection of the World Cultural and Natural Heritage. Later, this term also used by the Council of Europe concerning architecture “European Charter of the Architectural Heritage’ (1975). The concept of “heritage” has had three characters. Firstly, it includes natural resources to be considered as natural heritage like landscape, natural sites, parks, etc. Secondly, “cultural heritage” was defined in the Convention Concerning the Protection of the World Cultural and Natural Heritage ‘Monuments: architectural works, works of monumental sculpture and painting, elements or structures of an archaeological nature, inscriptions, cave dwellings and combinations of features, which are outstanding universal value from the point of view of history, art or science;

Oxford English Dictionary https://en.oxforddictionaries.com/definition/heritage The Convention for the Protection of Cultural Property in the Event of Armed Conflict (The ‘Hague Convention’), with Regulations for the Execution of the Convention, as well as the Protocol to the Convention and the Conference Resolutions, 14 May 1954 9

Groups of buildings: groups of separate or connected buildings that, because of their architecture, their homogeneity or their place in the landscape, are of outstanding universal value from the point of view of history, art and science. Sites: works of man or the combined works of nature and man, and are including archaeological sites which are of outstanding universal value from the historical, aesthetic, ethnological or anthropological point of view’.10

Thirdly, heritages are also included recent cultural resources and buildings such as industrial heritage – property in dock land like buildings, old equipment in factories, etc. Can be said that, the criteria in order to assess which called a heritage are not only artistic value but also practical value. 3.1.2. Architectural heritage Architecture is a constructed environment in which a building is designed and constructed, especially with regard to a specific period, place, or culture (according to Oxford English Dictionary). Architecture combines both aesthetic, artistic and practical functions that provide an opportunity for human to express their ideas related their relationship with surrounding world. Architecture is also considered as a symbol of the human civilization because of elements like style or function that changed along with the development of societies. In the ancient times, architecture was built to meet the basic needs of human. Later, methods in construction and design become more complex. Because architecture can convey further meanings through its artistic and practical functions, architecture is combined with political power. Furthermore, thanks to symbolic function, architecture is a versatile medium in which political powers may use their language and simultaneously contribute new meaning for political purpose. This is an explanation for exploitation in architecture and architecture heritage. All buildings, groups of buildings and monuments: real estate, therefore, whose artistic value or historical significance has been recognized. An architectural heritage can be interpreted as an “artifact”, where its elements are witnesses of constructive cultures and of events occurred during the life of the building.

3.2. Heritage conservation Conservation does not mean limiting a building in time, creating a museum or do not allow the owners to impact anything with their properties. Instead, heritage needs to maintain and thereby UNESCO. ‘Convention Concerning the Protection of the World Cultural and Natural Heritage 16 November 1972’. Conventions and Recommendations of UNESCO Concerning the Protection of the Cultural Heritage. Geneva: UNESCO, 1983,p.80 10

increase the value of heritage by keeping their original built form and architectural elements, favoring their restoration rather than replacement and, when restoration is impossible, recreating scale, period and character. Heritage conservation provides concrete benefits to property owners, to businesses and to the community as a whole: Heritage preservation and designation increases property values, both of the restored building and surrounding properties. Heritage preservation can be a draw to tourism and helps businesses attracts customers. Communities, such as Meaford fortunate to have a significant stock of heritage buildings can build their town or cityâ&#x20AC;&#x2122;s image around those elements: Torontoâ&#x20AC;&#x2122;s Distillery District, Niagaraon-the-Lake and Merrickville are good examples. Retaining the historic integrity of a neighborhood or downtown attracts people just for that ambiance alone and that attracts business. A small town without a heritage main street attracts no one. Restoration keeps money within the community, by requiring fewer materials from outside and more labor-intensive work by local trades. With the right programs in place, businesses and building owners can take advantage of government programs and incentives to maintain and restore heritage buildings. Restoration reduces construction and demolition waste and uses less than half the energy of new construction. Heritage preservation is an investment in our community that rewards us today and leaves an invaluable resource for future generations.

3.3. Conservation policy in Vietnam and Da Lat In the aspect of public administration, the heritage management depends on good leadership. Moreover, the full understanding of the mechanism being operated acts as the forces as well as prevention is essential to success. The provision of the law on heritage protection is a core basis in the management of the heritage. To this law become effective and enforceable in a strict way, heritage conservation has to set the priority of economic and social affairs. 3.3.1. State management of heritage in Vietnam The main contents of the State management of cultural heritage are includes in Article 54, 55 and 56, Law on Cultural Heritage No. 28/2001/QH10 on June 29, 2001. The specific responsibilities of departments depend on the importance level assigned for every aspect of the physical and intangible heritage. (1)

Clear presentation and full instruction about the strategy, plans and policy on the preservation and promotion of the cultural heritage value;

(2)

Establishment and implementation the legal documents on cultural heritage; 32

(3)

Organization and giving directions for the conservation and promotion the cultural heritage value, diffuse laws and regulations on cultural heritage;

(4)

Organization and management of scientific research and the training of cultural heritage;

(5)

Mobilizing and leveraging resources to preserve and promote the cultural heritage;

(6)

Commend those who have contributed to career and promote heritage conservation;

(7)

Cooperation with international organizations to preserve and promote the cultural heritage value;

(8)

Monitoring of activities related to heritage and prosecuting those violations of the law on cultural heritage.

Nowadays, the organization structure for management and conservation the cultural heritage in Vietnam is classified into three levels a. State management (Ministry of Culture, Sports and Tourism; Department of Cultural Heritage; The relevant Ministries) -

Establish and direct the implementation of strategies, planning and policies in order to protect and promote the value of cultural heritage;

Promulgation and implementation of the legal documents, professional standards about protection and promotion of cultural heritage values;

Rating national monuments;

Approving, evaluation for projects of protection and promotion cultural heritage values within jurisdiction;

Organization in implementation activities to protect and promote the value of cultural heritage, scientific research, training, dissemination of legal education, inspection activities related to cultural heritage protection.

b. Local management (PPC of province, city, district, ward that managed politically; departments) -

Develop and direct the implementation of planning, plans and promote the value of cultural heritage at local level;

Organizing and directing activities to protect and promote the value of cultural heritage in the local scope

Decision rankings or cancellation rankings the provincial monuments;

Approval of the investment projects to preserve, insect monuments;

Organization to inspect, check the observance of legislation on heritage;

For the district and commune levels or the management of monuments: request the competent authority to proposal, plan and organize implementation for protection,

restoration and promotion the local monuments. Prevent and handle violations of the monuments. c. Specialized agencies (Institute for Conservation of monuments, universities, research institutes) -

Develop and implement the programs of basic research, apply research on heritage and conservation technologies, restoration of monuments;

Provide consulting services, establish conservation projects promoting the value of monuments;

Advice for State management agency in promulgation mechanisms and policies, develop strategies, plans and planning.

Training human resources, dissemination of knowledge, guidance and technical transfer of technology in conservation and restoration monuments. Table 2 â&#x20AC;&#x201C; Decentralized management of monuments in Vietnam Level of approval for investment

Type of

Rating

monument

level

Level of management

projects in conservation, restoration of monuments Group A*

Group B, C*

National

Prime

Monument management of

and

Minister

province/city

MOCST; or

special

-Important monuments

Chairman of

monument

have private management

province/city PPC

belong PPC of

approve after

province/city (Hue, Hoi

having approval

An)

of MOCST

National

Minister

Monuments with large and

monument

complicated scale may

MOCST

have interdisciplinary

Prime Minister Minister of

management (Ancient Hanoi) Provincial

Chairman

Chamber of Culture,

monument

Sports and Tourism

Chairman of province/city PPC

province/c ity PPC * Classification of construction investment projects of group A, B or C in accordance with the law on investment

Source: Author, based on Law on Cultural Heritage No. 28/2001/QH10

3.3.2. Laws and regulations related to urban heritage In Vietnam, to conduct management of urban heritage, implementation of urban development or development the construction and economic activities, heritage managers, planners and developers need to follow the documents listed in appendix 1. Documents and local regulations in Da Lat are set based on the documents of the State with application for city (appendix 2). There are two important documents on conservation of cultural heritage. 1. Law on Cultural Heritage â&#x20AC;&#x201C; The National Assembly issued on June 29, 2001 2. Decree No. 92/2002 ND-CP dated November 11, 2002 of the Government detailing the implementation of Law on Cultural Heritage. In the last decade, Da Lat and some cities in Vietnam have also made significant and successful efforts in identifying and preserving the cultural heritage. These efforts can be seen as typical experience for others cities of Vietnam. However, efforts to preserve and promote the historic areas still lack coordination and overall management efficiency. To preserve heritage in Da Lat, the value of this heritage should be widely recognized. This depends greatly on the awareness of resident and policy-makers for the economic value of heritage in the restoration and promotion an urban area. Urban heritage conservation does not mean freezing, stop the operation of the residential area and buildings to transform into museums. In the contrary, it can be a multiple objective such as efforts in restoration, reuse and development while protecting cultural value of heritage, ensure the heritage area in harmony with the needs of population and economic activities.

4. Tourism and tourism research methods 4.1. Definition and basic concepts of tourism 4.1.1. Tourism At first, tourism activities can be the individual phenomena, then became a popular social phenomenon and indispensable needs of the people. Nowadays, tourism has really become a

socio-economic common phenomenon not only in developed countries but also in developing countries including Vietnam. According to the International Union of Official Travel Organization (IUOTO), tourism is understood as the action to travel to other destination that not regular living place and the purpose is not for working. In the United Nations (UN) conference on international travel and tourism in Rome, Italy (from August 21 to September 5, 1963), the experts defined tourism as a combination of relationship, phenomenon and economic activities; that derived from the journey and stay of individual or collective in places outsides their regular residence or abroad with peaceful purposes. According to the World Tourism Organization (UNWTO) "tourism is the totality of the phenomenon and relationships that arise due to the interaction between tourists, the tourism business, local government and local communities in the process of attracting and kept tourists" (UNWTO technical manual: Collection of Tourism Expenditure Statistics, 1995, p. 10). This definition

highlights

the

relationships,

interactions

human

systems,

travel

organization. Tourism is considered as a process in which the meet between the spiritual interests of the tourist and economic interests of the travel business. The higher needs of the tourists require the system in implementation, business travel as possible to perfection. In Vietnam, the concept of tourism was used relatively in uniform way according to the explanation of terminology in Law. Article 4, Chapter 1 in Law on Tourism11 defined as follow: â&#x20AC;&#x153;Tourism is the activities related to the trips of people outside the regular residence to meet the needs of visiting, learning, entertainment, convalescence in a certain period of timeâ&#x20AC;?. This can be considered mainstream definitions and are used most popular in present, is the basis for the study and research on tourism. Law on Tourism also explains some other related terms of travel as follows: -

Tourism activity: activity of tourists, organizations, personal in travel business,

residential and community agencies, organizations and individuals related to tourism. -

Tourism resource: natural landscape, natural element, historical â&#x20AC;&#x201C; cultural monument,

construction of human creativity with the humanistic values that can be used to meet the travel needs, basic element to form the resort, tourist attractions, tourist routes, tourism urban. -

Visiting: is the activity of tourists to visit where has tourism resource with the aim to

learn, enjoy the value of tourism resource. 11

Law on Tourism, Law No. 44/2005/QH11 of the National Assembly on June 14th, 2005 36

Tourist product: the collection of the necessary services to satisfy the needs of tourists

in the trip. -

Travel services: the provision of services in travel, transportation, stay, dining,

entertainment, information, guidance and other services to meet the needs of tourists. 4.1.2. Types of tourism Type of tourism is the form of travel that organized to satisfy the purpose by tourist travel. Tourism activities carried out through the organization of various types of tourism. Based on the different classification criteria, there are various tourism activities: -

Territorial scope of the trip: international tourism, domestic tourism;

Type of stay: tourism in hotels or in the motel, in accommodation, tourism village, in

camping; -

Based on time: travel on long or short trips;

Purpose of the trip: leisure trip, sports tours, cultural tours, business trip, eco-tourism,

religious tourism, transit, resort; -

Tourism object: youth tourism, tourism for the elderly, women's travel, family...

Transport for tourist: travel by plane, by car or motorcycle, train, shipâ&#x20AC;Ś

Organization of the trip: group travel (with or without tour organizations), personal

travel (with or without through organization of tourism); -

Geographical location where to travel: holiday travel in mountain area, sea travel,

countryside or city tours... 4.1.3. Resort One of the important functions of tourism is health recovery after days of tense working. When the economy develops, people are under pressure of work, polluted environment or social relationships, the needs of going vacation increase significantly. Locations of holiday are often the places with cool and fresh climate, beautiful landscape like beaches, mountains, countrysideâ&#x20AC;Ś From above characteristics that can generalize: Resort is a type of tourism that aims to satisfy the need to rest, relax, help people to recover, regain the spirit after tired working day and stress occurring in life. Resort can be understand as a place where many people go for rest, sport, or

another stated purpose12 or a place to which people frequently or generally go for relaxation or pleasure, especially one providing rest and recreation facilities for vacationers13. There are many types of resorting tourism and can be classified based on the travel needs of customers or geographic characteristics of the tourist attractions. In that, the highlight mention is mountain resort: this type is associated with the majestic landscape and fresh air of mountain forests. This is the type of tourism can develop year-round, be convenient to organize a summer holiday in the country having hot climate and in countries with cold winter with the winter sports activities (skiing, snowboarding). Da Lat is the ideal location for this type because it was blessed on climate as well as the landscape. 4.1.4. Tourism resources Concerning the tourism, “tourism resources” is defined in "Tourism Resources" of Vietnamese Education Publishing House that “tourism resource is the resource type having the same characteristics of the natural resources in general and there are some specific characteristics associated with the development of the tourism industry”(Yen, 2007, p. 19). According to Pirozhnik "Tourism resources are the overall natural, culture - history and their components, to create conditions for the restoration and development of the spirit of people, in economic capacity allows, they are used to directly and indirectly produce these tours and rest” (Pirozhnik, 2017, p. 57). Tourism resources include natural resources and human resources. (1) Natural tourism resources include topography, penology, climate, hydrology, vegetation, forests or fauna... Tourism resources of humanities include cultural values and objects, architectural buildings, historical monuments, achievement of economic or political, cultural activities... Tourist resource created specific for the tourist development of the different regions or domains. At the same time, it contributes to form a kind of tourism. Types of travel need to match with tourism resources. For example for the type of visiting and research service for raising the awareness of the tourists, tourism resources may be the festivals, the historic monuments of culture, the cities... With the resort or treatment, tourism aims to restore health, tourism resources are the beaches, high mountains having fresh air, beautiful landscape.

4.2. Mains factors affecting the development of resort tourism 4.2.1. Tourist resources

12 13

https://dictionary.cambridge.org/dictionary/english/resort http://www.dictionary.com/browse/resort?s=t 38

At present, travelling on holidays becomes so popular over the world as well as in Vietnam. That is the reason that more resorts are constructed and located in places where the climate and scenery are excellent examples of Da Lat, Nha Trang, and Ba Na – Da Nang... That demonstrates the natural tourism resources, in particular climate, landscape, environment have the most important role in resort tourist development. Examples of many areas with a mild climate, clean environment, beautiful scenery has focused on the development of resort in Vietnam such as Da Lat, Mui Ne, Nha Trang, and Tam Dao. All over the world, there are also many famous tourist centers and resorts are built based on the most important criteria is the suitable natural condition such as in Thailand, Japan… In addition, human resources for the development of tourism destinations can be cultural – historical monuments, heritages... It will be more convenient for tourist resort development when the tourist destination have many beautiful architectural buildings with historical value as Da Lat. 4.2.2. Transportation Tourism and transportation, for a long time, had the forge relationships, mutual interactions. That relationship comes from the characteristics of the two sectors having similarity and interdependence to each other. In places where tourist activities developed, traffic system is also more emphasis on investment, in contrast to those where there is a complete transportation system as possible to help facilitate the tourism takes place. For different type of tourism, the contributions of traffic develop in various aspects. Need to ensure the development of the transport system to facilitate the tourism and tourist activities such as sightseeing tours, travel the terrain...; water transport need to be developed to service the tourist activities associated with water as sailing, surfing etc.; air system was invested to welcome international tourists. A tourist attraction want to develop the type of tourism – resort is not necessarily to be near a central level; however, to develop favorably, require travel conditions favorable, good road system, can use many different transport types. Because of the purpose for going to rest and recreation, convenience is essential. Transportation and tourism in general, resorting tourism in particular always have the impact forge two-way. This is a relationship of mutual dependency, role and importance of these two factors is equal to each other, not to say in the two factors which factors are more important. Two issues are need to be care at the same time to make the tourism activity takes place convenient. 39

4.2.3. Infrastructure and technical facility tours The tourism resources are often exploited in place to create the product. Therefore, want to develop tourism in general and tourism in particular nutritional need to prepare good infrastructure, the technical infrastructure of tourism and travel. The tourist resort development if only tourism resources are not be eligible to get a point to promising, innovative tourist service, is a senior needs should serve the full range of services is a factor extremely important. Want to develop resort travel must have the technical infrastructure characteristics, in association with the business activities related to tourism and health resort. 4.2.4. Tourism development policy This is an important factor in the development of sustainable tourism, if want to put a point to become the vacation travel spots then necessarily have the hands of the local authorities. A government policy can create countless beneficial for businesses providing services as well as for tourists. Along with that the hands of the local authorities will help work propaganda for people in protecting the environment provides the service of sustainable tourism development will encounter many advantages.

4.3. Tourism research methods Besides, author need to study methods to approach the study of tourism and tourism planning from “Tourism Research Methods – Integrating theory with practice” (Ritchie, Burns and Palmer, 2004) and “Handbook of Research Methods in Tourism” (Dwyer, Gill and Seetaram, 2012). In tourism, author needs both qualitative and quantitative research methods, and then use mixed methods to synthesis and processing of data.

Evaluation criteria and experience of conservation and tourism

development in Vietnam 5.1. Criteria of evaluation and classification 5.1.1. Evaluation criteria Currently, the evaluation criteria of monuments and heritages mostly base on the guidelines of UNESCO. A property is considered as having outstanding if it can meet one or more criteria specified in Decision 6 EXT.COM 5.1 (6th extraordinary session of the World Heritage Committee). These criteria include ten (10) criteria presented in two separate sets: for cultural

heritage (1) – (6) and natural heritage (7) – (10). In Decision 6, cultural heritage need to meet the flowing criteria: (1)

Represent a masterpiece of human creative genius,

(2)

Exhibit an important interchange of human values, over a span of time or within a cultural area of the world, on developments in architecture or technology, monumental arts, town planning or landscape design,

(3)

bear a unique or at least exceptional testimony to a cultural tradition or to a civilization that is living or which has disappeared;

(4)

Be an outstanding example of a type of building, architectural or technological ensemble or landscape, which illustrates (a) significant stage(s) in human history;

(5)

Be an outstanding example of a traditional human settlement, land-use, or sea-use which is representative of a culture (or cultures), or human interaction with the environment especially when it has become vulnerable under the impact of irreversible change;

(6)

Be directly or tangibly associated with events or living traditions, with ideas, or with beliefs, with artistic and literary works of outstanding universal significance. (The Committee considers that this criterion should preferably be used in conjunction with other criteria).

5.1.2. Classification Base on the criteria of UNESCO, in Vietnam, Article 4 in Law on Cultural heritage and Article 14 in Decree No. 92 of Government have classified monuments and heritage as follows: (1) Historical – cultural monuments Historical-culture monument is the construction, location and artifacts, antiques, national treasures in the construction and location that have historical cultural scientific value. Historical-culture must meet one of the following criteria: -

Constructions, locations tied to historical events in the process of formation and

defending of country. The typical monuments of this type such as The ‘Hung Kings’ Temple, Hoa Lu ancient capital, Thien Mu pagoda… -

Constructions, places associated with the life and career of the hero, celebrity of the

country. Constructions, locations tied to historical events of the revolutionary period, resistance. The typical monuments of this type such as the victory monument of Dien Bien Phu, Cu Chi Tunnels… (2) Architecture, art monuments These type of monument is architectural building, architectural and urban municipality, urban having typical values in the development stage of the architectural art of the nation. Complex 41

structures or single buildings have typical value about architecture, art of one or more of the historical period. The typical monuments of this type such as Hoi An ancient town, ‘Phat Diem’ Cathedral… (3) Archaeological monuments Archaeological monument are archaeological sites with outstanding universal value marking the development phase of the archaeological culture. The typical monuments of this type such as the Imperial Citadel of Thang Long, ‘Con Moong’ Cave… (4) Sight monument Attractions, sights (landscape) are the natural landscape or have a combination of natural landscapes with architectural buildings having historical, aesthetics, science value. Landscape must have one of the following criteria: -

The natural landscape or location having a combination of natural landscapes with

architectural works of tyical aesthetic value. The typical monuments of this type such as Ha Long Bay, Phong Nha Cave, the National Parks in Vietnam. -

Natural areas have value in science, geology, geomorphology, geography, biodiversity,

unique ecosystems or natural areas contain material vestiges of the stage of development of the Earth. The typical monuments of this type such as Dong Van plateau, the world's biosphere reserves in Vietnam.

5.2. The relevant researches with topic - Project of investigations about status the heritage and landscape in order to proposal the conservation of architectural heritage and the natural landscape in the social-economic development for Da Lat City. Author: Prof. Dr. Arch. Nguyen Ba Dang - Architecture Research Institute, Ministry of Construction completed in 1998. - Research: Preserving and promote identity in modernization and development of Da Lat City. Group authors: Arch. Nguyen Van Lap, Arch. Tran Cong Hoa, Arch. Le Tu, Arch. Trieu Vinh Loc, Arch. Nguyen Phap, completed in 2002. -Da Lat City master plan: Arch. Ngo Trung Hai, Institute of Urban – Rural Planning, Ministry of Construction, approved by Decision No. 409/QD-TTg on 27/5/2002 of the Prime Minister. -Some other documents, newspapers, reports, articles

5.3. Architectural conservation and tourism development in other cities 5.3.1. Quedlinburg, Germany Quedlinburg is one of the districts of Harz, in Saxony-Anhalt and is located in the valley of the Bode River, approximately 10 km from the northern edge of the Harz. The resin Ridge is situated at a distance of about 30 km and 60 km away of the Brocken Mountain. After an approximation 13 km long drive, people will reach the Halberstadt district and approximately 60 km from Magdeburg (Joachim Scherrieble et al., 2012). Quedlinburg is a city having 25,463 inhabitants (data on 31 December in 2013). The area is 120.41 kmÂ˛ with the population density about 211 people per square kilometer14. Quedlinburg began in the middle ages. In 922 it was called Royal Palace "Quitilingaburg" that was first mentioned in writing by King Heinrich I in a document. The Quedlinburg town was founded in 1326, which lasted for 150 years. Thus, Quedlinburg experienced an economic boom with particular intensity in the robe hook and the merchant resources during the next four centuries. From the thirty years war, which lasted from 1618 to 1648, Quedlinburg was in the largest urban recovery, most of in the 1200, still today to found, half-timbered houses were built (Figure 6). After the First World War, Quedlinburg became a part of Saxony-Anhalt formed in 1945 and be belong to Eastern Germany since the establishment. In 1994, for the thousandth anniversary of the award of the market, minting and customs legislation, Quedlinburg became the inclusion in the list of UNESCO World Heritage sites.

Figure 6: Half-timbered architecture of house in Quelinburg Source: Author, 2017 According to Andrea Weyhe â&#x20AC;&#x201C; member of the board of Quedlinburg's tourist association, this is the largest heritage area in Germany. Along with the slogan "Any tourist is a potential new 14

https://www.quedlinburg.de/de/wirtschaftsdaten.html, last checked on September 15, 2017 43

citizen" (Jo Schulz et al., 2010, p. 23), Quedlinburg, this day has become a popular tourist destination in Germany. The preservation of the status quo and restoration the traditional halftimbered housing architecture has attracted large numbers of tourists. The towns of Quedlinburg as Bamberg, Goslar, Regensburg, Wismar were all concerned in the city's management plan, which was submitted by city governments to UNESCO in 2012. The project has listed the conflict issues and included structural solutions, renovation and expansion; projects aimed to development the World Cultural Heritage in both architecture and commercial.

Figure 7: Quedlinburg, view from the castle Source: https://www.quedlinburg.de/gigapixel/index.html?scenetoload=scene_schlossberg 5.3.2. Barcelona, Spain The Kingdom of Spain is located in the gateway to the Mediterranean, North Africa and the Atlantic Ocean with an area of 504,782 km2. Barcelona is one of the leading cities in culture, tourism, economy. Barcelona's influence in education, science, commerce, entertainment, media, fashion and the art make it become one of global urban (World's major globe city)15. Responsible for managing the culture of Spain are the clear division from the Central Government to each Ministry, specifically in the field of architecture, the country's financial policies for each function action based on the Constitution of the country. The importance of operating policies of each local agency also operated under a management structure of the central agencies. This increases the autonomy as well as the responsibilities of individual citizens in the activities of the religious architecture buildings.

A.T. Kearney Global Cities 2016, page 9 44

Figure 8: Planning of Barcelona Source:Internet Conservation management authorities (Cultural Committee affiliated to the Government of Spain) are responsible in: -

Organizing and operating the preserve

Cultural promotion and copyright monitoring

Support implementation of conservation policies

The international conservation partnership

Following the unified management structure from central to local level.

The Committee of architecture and national monuments collaborated with the Ministry of Culture in planning and managing the deployment of restoration activities and preservation of historical sites. The local authorities manage activities in their areas and implement of cultural policies and cultural heritage conservation. The local government also has the right to establish and preserve the local museum, perform the operations research, preserve, maintain and develop the value of the archaeology, history, customs and traditions of the ethnic cultural values patch. Institute of architecture and heritage is a key part, of a network of people dedicated to protecting the cultural heritage. Funding for operating conservation activities are subsidized by the central budget and local budget with apparent distinction funds as well as the total amount paid. The expenses for the implementation of aid programmers or funding for conservation are reduced the tax and considered as an expansion of business activities. Most of the budget for cultural resources was used in the restoration of the cultural heritage. 5.3.3. Hoi An, Vietnam

Hoi An Ancient Town (old name HoĂ i Pháť&#x2018;) - an old town area of Hoi An City, was built from the 16th century and still survive almost intact to the present. From the 16th to 19th centuries, Hoi An was the centre of international trading on the EastWest trade, one of the most prosperous trading port of Vietnam during the reign of Nguyen Kings. In the history of formation and development, Hoi An was known under many different names. The most commons are: Faifo, Haisfo, Hoai Pho ... The archaeological sites and artifacts, architectural record has proven that Hoi An was a place of convergence, interference between multiple cultures: Vietnamese, Chinese, Cham, Japan... Until now, the old town Hoi An still preserves almost the status quo a complex of monuments of ancient architecture including many residential buildings, temples, shrines, bridges, wells, docks, markets ... and the narrow streets into form fields table square flag. The existence of a town such as Hoi An is the only case in Vietnam and rarely seen in the world. This is viewed as a living museum of architecture and urban lifestyle. Besides, these cultural values through the diverse architecture, Hoi An still kept voluminous intangible culture background. Daily life of the residents with the customs, beliefs, folk art, and cultural festival are preserved and promoted along with the idyllic natural landscape, the traditional villages, the specialty dish... Hoi An become desirable destinations of tourists. Can say that townhouse is prominent feature in the collection of Hoi An ancient architecture, there are three forms of house present here: one - storey house, house having mezzanine and two â&#x20AC;&#x201C; storey house. The spatial organization of the site and its wood frame still adhere to the principle of unity, just a place to stay, which is the space of many activities (eating, in, traders, trading, production...).

Figure 9: Ancient house in Hoi An Source: http://www.vietnam-guide.com/hoi-an/hoi-an-old-town.htm 46

Nowadays, ports, civil architecture, religion and folk beliefs of Hoi An still be preserved relatively intact. Since 1982, with the support of the Ministry of Culture with the technical direction of Polish experts, Quang Nam Hoi An town and has conducted research and Hoi An Ancient Town survey. In December 1999, UNESCO has recognized the Hoi An Ancient Town is a world heritage site. According to the statistical document, Hoi An has 1,360 relics. In the last 5 years, Vietnam has invested more than 130 billion for conservation, restoration and promotion of two world cultural heritages: Hoi An Ancient Town and My Son Monument. UNESCO awarded Hoi An Ancient Town â&#x20AC;&#x153;The tourist development and the conservation of cultural heritage". Only in the last 5 years, there were nearly 2 million domestic and international visitors come to Hoi An Ancient Town and a son ruins.

6. Recommendations In Vietnam, the conservation of cultural heritage, architectural heritage has been concerns. However, depending on the nature, characteristics, history of development of each municipality in which the issue of the protection and exploitation of urban heritage has the particularity and the different level of interest. For the municipality was recognized as world cultural heritage and others has been recognized by Ministry of Culture as national cultural heritage such as Hue, Hoi An, My Son, Hanoi's old town, conservation issues was research, set up and deploy a project with large financial investment. For the other municipalities, the interest also in limited extent, even where there is little interest in conservation. For Da Lat City, in spite of the administration of the municipalities concerned but the problem of architectural heritage conservation requires thorough research, suggestions and needs timely legal regulations to preserve, exploring the architectural heritage of the city. The architectural heritage of Da Lat play an important role and factors to identify the cultural identity of the city, need to be preserved and sustainable exploitation in the process of developing the modern city.

CHAPTER 3 – DA LAT OVERVIEW 1. Formation history and urban planning of Da Lat 1.1. History of formation Da Lat was only formed more than 120 years and had many feature in all aspects: history, geography, humanities, architecture, urban planning, etc. Before 1893, the Langbiang plateau still unspoiled, where residents of some ethnic minorities scattered such as K'Ho (Thượng), Lat (Lạch), Chill, etc. On 21st of June in 1893, Dr. Alexandre John Emile Yersin founded Da Lat in his Indochina expedition. Since then, the names “Langbiang” and “Da Lat” are known. This plateau has special importance for transportation and economy, has become the capital of the whole Indochina in the annexation plan of colonial French. Therefore, the Governor Paul Doumer decided to choose Da Lat to grind health resort for the French. Through sketches of Doumer, the city scale, including villas lovely, high schools, military camps and especially roads advantageous to turn the mountains into a vacation with style European. The birth plan along with the strict regulations, strict on urban management and control rules for home construction works. In the first period, Da Lat was built very orderly in both aesthetics and security. After Genève agreement, France left Indochina. Population grow due to Da Lat who migrated from the North to the. The central business area built more. Some places, the street were changed from French to name the name free ... Da Lat moved to a new stage. Da Lat has developed quickly into a modern town. Can say, if there is no nursing station construction demand of the French, the Da Lat today is an outback or a commune in average grades in the forest region of our country. In 1893 is the starting point for development of Da Lat, Da Lat, though at first was the product of French colonialism, Chu served the interests of the French people. On the other hand, it is also the product of French culture, the product of industrial civilization of the 20th century. Railways, roads, the projects of design, the unique architecture and artificial landscapes... are worth to respect, preserve and promote.

1.2. The urban planning of Da Lat through developing periods 1.2.1. Da Lat before 1930 Dr. Yersin arrived to Da Lat on 21 June 1893 and from there, Da Lat was chosen by general governor Paul Doumer to become resort city for the French. In this same year, the first building 48

was built on the hill overlooking the market. In October 1897, Doumer elected one delegation led by artillery captain Thounard and Cunhac to survey geodetic of Da Lat. In 1899, Doumer observed and decided to construct the first facility for a future resort center. November 1899, Paul Doumer admitted Da Lat is an administrative unit. In 1907, the French began to build the House of the General - Governor. Building of the Southern States was located in the position of Provincial People's Committee. From 1909 to 1921, many roads were built as Phan Rang – Da Lat railway, Sai Gon – Di Linh roadway and then extended to Nha Trang. The religious and administrative buildings were also built in this period. In 1923, although having construction, Da Lat has still not any design or planning yet. The Governor approved for Arch. Hébrard to establish a project for a garden – city having from 30,000 to 50,000 inhabitants (implemented in 1933 but suspended in 1935). In 1930, Da Lat had 398 villas. The period before 1930 may be regarded as preparatory phase of developing a tourist city, a major cultural administrative center of Indochina.

Figure 10: Planning project of Da Lat 1923 Source: Internet

1.2.2. Da Lat from 1930 to 1945 Da Lat in this period reached the highest urban development. Da Lat's population increased to 25000 inhabitants. The cultural life also developed rapidly thanks to the school system is quite rich, the sport centers, the major religious foundations were completed in 1942. Landscape in the central zone was almost complete and unchanged until later.

Da Lat was known more as an appropriate venue for research and education. The institution in this stage was also quite developed. Some schools such as Lycée Yersin, Couvent des Oiscaux attracted students from around the country and the Indochinese countries. The construction needs of the capital in Eastern Ocean sank away but travel demand increased. The railway opened in October 1932 to create conditions for the transportation of constructed goods (cement, iron, steel ...), not only meet the large volume of the city's construction but also meet the diverse demands of the substance of high aesthetic buildings. Due to the historical background at that time, the projects of E. Hébrard with big intentions were not fit reality. In 1933, Arch. Louis Georges Pineau presented a new study about "Embellishment of Da Lat City" has a more realistic perspective Hébrard: program of development was limited, just embellish a place with relatively moderate development level. From 1939, Da Lat began to develop and became prosperous. In 1942, the number of villas grew up to 729. The ideas of projects of Arch. Pineau were valuable, especially attractive and were the successor to the research interest for other next projects of Da Lat. On 27-4-1943, the new embellishment projects of Dalat presided by architect Lagisquet aimed at research development and embellishment projects have been approved and Decoux Government issued. "The refurbishment and development of Da Lat" has been studied according to general principles to guide the establishment of the document, the provisions of legal nature for the development of the city harmoniously, from master to detail the components.

Figure 11: Planning project of Da Lat 1943 Source: Internet 50

After nearly 30 years of construction, Da Lat in 1945 became a stunning city in the region. The explosion of the population in this period, especially the residents of Vietnam, made the Administration embarrassed, forced the Government to build a new master plan. 1.2.3. Da Lat from 1945 to 1975 The political situation was insecurity, the traffic was being obstacles and the population was always being shuffled. In 1949, France declared the independent return to Vietnam. Construction in this period had no substantial results except some residential areas and schools. In 1946, the number of villas grew to 1000 with many different designs. 1949, Bao Dai (Vietnamese: Bảo Đại) – the last king of Vietnam inaugurated the Prenn road and Bao Dai Palace. On 13th April 1953, Bao Dai decreed, delivered manage right for a town mayor and two deputy mayors. Da Lat divided into 10 residential areas. The Town Council had nine members. In 1954, immigrants from the North focused into the hamlet. Since 1954, this was the time of President Ngo Dinh Diem in South of Vietnam, the issues of public building construction were a significant concern. Projects of J.Lagisquet and programs of local service in 1943 were basic of reference to solve construction problems. Public buildings were calculated based on the parts the rest. To address housing demand, the Government proposed a solution to allow people to exploit temporary were divided into plots, and built many houses for rent or installment. Construction from this period onwards, although individual projects of the design are reviewed for approval, was not a clear direction based on a master plan, so there were serious impacts to the beauty in harmony with nature as well as the balanced development of the whole city. In 1967, the ecological environment problems of Da Lat was alarm by experts and 1973, “Da Lat embellishment project” was established, which emphasizes the measures protecting streams in Da Lat, especially the watershed of Xuan Huong Lake. 1.2.4. Da Lat from 1975 up to now The early years of this period (1975-1985), Da Lat became capital city of Lam Dong Province and had an area of extension to 417 square kilometers. The beauty of the city visibly degraded. Inner-city roads were damaged. The expansion of the agricultural area made sedimentation in lakes quickly. The exploitation of the forest made landscape and climate worst, the water source of the hydropower plants were shortage in the dry season. From 1986 to the present, Da Lat was identified as one of the tourist centers of Vietnam. Series of hotels, restaurants were built. Many villas are changed usage to be the service of tourism. However, the architectural form of the new building still developed freely, without tight regulation, inconsistency in styling and height. Based on the project in 1985, group authors by Arch. Vu 51

Kim Long (Ministry of Construction) presided adjusted, inherit and developt â&#x20AC;&#x153;General plan of Da Lat until 2010â&#x20AC;?. Project was continuously complete from 1992 to 1994 and was approved in Decision No.620/TTg dated Octerber 27th 1994 (QH 620) by Prime Minister. The city has detailed planed the main functional areas as the center, the residential area, the land fund for housing, embellish tourist areas. At the same time, the technical infrastructure system were also being upgraded with investment projects on water supply, traffic, improving the electrical grid, the post office. The urban architectural appearance was improved. After 5 years of overall planning, Da Lat was recognized as municipality of types II (decision No. 158/1999/QD-TTg dated 24/7/1999). The situation of economic and social development with high speed has impact to the construction and development of cities according to master plan in 1994. On May 27th 2002, the Prime Minister has approved the overall plan adjustment of Da Lat City and surrounding areas up to 2020 according to decision No. 409/QD-TTg.

Figure 12: General planning project of Da Lat and vicinity to 2020 Source: QH.409 in 2002 The city's infrastructure suffered severe degradation, unlimited residential development disrupted the regional landscape pattern. The pine forest in the city gradually is replaced by buildings, agricultural land ... The lakes were more serious sedimentation. The layout of the city is not balance due to the excessive concentration in the central zone which does not yet have the extended measure for development belt.

2. Natural conditions and economic - social characteristics 2.1.

Natural conditions

2.1.1. Location Da Lat has the area of 394.64 square kilometers (population 206,105 as of 2009, of which 185,509 are urban inhabitants), is the capital of Lâm Đồng Province in Vietnam. The city is located on the Lam Vien Plateau in the southern parts of the Central Highlands region. In Vietnam, Da Lat is a popular tourist destination. Da Lat is developing into a tourist center and health resort of temperate style - European style, the center of cultural - characteristic ecological tourism of Vietnam and international reach. In the near future, if having the right direction in investment and planning, the city will also become tourist attractive destination for domestic and foreign tourists.

2.1.2. Topography Da Lat City is located on Lam Vien Plateau, where the altitude is 1,500 meters above sea level. Da Lat terrain is divided into two distinct types: mountainous terrain and plains on the mountain. The mountain terrain is distributed around the highlands in the center of city. The 1,700-meter high mountains form a windbreak belt

Figure 13: Da Lat in relationship with surrounding regions of Vietnam

for the central basin area. Da Lat center is as an oval

Source: Author

basin along the north – south direction with a length of about 18 kilometers, a width of about 12 kilometers. Rolling hills with rounded peaks are relatively uniform level, slopes toward the Xuan Huong Lake and gradually higher towards the surrounding mountains.

2.1.3. Climate Da Lat city has mild climate balmy mountains year round that opposed to the tropical monsoon climate of central and tropical savanna in South area. Located in the tropical savanna climate zone, Da Lat has two seasons: rainy and dry seasons. The rainy season begins in April and ends

in October. Moreover, the dry season lasts from November last year to March of next year. The average monthly temperature in Da Lat never exceeds 20°C, even in the hottest months.

2.2.

Economic - social characteristics

2.2.1. Economy Da Lat has an economy mainly on tourism, services and agriculture. In 2007, the tourism and services industry account for 70% of gross domestic product (GDP) of the city. The industrial production value according to the actual price of Da Lat in 2011 reached 2,047.400 billion, equivalent to Bao Loc, the second city in Lam Dong Province. In the industrial sector, attracting many workers is the processing industry. Some product of Da Lat as wine, fruit jam or Artichoke tea has long been widely known. Thanks to the climatic and appropriate edaphic conditions, Da Lat is also the land planted with many tea and coffee, as well as two important products in the field of processing industry of the city. In recent years, Vietnam's tourism is on the rise, the domestic tourist arrivals as well as international visitors are increasing. International visitors to Vietnam in December 2016 reached 897,279 arrivals; rise 17.9% compared to the same period of 2015. For the whole 2016, this number was reached to 10,012,735 passengers, rise 26.0% compared with 2015. The tourism revenue in 2016 was 400 trillion (approximately 17.7 billion USD), accounting for 6.8% of total domestic product (GDP) (according to Vietnam General Department of Tourism). Vietnam’s tourism is increasingly better known all over the world, international tourists, including Da Lat City, voted many domestic destinations for the favorite places. Over the years, tourism in Da Lat is in stable development, contributing to the city's economic structure shifting in a positive direction. In 2010, tourism was accounted for 73.4% GRDP, until the end of 2015 this reached to 75,5% GRDP. In the period from 2011 to 2015, the amount of tourists going to Da Lat was 16.75 million visitors (rise 73% over the period from 2008 to 2010), the average increase was 11.8% per year. Particularly in 2016, the number of tourists to Da Lat was over 4.3 million, up to 6.4% compared with the same period in 2015, reaching 100.5% of the plan. On January 8th 2016, Da Lat has been voted by the New York Times on its list of "52 top destinations in the world in 2016" with the high comments, appreciates about the natural scenery, cuisine,...Da Lat is also voted in the top of 10 emerging destinations in Asia in 2017 by popular tour page “TripAdvisor”. The history has left for Da Lat many valuable architectural buildings, such as public offices, schools, churches, monasteries, temples, public buildings ... and thousands of beautiful Villa

presence across the city. Over time, the mansion, the ancient palaces that belonged to the people of government, is now open to visitors. Three famous mansion of Dalat before are all tourist destinations, however, today Palace I and III also hold this function and continue to attract visitors. Palace II, aka Palace Governor, is used as a hotel, where the conference of local government. Some villas are renovated and converted into resorts for tourists as Da Lat Cadasa Villa resort, Ana Mandara Villas Da Lat Resort & Spa and so on

2.2.2. Society a. Culture and education Even in colonial period and under the old regime, Da Lat is still one of the cultural and educational development centers in the South with the system of scientific research, education and training from elementary to university. After the liberation, the revolutionary government was takeover, recovered and developed in harmony. The task of education and scientific research here not only serves for people in Da Lat city, Lam Dong province, but also attract strongly from Central Region, the Central Highlands and Eastern South, annual growth rates up to 10 - 12%. These are Da Lat University, Nuclear Research Institute, Institute of Biology, Army Academy, Institute of Vaccines (Pasteur), Pedagogical College, along with nearly 100 schools from kindergarten to high school. Despite being a young city but the culture experience here is also very noticeable about the abundance, diversity, traditional and modern style. The culture of indigenous minorities, the culture of the communities in the Red River Delta, Thanh â&#x20AC;&#x201C;Nghe â&#x20AC;&#x201C; Tinh region, Thua Thien Hue province, -, South Central, South East and the world cultural exchanges has created the features in Da Lat people style: gentle, elegant and hospitable. b. Religion and beliefs Because of these characteristics in the process of community formation, religious and beliefs life in Da Lat is very diverse (Thu, 2008, p. 373). Nowadays, there are 43 churches, Catholic or Protestant monastery; 55 temples and Buddhist viharas, 3 Cao Dai temples with lots of scattered temples (Thu, 2008, p. 384). The majority of residents in Da Lat nowadays is Vietnamese people from many regions and thus may encounter all forms of popular beliefs of the Vietnamese. Most major religions in Vietnam are present in Da Lat, where Buddhism is the religion with the largest amount of followers, followed by the Catholic, Cao Dai, and Protestant. The religion was introduced to Lam Vien plateau quite early and growth in the number of believers, places are associated with the formation and development of the city. According to the data of the People's Committee of

Da Lat city in 2002, approximately 63% of the households and 67% of the inhabitants in the city are adherents of Buddhism, Cao Dai, Catholic or Protestant (Thu, 2008, p. 385).

2.3.

Infrastructure

2.3.1. Power supply Da Lat is formed more than 100 years now, through the stages of development, technical infrastructure has already built, but generally, that does not meet current activities of the city. Da Lat city is being powered from the network of national electricity system in the South. The grid of the city is a radial network and has built for a long time. With current needs, it had to operate the overloaded compared to the original design ((on request service, wheel service diameter and density of the load). But the Lam Dong Province Department of Electric Power has conducted restoration but all solutions are passive and not yet planned to renovate the city grid. To meet the growing needs of the households consume your planned renovations and construction of power supply system for city is urgent and necessary.

2.3.2. Water supply and drainage Da Lat is the city having relatively complete water supply system. Suoi Vang water factory built with help from Denmark was modern. The water quality is very good; the capacity of 25,000 m3 per day was enough response to the present. Pipeline network is quite dense, but many passages obsolete much leakage should be soon replaced. Current drain line density distribution over the entire area of the current too low. The whole of the sewer on average under 5 m/ha, this is extremely low density compared to many other places. The network of sewers, drainage trench for the city is mainly concentrated in the downtown area. In peripheral areas, rainwater flows as tracks on either side of the road.

2.3.3. Traffic status Road density is quite high, reaching four or five km/km2, due to topographic characteristics of the way round the stock up. The often narrow and winding road surface was according to the hilly terrain. The majority of the road there is a slope, the slope of 10%. The roads almost have no pavements, narrow if so difficult for pedestrians. Side of the road is mostly plastic but there is no drainage system. The organization distributed traffic flow, hosted station for media types, and so much clutter

3. Tourism development potential of Da Lat 3.1.

Natural tourism resources 56

According to the Vietnam National Administration of Tourism, the tourism resources is the "natural landscape, natural elements, historical-cultural, labor works of human creativity and the humanistic values that can be used to meet the travel needs , are basic elements to form the resort, tourist, travel, urban tourism". With above concepts, tourism resources in Da Lat are extremely abundant, especially in natural resources. Da Lat has many advantages to develop tourism and bring tourism to become the spearhead of the economy of Lam Dong province. The average temperature is throughout the year from 8-210C. With incentive on climate, Da Lat is covered by green plants with green lawns, woodlands almost year around. Plant and animal systems are also very diverse. In particular, Da Lat is the city having large area of pine forest. Next up is Flower. Da Lat flowers have diversity of types, colors and contribute Da Lat to be dubbed the "city of flowers". There are many species: cherry blossoms, orchids, roses. Roses are the most popular flowers; cherry blossoms are known as a symbol of Da Lat. Besides, Da Lat has over 20 kinds of Chrysanthemum. Many species flower in the West are also in Da Lat: mimoza, maguerite, lys, pensee, forget me not... Not just flowers, plants resources in Da Lat are also medicinal resources extremely valuable. According to the preliminary findings, there are 425 species of medicinal plants can use as a medicinal cure like Red Pineto, Orchids and Ganoderma. Resources of medicinal plants of this very precious, are one of the favorable conditions to develop tourism resort associated with healing. Da Lat is a smoke-free city with pine forests and covered by the biosphere area such as Bidup national forest; Cat Ba national park, LangBiang Mountain. The economy is mainly service and agricultural production; environment is therefore the ideal place to enjoy the fresh air. Da Lat is famous for the mighty waterfalls and lakes. The average altitude up to 1500 m above the sea created for Da Lat more untamed: Prenn, Datanla and Pongour waterfalls..., the ecology lake such as: Suoi Vang, Tuyen Lam, Xuan Huong lake...

3.2. Humanity tourism resources Lam Dong is a province in the Central Highlands, where many ethnic minorities live as Lach, Ma, Churu, Kâ&#x20AC;&#x2122;Ho. It also kept many customs and cultural special folk, draw high for international tourists. Folk festivals, ethnic instruments such as the Gong is the intangible cultural resources attract tourists. Da Lat people's own cultural "gently, elegant, hospitable" also is an important tourism resource, is a condition in the organization of tourism activities. Inherited the overall planning, co-ordination harmony between the natural landscape and urban landscape of European architecture style of French architecture, especially in Dalat,

about over 1,000 villas built in the style of comments separate structure, harmonious, bringing a private beauty that not where would have been, is a value in tourism. Besides the above-mentioned natural resources, the resources of humanities of Da Lat are also diverse and abundant, including pagodas, churches, historic buildings, cultural buildings and particularly attractive are resources that belong to the culture non-object. In many resources, two factors in human resources having the characteristic of Da Lat are architecture and style of Da Lat people, which need to be maintained and developed not only for tourism but also for the pride of the many generations of local people.

CHAPTER 4 â&#x20AC;&#x201C; STATUS ANALYSIS OF THE VILLAS 1. Evaluation and determination of buildings preserved in Da Lat 1.1.

Basic for assessment and identification

- Maps of Da Lat city planning during the early period (1900-1954). The typical map is planning in 1923 by Esnest HĂŠbrard and embellishment project of Da Lat in 1943 by Lagisquet. Need to understand the planning intentions of planner and the influence of politic, economy, culture, society that effect on projects in the process of construction and development. - General planning of Da Lat city and surrounding areas up to 2020 was approved in 2002, which defines the architectural conservation areas focusing in Le Lai and Tran Hung Dao areas. - The context of the history in villa construction: Through the process of formation and development of Da Lat city, research and suggest buildings in the period before 1954 that have enough time to assess, specify the value and meaning of historical, architectural and landscape conservation. The buildings are bearing the mark on history and development of the city, or at least having historical value for later generations. - Value of artistic architecture, landscape: reviews the elements of urban space, landscape architecture, architectural form characteristic makes the identity specific to each category of buildings. Especially those buildings have perception on aesthetic contribute recognized the architectural identity of Da Lat. - Usage value: buildings are also consistent with the original use value or can switch to function appropriately; the structure remains to be sustainable to continue using (except for special buidlings need restoration). - The value in terms of sustainable urban development and economic value: buildings are not badly damaged, less invasive or divided. The location of building is in important areas of city or in the areas, having value of landscape can be exploited for development purposes.

1.2.

Establishment of criteria for evaluation and ranking buildings

Based on the above basis, in combine with the investigation, observation and research the related criteria systems, suggested criteria for assessment identify conservation buildings and the level of conservation include: 1.2.1. Criteria of historical value Buildings have significant historic association with the political events of the time, history or cultural history and architecture meanings; mark milestones in process of construction and 59

urban development or contribute to urban development history, have certain influence the nature of the city. 1.2.2. Criteria of artistic and architectural values Buildings have typical architectural style, unique architectural and planning solution, and artistic value in the layout of master plans, floor plans and faĂ§ade. These buildings have to be characterized for architectural urban space, expressed its own unique and special of city that different to other municipalities in the country. 1.2.3. Criteria of using value The complete buildings are suitable with new use functions, good quality; main structures are stable, outside architecture are not deformed or change, can be restore easily. The buildings concentrate into a complex or link into a characteristic space of city, convenient for maintenance and management, meet the purpose for new uses. Individual buildings need special using value and attached to the development of surrounding space (urban landscape where contain heritage), less invasive and located in important areas in city. 1.2.4. Criteria and classification systems In the above criteria, some of researchers and topics have mentioned about two first criteria (historical and architectural criteria). However, the successful of conservation depends on the resolution of the relationship between conservation and development as the objectives of the thesis. The necessary for conservation and the level of effectiveness of conservation goals are need to be considered. That is the reason for creating the third criteria (the using value) to review, access and classification buildings, consistent with the orientation of urban space development in the new period. Preservation only makes sense when considering the full face of the feasibility, effectiveness in socio-culture, economy, and must put the conservation in the development of the city, conservation to development. After collation, classification according to the criteria above, many buildings did not meet the conditions of conservation, in particular: - The buildings have little or no sense of history and history of urban development, does not affect the urban nature, - Building does not hold an important role in architectural space of the city, - The architectural style is hard to identify, plan and faĂ§ade of constructions are not typical, - Buildingâ&#x20AC;&#x2122;s function has been modified to use (villa turned into homes of many households, has sold with the affordable price, the recovery of completely non-viable).

- Some buildings that represent elements expressed in many other buildings also can look out of the conservation category. - Quality of buildings is normal, main structure has degraded; the outside architecture was deformed or changed. - Independent buildings or singly house located in the neighborhood or not fit the surrounding space development, non-represented the urban space. -Building’s space has been divided or alternating implantation of new construction cannot restore the original campus. Because of the above criteria, the architectural buildings in the research area are divided into the following 3 groups: Table 3 – Grouping of conservation buildings based on criteria

Criteria 1: Historical value

Group 1:

Group 2:

Group 3:

Special conservation

Conversation

No conservation

Having historical meanings associated with political events of time; marked the milestone of construction urban development, affect urban nature

Criteria 2:

Typical of architectural style, Artistic architecture and landscape architectural planning, high artistic value in master plan and façade, value characterize for architectural space of city Criteria 3: Using value

Complete building, good using quality, main structure stll stable, external architecture not change. Buildings concentrate into a complex or link into a characteristic space of city, campus not divided or mix new construction, convenient for maintenance and management, meet the

Having historical and social-political meanings; contribute to the history of urban development, influence certainly to urban nature

Less or no meanings of history and urban development history; no affect urban nature

Clear architectural style, good architecture and landscape planning, artistic value in master plan and façade, certain role in architectural space of city

Architectural style is hard to determine, plan and façade not typical, no important role in architectural space of city

Suitable using quality, main structure relatively stable, external architecture not deformed or changed much, restore easily.

Function has been modified, normal quality of using, the main structure has degraded, the architecture outside deformed or changed. Single buildings located in a Buildings affect urban residential area or not fit the space, harmony with the surrounding space, nonsurrounding development represented for urban space, space, the campus also meet new uses, converted one

purpose for new uses. Individual buildings need special using value and attached to the development of surrounding space

have to match the old the campus is divided or mix architecture, convenient for new constructions maintenance and management

Source: Author. 2017

1.3.

Identify buildings to be preserved

Da Lat city master plan approved in 2002 has identified 24 villas located along the horizontal axis of the city (Tran Hung Dao Street). This area represents architectural space typical of villas in Da Lat, has eaten deep into the subconscious of people and visitors to Dalat. This villa area most restored, renovated into a resort for tourists (Cadasa resort).

Figure 14: The architectural conservation area on Tran Hung Dao Street Source: General planning of Da Lat 2002 There are also a number of other villas located in this area for using on administrative purpose (Management of the National Park Bidoup Nui Ba, Head of Science â&#x20AC;&#x201C; Technology Department), need to have the recovery plan to use on tourism purpose. According to Master Plan of Da Lat approved in 2002, this architecture conservation area stretch down to Pham Hong Thai Street and Hung Vuong Street. Besides two main area located along Tran Hung Dao Street, the rest is the area of stable housing, so the research area is divided into two areas: first area is conserve status quo consists of Palace I, II and villas located along Tran Hung Dao Street. The second area is the remaining area allows new constructions in the form of villas, roof tiles, similar architecture designs, maximum height 2.5 floors, low building

density (maximum 50%) in order to ensure the transition of space and landscape protection of the first area.

2. Status of villas in the study area 2.1.

Mansion - Palace

2.1.1. Union Hotel (Yersin street - built in 1936) This hotel is the villa of Dr. Lemoine, located on a hill, the slope to Xuan Huong Lake and Yersin Street, and the slope is about 30 - 40 degrees, some sections up to 60-70 degrees. Construction density of land is 40%. Before 1975, the Union Hotel is a hospital of Doctor Sohiu, after 1975, it became the sanatorium of Zone 6, then moved to a hotel of Labor Federation Lam Dong Province. The old buildings have been repairing upgraded to hotels, the new buildings were built in the early 80s, and there was a canteen and three buildings having architecture of indigenous peoples. The Western area of the hotel has been encroached by residents for gardening (8 households), in which there are two households that built houses and gardens about three meters from the old blocks of previouse staff. 2.1.2. Palace I (Tran Quang Dieu Street) Natural area of land is around 60ha. Palace I was built in the late 1930s of the 20th century. This was a complex of buildings located on Tran Quang Dieu Street (formerly Gia Long Street). Initially, this mansion was the home of French millionaire – Mr. Bourgery. He later also bought the hill land of the surrounding area to establish a separate plantation called ‘Bourgery plantation’. It became a relax destination of his family. After that, the mansion ceded to a French, until 1956 the government of Ngo Dinh Diem16 acquired the mansion exclusively for the President. The mansion was renovated, built tunnels and more rooms for assistant, officer... The tunnel was linked to a courtyard of helicopters to avoid the artillery attack and coup. Then the mansion was used as a holiday villa for the next heads of State of the old regime until 1975. After 1975, Palace I was managed by Ministry of Defense and abandoned, unused. Land was occupied, just left the area of construction and 50 percent of land in comparison with the original.

Ngo Dinh Diem: first President of the Republic of Vietnam (Vietnam First Republic) after successfully deposed Bao Dai King (Miller, 2013) 63

The entrance to building (about 300m) has two rows of high birch trees. The mansion was built in the middle of a pine forest on a ridge of hill and had view forward the hunting valley of Bao Dai King. Palace I was built solidly in classical architectural style. Building has one basement, one ground floor and one upper floor. The ground floor of building was symmetrically arranged with the entrance in the middle and the main door in the façade. The surrounding area has some other large villas and a system of garden, outdoor scenes, promenade… forms the complete landscape system. The whole area is complete nutrition on a hill with an average slope of about 60-70 degrees. The pine forest has been exploited. From 2015 until now, ‘Hoan Cau Joint Stock Company’ has leased the entire area of Palace I in the period of 50 years for the purpose of exploitation for tourism. To the beginning of 2017, Palace I – Bao Dai officially opened for tourism. Besides restoration the main mansion (working villa before), the other villas was renovated becoming the luxury resort. Palace is a complex of beautiful architectures, bearing the traces of important historical elements. 2.1.3. Palace II (Mansion of the Governor) Palace II located on Tran Hung Dao Street, now managed by People's Committee of Da Lat City. It is being exploited with function of hotel for officials, the head of State. Natural area is about 26ha, including construction area about 10ha and the landscape about 16ha. This is a palatial mansion located on a hill with an elevation of 1,539.5m. Previously, the Governor Decoux used this place as "Summer Palace"; under The Second Republic, it became the resort of Ngo Dinh Nhu, followed by Nguyen Cao Ky. After 1975, Palace II was Central's hotel. The mansion was designed by architects A. Léonard, P. Vysere, A.T. Kruze in 1937 and influenced by innovative architectural movements in Europe at that time (1920-1930) initiated by Le Corbusie. In this period, architecture began to be asymmetry and have factor free cube. The building has massive flat roof, balance cubes and layout but not symmetrical. The original idea of the architect was the place for both workplace and housing. The layout of plan was relatively modern, the entire ground floor devoted for working room, living rooms fitted with small landscape garden. Inside and outside architectural spaces are mutual harmony through the big glass window and aisle and not break the cozy atmosphere of the rooms. Buildings used the cover material of the wall is the stone (split-stone shape). The doors made of iron were brought from France.

The Northern of Palace II was well preserved. The villas in the mansion area are trying to preserve, including working houses. The houses near the entrance were used as the offices of two bodies: the Board of management of special purpose forests and the Cooperative Union. These are the two oldest wooden house, formerly called Chalets Annam for the family porcelain mosaics, the envoys.

Table 4 – Status of public buildings and palaces Num ber H1

Address 1 Yersin

Current function

Original function

Built in 1936

AS*

Status quo

Hotel of Labor

villa of Dr. Lemoine,

local French Interior changed, old

Federation Lam

hospital of Doctor

Dong Province

Sohiu from 1947, hotel

occupied. Three new

from 1975

buildings have

style

buildings upgraded, land

architecture of minorities. D1

Tran

Palace I – tourist Villa of Bourgery’s

In the

French

Construction intact

Quang

attraction

family. From 1956,

end of

classical

Landscapes and pine

Dieu

managed by

named to Palace I for

30s

architectural forest ravaged, land

Street

‘Hoan Cau’ Co.

President of old regime

Tran

Palace II –

Summer mansion of the

1937

style

encroached

European

Interior changed. Area of

Hung Dao managed by

governor Decox. Then

nnovate

land decrease from 60ha

Street

holiday place of Ngo

architecture

to 10ha.

Dinh Nhu. After 1975,

trend in 20th

hotel of goverment

century

EDC Co.

*AS: Architectural style Source: Author, 2017

Existing photo

2.2.

Villa (residential building)

Villas in the research area divided into many grades based on land plots area (mentioned in part 2.3, chapter 2). The study area has 29 villas were built before 1954 that used to be houses for French 2.2.1.

Luxury villa

Luxury villa has an area of subdivision greater than 1,500m2, includes: villa type A having land area of over 2,000m2, building density below 10% and villa type B having total land area of subdivision from over 1,500m2 and building density 15%. These villas used to be holiday places and resorts for the elite. Almmost luxury villas of Da Lat concentrated on Tran Hung Dao and Hung Vuong Street. The total number of luxusry villas in the research area is 26 villas (area of subdivision from 1,672m2 to 8,348m2), including 21 luxury villas type A (land area is larger than 2,000m2) and 5 other belongs type B. Building density is really low (under 15%). After changing the function, the construction of ancillary made change the density of the area (Villa no. 35 Tran Hung Dao of Department of Science and Technology â&#x20AC;&#x201C; density of 37%). The master plan of the villas having common characteristics are large setback, buildings far from the roads, landscape was particularly focused, especially the buildings were arranged away from each other (from a few ten of meters to several hundred meters). The villas are constructed in two categories: classical movements of France and modern architectural movements. These are also two popular categories in the construction of villas at Da Lat before 1954. The luxury villas were all former senior housing for French officials. Currently only two villas are still residential buildings for eight households and one abandoned villas; the quality of this buildings has degraded and architecture changed quite a lot. The remaining villas have been renovated and changed function: Seven villas are used as office of agencies or companies, 16 villas used for the purpose of service: hotels, restaurants, cafĂŠ shop. 2.2.2. Average - class villa Area of subdivision of this class is from over 500m2 to under 1,500m2. All three villas of this type are office for the administrative agency. Building density of villa plot is in average from 15 to 25%. The architectural styles are similar with luxury villas. The villas belong to luxury and average class most are built follow to the terrain and have basement. The floor is very high (over 40 cm); usually there are stairs outdoor in order to go into the ground floor. The ground floor plan has the lobby and vestibule, large living room, high storeyâ&#x20AC;&#x2122;s height.

Table 5 â&#x20AC;&#x201C; Status of villas in the study area

No.

Address

2 Ho Tung Mau Street 5 Tran Hung Dao Street 11 Tran Hung Dao Street

13 Tran Hung Dao Street 14 Tran Hung Dao Street 15 Tran Hung Dao Street 16 Tran Hung Dao Street 18 Tran Hung Dao Street

Floors

Using

Constr

Land

area

uction

area

(m2)

area

(m2)

BD*

Built

(%)

192

110

1050

1930s

318

206

2300

1920s

295

457

336

302

3200

1727

460

230

3485

410

205

5145

840

420

3105

370

185

3260

1940s

Current function

Original

Class of

function

villa

Vietnam Airlines

Villa of Sanssouci

Low

office

Hotel

class

Management of Bidoup forest Da Lat Housing Management Center

1920- Residential (19 1930 housholds) 1920- Restaurant - Coffee 1930 shop 1920- Villa of Cadara 1930 Resort 1920- Villa of Cadara 1930 Resort 1920- Villa of Cadara 1930 Resort

Post office FrenchVietnamese Gendarmes house

Average class

Architectural style

Southern of France

Northern of France

Average

European new

class

architecture

Status quo

Repaired, renovated landscape was occupied; degraded

Repaired, renovated

Almost land was Villa

Luxury

Northern of France

occupied, building degarded

Villa

Luxury

Northern of France

Repaired, renovated

Villa

Luxury

Northern of France

Repaired, renovated

Villa

Luxury

Modern

Repaired, renovated

Villa

Luxury

Northern of France

Repaired, renovated

20 Tran Hung Dao Street 21 Tran Hung Dao Street 22 Tran Hung Dao Street 23 Tran Hung Dao Street 25 Tran Hung Dao Street 26 Tran Hung Dao Street 27 Tran Hung Dao Street 28 Tran Hung Dao Street 29 Tran Hung Dao Street 31 Tran Hung Dao Street

650

340

325

170

4595

1885

1920- Villa of Cadara 1930 Resort

1940s

Villa of Cadara Resort

1100

550

6263

480

240

7167

1940s

300

150

7297

1930s

830

415

6125

1930s

450

225

7098

546

273

3212

710

355

2395

1930s

430

215

3076

1940s

Luxury

Northern of France

Repaired, renovated

Northern France Villa

Luxury

combined new

Landscape changed

architecture

1920- Villa of Cadara

Villa

Central of France

Villa

Luxury

Villa

Luxury

Villa

Luxury

Villa

Luxury

1930s Coffee shop

Villa

Luxury

Southern of France

Repaired, renovated

1930s Hotel

Villa

Luxury

Southern of France

Repaired, renovated

Villa

Luxury

Northern of France

Landscape changed

Villa

Luxury

Northwest of

Some details were

France (Bretaque)

damaged

1930 Resort Villa of Cadara Resort Villa of Cadara Resort Villa of Cadara Resort

Villa of Cadara Resort Villa of Cadara Resort

(Midi)

Repaired, renovated

Northern of France

Some details were

combined

damaged

Northern of France

Landscape changed

Southern of France combined

Landscape changed

33 Tran Hung Dao Street

35 Tran Hung Dao Street

3 Hung Vuong

9 Hung Vuong

400

200

3675

1940s

Villa of Cadara Resort

Southern of France Villa

Luxury

combined new

Landscape changed

architecture

Department of 2

2285

1862

4982

1930s Science and

Villa

Luxury

Northern of France

Repaired, renovated

Villa

Luxury

Southern of France

Land was occupied

Northern of France

Repaired, renovated

Technology 2

268

276

146

138

1776

1207

1943

1930s

Committee for ethnic Silvicultura Research Center

French Experimental Forestry Center

Average class

Representative 23

15 Hung Vuong

495

300

1987

1940s

Office of HCMC Technology

Northern of France

Villa

Luxury

Villa

Luxury

Villa

Luxury

Northern of France

Villa

Luxury

Northern of France

Villa

Luxury

combined

Repaired, renovated

University 24

16 Hung Vuong 17 Hung Vuong 23 Hung Vuong 26 Hung Vuong

255

127

8348

1940s

235

236

2689

1940s

176

145

8167

1940s

360

180

2550

1930s

â&#x20AC;&#x2DC;Moon Houseâ&#x20AC;&#x2122; guest house Residential (10 households) Pharmaceutical Corporation Office of traffic police

Classical (central of France)

Northwest of France (Bretaque)

Landscape changed land was occupied, building degarded Repaired, renovated

Repaired, renovated

28 Hung Vuong 3 Yen The

229

115

1672

250

207

1480

1940s Residential

1930s

Da Nhim Forest Management Office

Villa

Dancing club

Source: Author, 2017

Luxury Average class

New architecture

Modern

Abandoned Repaired, building degarded

3. Classification and ranking level of conservation 3.1.

Principles and classification

Architectural conservation principles are "conservation is associated with subsequent development", conservation does not impede urban development; conservation based on the management criteria for each type of villas. : After analysis and identification, along with the process of observation and situation analysis, classifications of buildings is through status assessment of the current state, the value of landscape architecture, conservation, the level of profitability of each villa. Villa owned by the State in Da Lat City is classified into the following groups: Group 1: include the villas have a value on the history, culture; have special value in architecture, landscaping, and representatives for a background in architecture, an architectural style; also, the main structures are still sustainable. Group 2: include the villas are not in Group 1, but have a certain value on the history, culture or have certain values of architecture, landscape, and relatively sustainable primary structure, high use value (highly profitable). Group 3: include the isolated housings have wide campus or single villas, land has been divided, located in the less important location in the municipality, less value of architecture or architectural changes in process of management, low using value (less profitable), the texture was no longer sustainable or were downgraded. 3.2.

Ranking level of conservation

Base on the principles and classification presented above, villas in the research area are rated into three levels: Type I (18): includes 2 palace, 1 hotel and 15 villas. This group has All the buildings belong this group are only allow for repairs, maintenance, renovation, renovation, not allowed restoration of architectural change, material, color, function, original usage. Especially with the historical â&#x20AC;&#x201C; cultural buildings, the renovation have to be ensure the principles of law in conservation. Type II (12): Just renovate and upgrade the inside space inside to ensure conformity with the purpose of new usage. The external architectural form of buildings is preserved, restored as before, embellish the surrounding landscape space, and respect the category of original material and color. Villa having large campus can build new construction with similar architecture and building density of under 20% but have to be accepted by Province Peopleâ&#x20AC;&#x2122;s Committee.

Type III (2): allow entire renovated or scrapped to build new structures where needed to attract investment and urban development (People's Committee consider) On the basis of the classification of buildings has investigated and based on the level of reviews the current state of the work, recommendations ratings conserved buildings are presented in the table Table 6 â&#x20AC;&#x201C; Level to assess the status and conservation ratings Rate

Level of assessment the status of building (LOAS) 90 â&#x20AC;&#x201C; 100%

70 â&#x20AC;&#x201C; 80%

Under 60%

Preserve, embellish

Renovate, embellish

Preserve, embellish

Renovate, embellish

Preserve, improve the

Preserve, embellish and

Renovate, embellish or

sensory effectiveness

enhance the sensory

not to store (construct

of buildings

effectiveness of buildings

new buildings)

Preserve or preserve,

embellish

III

Preserve or preserve, embellish

Source: Author 2017 3.3.

List of buildings for conservation

3.3.1. Public building Table 7 – List of conserved public building and palaces No.

Symbol

Name

Address

Palace 1

Palace 2

YS-CD

Union

1 Tran Quang Dieu Str. 12 Tran Hung Dao Str. 1 Yersin Str.

Hotel

Built in

Architectural

1930-1940

Neoclassical

1933-1937

Modern

1935

Managed by

Land use right

Lam Dong Province

‘Hoan Cau’ Joint

People’s Comittee

Stock Company

style

Lam Dong Province People’s Comittee

local French

Lam Dong Province

style

Labor Federation

LOAS

Rating

100%

Type I

90%

Type I

100%

Type I

EDC Company

Note national historic monument national historic monument

Source: Author. 2017 3.3.2. Residential building Table 8 – List of conserved villas on Ho Tung Mau Street No. 1

Symbol HTM-01/01

House no.

Built in

Unit use

LOAS

Rating

Recommendations

1930-1940

Vietnam Airlines lease

100%

Type II

Preserve, embellish

Note

Source: Author. 2017 Table 9 – List of conserved villas on Tran Hung Dao Street No.

Symbol

House no.

Built in

Unit use

LOAS

Rating

Recommendations

THD-01/19

1920s

Management of Bidoup forest

100%

Type II

Preserve, embellish

THD-02/19

1940s

Da Lat Housing Management Center

50%

Type II

Renovate, restoration

Architectural conservation area

THD-03/19

1920-1930

Da Lat HMC – 19 household lease

30%

Type III

Renovate, restoration

VINA Co. apply to rent

Note

THD-04/19

1920-1930

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-05/19

1920-1930

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-06/19

1920-1930

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-07/19

1920-1930

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-08/19

1920-1930

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-09/19

1920-1930

CADASA Company

90%

Type II

Preserve, restore

Architectural conservation area

THD-10/19

1920-1930

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-11/19

1940s

CADASA Company

90%

Type II

Preserve, restore

Architectural conservation area

THD-12/19

1930s

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-13/19

1930s

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-14/19

1930s

VINA Real Estate Company

100%

Type I

Preserve

Architectural conservation area

THD-15/19

1930s

Da Lat Real Estate Joint Stock Co.

100%

Type I

Preserve

Architectural conservation area

THD-16/19

1930s

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-17/19

1940s

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-18/19

1940s

CADASA Company

100%

Type I

Preserve

Architectural conservation area

THD-18/19

1940s

100%

Type I

Preserve

Department of Science and Technology

Source: Author. 2017

Architectural conservation area, behind blocks allow to renovate

Table 10 – List of conserved villas on Hung Vuong Street No.

Symbol

House no.

Built in

Unit use

LOAS

Rating

Recommendations

HV-01/08

1943

Committee for Ethnic

100%

Type II

Preserve, embellish

HV-02/08

1930s

Silvicultura Research Center

100%

Type I

Preserve, embellish

HV-03/08

1940s

100%

Type II

Renovate, restore

HV-04/08

1940s

Da Lat Real Estate Joint Stock Co.

100%

Type II

Preserve, embellish

HV-05/08

1940s

Da Lat HMC – 10 household lease

100%

Type II

Renovate, restore

HV-06/08

1940s

Pharmaceutical Corporation

100%

Type II

Preserve, embellish

HV-07/08

1930s

Office of traffic police

90%

Type II

Preserve, embellish

HV-08/08

1940s

Abandoned

30%

Type III

Renovate, restore

Representative Office of HCMC Technology University

Note

‘Moon House’ Guest House

Source: Author. 2017 Table 11 – List of conserved villas on Yen The Street No.

Symbol

House no.

Built in

Unit use

LOAS

Rating

Recommendations

Note

YT-01/01

1930s

Da Nhim Forest Management Office

100%

Type II

Preserve, embellish

Binh Thuan Co.Ltd apply to rent

Source: Author. 2017

4. Statistical form For convenience in collecting and static information, status quo and level of value to conservation for each specific buildings, the following present a statistical information model form represent one building. This statistical form is expected to expand and will become a tool to support the management of current local heritage. The static of the study area is presented in Appendix 3

Figure 15: Statistical form of a represented building Source: Author, 2017 77

CHAPTER 5 â&#x20AC;&#x201C; RESULT OF SURVEY, COMMENTS AND EXPECTATIONS OF TOURIST 1. Result of survey The results of this study will be presented in the chapter that will be divided into two main section: conservation the old villas and the tourism needs of the interviewees. The first section is responding of participants who are local residents and tourist used to travel to Da Lat. This section highlights their knowledge and their subjective evaluation about the conservation of old villas. The replies from interviewees about tourism needs are indicated in the second section. In this section, participants are asked about quality of tourist destinations that they used to visit or stay and their opinions to improve the tourism services.

Figure 16: Groups of participants Source: Base on Primary survey In general, the number of interviewees in this survey is 50 people in which there are 29 participants are local people and 21 interviewees go to Da Lat with many purposes (Figure 16) In the second group with 21 participants, the proportion of people who travel individual or self-sufficient was over one in two, 24% of the remaining 42%. The number of people going to Da Lat for visiting their relatives and friends is accounted for 10%. Follow by 6% of the participants are currently studying, research in the city. Lastly, only one people working were occupied 2%.

1.1.

Conservation villas in Da Lat City

Figure 17: Assessment the quality of French old villas in recent years Source: Base on Primary survey Figure 17 showed the subjective evaluation in conservation buildings. Because there are two (2) interviewees that travel to Da Lat only one time, so they do not participate in the assessment of conservation. As the result, 48 people were interviewed, counted as 100%. As can see from the pie chart, most of people evaluate the quality of villas currently decrease which accounted 69% (opinions of 33 participants) with some main reason (presented in Figureâ&#x20AC;Ś as follow). Besides that, the interviewees think the conservation quality increase and at normal level respectively 15% and 10%. 3 person do not have comments, at 6%.

Figure 18: Reasons of the French old villa quality reduction Source: Base on Primary survey In detail, in the group with 33 participants, the bar chart presents of interviewees. This is a question with multi choice answer. The conservation of local government was occupied a large percentage with 76%. In other words, the policy of authority in conservation and management was considered as a most important affection to the existing old villas at the present. The second important factor influence to the quality of old building is the growth of tourist and tourism development, at 45%. In addition, process of urbanization and conscious of residents effect the

original structure, contribute to change the function and space of the buildings. The proportion was 39% and 30% in respective.

Figure 19: Reason that conservation not good Source: Base on Primary survey The implementation of preservation and renovation in Da Lat City currently is at average level. The old villas fund play an important role in urban development, however, it is not appreciated. In addition, 23 participants agree with this opinion, counted 69%. The number of buildings preserved and renovated is still very small in compare with the total more than 1,500 old villas in Da Lat. In which building renovated, some buildings do not retain the original prototype and details were replaced by other materials with different color. The amount of interviewees choosing these reasons was 32 person (respectively 20 and 12).

1.2.

Tourism and visiting demands

Figure 20: Characteristic to decide tourist destination Source: Base on Primary survey Da Lat is famous for cool climate and many scenic, beautiful landscapes. Obviously, this would be two determinants in choosing Da Lat for travel. A number of valuable buildings of history

were used in serving tourism as Palace I, Palace III and has made an impression, attracting a considerable number of tourists as well as locals.

Figure 21: Accommodations during stay in Da Lat Source: Base on Primary survey As can see from Figure 21, resort is the type of accommodation that counted fourth position. Especially, old villas resort is a new concept in the recent years.

2. Recommendations Tourists going to Da Lat are mainly domestic tourists, accounting for up to 95% and the market mainly in Ho Chi Minh City (62.11%), Southern Delta (27.36%), Central region and other places (10.53%). In recent years, the number of passengers on vacation at the weekend in Da Lat regularly increases contribute in tourism development. Attraction of the villas resort of Da Lat for visitors in other regions is huge but yet more passengers. The number of visitors to Da Lat for purposes of business, working or investment is not high, mainly entrepreneurs, bureaucracy. People who come to visit friends or relatives often are students, teenagers, elder who ever been in Da Lat before, this number was also less and not common. Villa resorts therefore need to focus on quality of service, upgrade quality to meet the amount of visitors who have good incomes, priority health resort, and the high requirements on services. In general, the evaluation of tourists in tourist products are also monotonous, duplicate, small scale, at normal level, especially entertainment services are weak. Therefore, tourism of Da Lat has not really attract large amount of tourists. To overcome these limitations, it is necessary that having the implementation of sync from the proposed policy, planning, training, attracting investment, encouraging the participation of local communities.

CHAPTER 6 – RECOMMENDATION ON ORIENTATION IN CONSERVATION AND EXPLOITATION OF THE ARCHITECTURAL HERITAGE 1. Orientation in conservation the architectural heritage in Da Lat 1.1.

Orientation in conservation and restoration

1.1.1. Orientation about planning Before conducting conservation or renovation the architectural and natural landscape heritage in Da Lat, need to consider conservation planning in the planning of urban development. According to “Adjustment of Da Lat City general planning until 2030” approved in 2013, Da Lat was oriented about spatial development in the model of belt and centripetal axis. In particular, development based on natures of urban was emphasized, especially the nature of landscape and architectural heritage conservation center The development of mixed municipality area includes four areas (Figure 22) (1) Historical municipality center is administrative and political center of provincial and city level, commercial – service – tourism center and national monument and conservation center. (2) Eastern municipality area is combined tourism center, cultural – artistic – landscape center in regional and national level, regional educational center. (3) Educational – training – science researching area, tourism center and natural spatial conservation area concentrate in Northern municipality area. (4) The last one is Western municipality area having regional sport center, resort center, combined – landscape – ecological tourism center.

Figure 22: Map of Da Lat urban distribution Source: “General Planning of Da Lat City” Report 2013 82

The research area is located in the historical center of city. The main road of study area – Tran Hung Dao Street is also the heritage axis of the city. The orientation of heritage conservation is truly important and plays the main role in the urban development. Through ‘Planning of orientation in architectural and landscape heritage conservation” (Appendix 5), areas having special values are determined. This will be the basic for later planning and related sectorial planning. As the result, need to have planning in order to not only protect cultural – historical value but also manage effectively heritages in the process of development. 1.1.2. Conserved orientation about architecture, landscape and housing a. Preserve the characteristic style of buildings. Estimate restoration and monitor, supervision the reparation b. Preserve the architectural and landscape scale at the present. Conservation in urban development will in the trend of ecological urban in order to create intimacy between people and nature. c. Embellish the architecture that suitable with the natural topography and climate of Da Lat, use the material matching the typical of French architecture d. Restore and renovate the landscape that used to be abandoned inside and also outside e. Restore the degraded buildings into the original form, ensure the building density, land area and architecture form f. Examine closely the construction and evaluate the designs that fit with Da Lat architecture. 1.1.3. Conserved orientation about cultural heritage Buildings having cultural and historical value need to be conserved in both micro and macro level. The conservation have to keep the feature of development plan, renovate the façade of buildings and natural landscape that damaged by time and lack of consciousness of people. In addition, encourage and create the funding for preservation and modernization the buildings, especially the villas, ancillary constructions for landscape based on expectation the urban morphology and feature of Da Lat in order to exploit effectively.

1.2.

Suggestion for implementation the restoration and construction

Because of the study area located in the architectural conservation area, renovation and construction compliance strictly the regulations and requirement in heritage conservation. Based on classification and rating the conservation level, some suggestion for renovation and construction in architectural and landscape heritage area as follows:

The renovations in conservation area have to keep the area, shape and the architecture

form. The construction in the surrounding area must comply with planning, not violate the limitation for protecting heritages, monuments. -

In the scenic or monument area that ranked by the State like Palace I, II; not allow to

dismantle, cut down trees, and occupy land without license of authority. -

Landscape of villa area on Tran Hung Dao Street need to be protected, restored or

changed to suitable function. All the new construction and renovation, land reclamation must be allowed by Provincial People’s Committee. -

The buildings belong Type II and III in rating conservation level can be renovated. The

constructions in these areas have the suitable ratio, shape and architectural form that no effect to the old architecture and existing landscape of the area. -

The illegal construction in the protected area of old architectural monuments, scenic,

gardens, landscape… need to be monitor. Da Lat City People’s Committee and Ward People’s Committee organize to review, consider and deal with each case and conduct clearance in accordance with the law. -

City government need unity of management, strengthen the policies in management

and building permits to prevent illegal construction, land encroachment, breach the conservation boundaries of heritage area. -

New construction and building permit proceed on the basic of detail planning and

construction investment project approved by competent authority and Provincial People’s Committee allow.

2. Proposals for exploitation architectural heritage in tourism development 2.1.

Role of architectural heritage in Da Lat City development

Da Lat City has complicated structure with multi-function and rapid development of the times. French architectural heritage of Da Lat is an inseparable part of the city. So, when conducting conservation to exploit the heritage in a complete and comprehensive way, need to define clearly the role of architectural heritage. As mentioned in the assessment status and rating value section, architectural heritage resource has huge number. They concentrated on some streets and scattered in several on other streets. Three main function of buildings in the research area are: (1) special historical monuments and ancient villas for serving purpose of tourism, (2) offices for agencies or companies and (3) housing for ciy residents. The third function has negative effect to the heritage. Establishment

the solution to prevent this status is necessary. This is also the function need to most consider in conservation projects and exploitation the historical monuments.

2.2.

Proposals for exploitation

Proposals for exploitation the French architectural heritage and natural landscape in Da Lat means that proposing to create a potential market to provide fully the needs for tourists and local residents. The special important characteristic of tourism is using the conserved buildings selectively. All buildings have historical values; the locations are easy to find for tourists. Only Palace I will be developed and used for tourism in fact, the remaining buildings and villas will be managed by authority and used for other purpose: housing, private serviceâ&#x20AC;Ś Exploitation the architectural heritage based on some opinions: Exploitation heritage have to reserve the original value, reserve the originality and still develop economy (Exploitation associated with conservation, restoration). Exploitation architectural heritage and natural landscape in Da Lat have to modernize the services in heritage area in order to become a good scenery for tourist and residents. Exploitation architectural heritage and natural landscape in Da Lat have to ensure the integration with life, the adaptation to the demands of improved life. Some proposals for exploitation the architectural and natural landscape heritage are presented as follows in order to create a typical tour based on the exiting potentials of the area, as a model for the later tourist development a. Using for hotel business: Da Lat is a city having highlight tourism activities, so the â&#x20AC;&#x2DC;hotelâ&#x20AC;&#x2122; is considered as the most important function. Using the preserved villas in the research area for the purpose of hotel, resort, homestay for tourist has some advantages: -

Advantage in historical environment for attracting tourists

Accessibility to the internal service center of city through the main street (Tran Hung Dao Street) and other tourist areas (the research area located in the center ward and the heritage area of Da Lat City)

Advantage in architectural form because of the original function of the villas also is the holiday place for the French, the using features and spaces are suitable and no need to change or repair.

b. Using buildings having high historical and artistic value for other tourism purposes:

Famous buildings having historical and artistic value are used as offices of the government, authorities. This will help in introduction quickly and widely in most effective way the special value of heritage resource.

Using buildings having high artistic value and convenient location as service and public buildings like post office, bank, tourist information and service buildingâ&#x20AC;Ś will have similar advantage and attract the curiosity of tourists

Using buildings having special historical value as a place for visiting such as Palace I. Palace I used, as a museum will emphasize the artistic value of the city.

Some existing villas are already used for tourism service like restaurants, coffee shopsâ&#x20AC;Ś These villas need to manage closely to ensure keeping original form.

c. Using as housing: besides the buildings used for business, agency offices, private serviceâ&#x20AC;Ś the remaining villas still use as housing for local residents, mostly private household. This type of villas should be keep the traditional spaces for residential area (avoid the commercial purpose). The manager should consider about the residents living in these villas. This will be historical destinations for tourists. With above solutions in exploitation architectural heritage, it is necessary to create a model tour with multi accompanying services to serve the demands of tourism, relaxation and entertainment for tourists. The most important requirement is the linkage between all the villas and palaces, not a single one tourism. The model tour will meet all the demands of tourism from accommodations, food services, health care, and visit to learn local history and culture. The services have to reach the high standard in response the high request of tourists.

CHAPTER 7 – COCLUSION History and development of Da Lat City spent over 120 years with vicissitude and events associated with the history of country. Da Lat was discovered, as be a wilderness with its cool and fresh climate, beautiful landscape and was chosen to build a resort city. Nowadays, along with the development of the country, Da Lat becomes the center of politics, economy and culture of Lam Dong Province, a tourist center of both domestic and international. The municipality structure of Da Lat is the structure of a unity that arranged in an ingenious way, separate but harmonized with others through transition spaces. Architecture is diverse in styles, richness in genres; excel in architectural and artistic quality (Kinh, 2004). The lesson of the history has helped to learn and identify the factors that created the feature of Da Lat’s architecture. Firstly, unique natural environmental conditions of Da Lat: topography, geography, climate and local material… are always the attractive topic for all architectural solutions from the past to the present. Secondly, planning and architectural buildings of the French colonial era have created the special appearance of the city. The old architecture of Da Lat were built in about the beginning of the 20th century, have many value on history, culture, architectural – artistic value and value of economy development. Nowadays, development of the market economy has promoted the development of the city and explosion in construction, with the phenomenon of negative as well as positive showed some issues in conservation and management the heritage. The relationship between urban planning, conservation planning and tourism development of Da Lat was not tightly, overlapping in planning and management. Although Da Lat is holding a unique urban architecture foundation, there are no statistics and list of conserved buildings to ensure the management. The status information of the old buildings is also lack and missed. To solve these problems, the first necessary and an important objective of this study is to establish information and data statistic of the old buildings. Because of limitation in time, the study only focus on old villas built before 1954. A specific statistical form will include details of each building: location, historical and architectural value, status quo, style in design. In addition, based on the criteria of assessment the status and rating value, these villas are ranked to determine the conservation or renovation solutions. Although limited in number of buildings, in the future, this statics forms are expected to expend both quality and quantity, at the same time, these will become a tool to assist the competent authorities in the assessment, planning, conservation and heritage management. The precious value of landscape and the architectural foundation of Da Lat City need to be

preserved, promoted in order to create the value platform serving for tourism development requirement. As such, this will contribute to the development of local tourism. In recent years, tourism has many contributions to the economic development of Da Lat City. Da Lat tourism has gradually affirmed its position on the domestic and international markets, the brand â&#x20AC;&#x2DC;Da Lat Tourismâ&#x20AC;&#x2122; is more known. However, types and tourism products are still not adequate in comparison with the local development potential. The general evaluation in tourist products are also monotonous, duplicate, small scale, at normal level, especially entertainment services are weak. Therefore, tourism of Da Lat has not really attract large amount of tourists. To overcome these limitations, it is necessary that having the implementation of sync from the proposed policy, planning, training, attracting investment, encouraging the participation of local communities.

References An, T. P. and Diep, N. (1993) Hundred years of Da Lat (Đà Lạt trăm năm). Da Lat: Cultural General Publisher. Dwyer, L., Gill, A. and Seetaram, N. (2012) Handbook of Research Methods in Tourism : Quantitative and Qualitative Approaches. Han, H. X. et al. (2013) Old Da Lat (Đà Lạt Xưa). Time Publisher, ‘Past and Present’ Magazine. Joachim Scherrieble et al. (2012) Integriertes Stadtentwicklungskonzept ( Integrated Urban Development Concept) - UNESCO World Heritage. Quedlinburg: Quedlinburg Druck GmbH. Jo Schulz et al. (2010) Quedlinburg - International Building Exhibition Urban Redevelopment Saxony-Anhalt 2010. Ministry for Regional Development and Transport Saxony-Anhalt. Miller, E. G. (2013) Misalliance : Ngo Dinh Diem, the United States, and the fate of South Vietnam. Harvard University Press. Pirozhnik, I. (2017) ‘Geography of Tourism of the Republic of Belarus’, in The Geography of Tourism of Central and Eastern European Countries. Cham: Springer International Publishing, pp. 19–70. Ritchie, B. W., Burns, P. (Peter M. . and Palmer, C. (Catherine A. . (2004) Tourism research methods : integrating theory with practice. CABI Pub. Thu, T. S. (2008) Geographical Da Lat (Địa chí Đà Lạt). Ho Chi Minh: Ho Chi Minh City General Publisher. UNWTO technical manual: Collection of Tourism Expenditure Statistics (1995). World Tourism Organization. Versaci, A. and Cardaci, A. (2015) ‘“The French approach towards the safeguarding of historic urban landscapes” in: ICOMOS Thailand International Conference 2014 - Historic urban landscape and heritage: examples approaches & cultural rights’, in. ICOMOS Thailand Association, pp. 412–424. Yen, B. T. H. (2007) Tourism Resources (Tài nguyên du lịch). Ho Chi Minh City: Education Publisher.

APPENDICES Appendix 1 – National legal documents Urban Heritage 1. Law on Cultural Heritage dated 29 June, 2001 by The National Assembly; Law on amendments and supplements to some articles of Law on Cultural Heritage No. 32/2009/QH12 dated 18th June 2009; 2. Decree No. 92/2002/ND-CP dated 11 November, 2002 by Prime Minister about “Detail regulations in implementation of some articles of the Law on Cultural Heritage”; 3. Decision No. 1706/2001/QD-BVHTT dated 24 July, 2001 by Minister of Culture and Information Ministry approved “General Plan for conservation and promotion the historical – cultural monuments, scenic until 2020”; 4. Decision 05/2003/QD-BVHTT dated 2 June 2003 by Minister of Culture and Information Ministry about “Promulgate regulations on conservation, renovation and restoration the historical – cultural monuments, scenic”.

Planning, architecture and landscape 1. Decree 8/2005/ND-CP dated 24 January 2005 of the Prime Minister issued on planning building (Article 30 stipulated municipality design); 2. The Decree 29/2007/ND-CP dated 27 February 2007 of the Prime Minister issued on the management of urban architecture.

Economic and social development 1. Decision No. 936/QD-TTg dated 22 July 2012 of the Prime Minister on approval of the "General Plan for socio - economic development of the Highland region by the year 2020"; 2. Resolution No. 10-NQ/TW dated 18 January 2002 by Ministry of Political about socialeconomic development and ensure defense, security of the Highland region in the period 20012010 and orientation by the year 2020; 3. Decision No. 2473/QD-TTg dated 30 December 2011 by the Prime Minister about the approval "Vietnam tourism development strategy to the year 2020, vision to the year 2030"; 4. Decision No. 201/QD-TTg dated 22 January 2013 by the Prime Minister about the approval "General plan for tourism development in Vietnam by the year 2030, vision 2020";

5. Decision No. 1058/QD-BVHTTDL dated 22 March 2012 of the Minister of Culture, Sports and Tourism Ministry about the establish "General plan for development of tourism in the Highlands to 2020, 2030 to vision"; 6. Decision No. 1695/QD-BVHTTDL dated 7 May 2012 of the Minister of Culture, Sports and Tourism Ministry approved the content outline of the "General plan for tourism development of Highlands region by the year 2020, vision to the year 2030";

Appendix 2 – Local legal documents 7. Decision No. 704/QD-TTg dated 12 May 2014 by The Prime Minister about the approval “Adjustment the general plan of Da Lat City and the vicinity by the year 2030 and vision to 2050”; 8. Decision No. 2221/QD-UBND dated 23 October 2014 by Lam Dong Province People’s Committee about “Promulgate management regulations according to Project for adjustment the general plan of Da Lat City and the vicinity by the year 2030 and vision to 2050”; 9. Decision No. 49/2011/QD-UBND dated 25 August 2011 by Lam Dong Province People’s Committee about promulgation “Project rational using the funds of State-owned villa in Da Lat city” 10. Decision No. 16/2013/QD-UBND dated 15 March 2013 by Lam Dong Province People’s Committee about “Promulgate regulations in renting house and villa owned by State in Lam Dong Province”

Appendix 3 – Investigation the status and rating palaces, villas – Ward 10, Da Lat City (2017)

100

101

102

103

104

105

106

107

108

109

110

111

112

113

114

115

116

117

118

119

120

121

122

Appendix 4 – Questionnaire English version “THE CONSERVATION OF FRENCH VILLAS AND ITS ROLE IN URBAN TOURISM ACTIVITIES - THE CASE STUDY OF DA LAT CITY” Dear Sir / Madam, I am student in the Master’s program for Sustainable Urban Development in Vietnamese German University. I am conducting a survey of service for master thesis topics “The conservation of French villas and its role in urban tourism activities - The case study of Da Lat City”. I look forward to your cooperation, please select the option that you agree most. All information in the survey would serve for research purposes, your personal information will be kept confidential. Sincerely thank you. I. Personal information 1. Where do you currently live and work? 2. Gender:

Male

Female

3. How old are you?    

18 – 25 25 – 35 35 – 45 Over 45

4. What is your occupation? 5. The average income per month currently  < 5 million/month  5 – 10 millions/moth  10 – 15 millions/month  Over 45 6. You claim to belong which of the following groups  Local person (go to Part II)  Individual tourist  Travel by tours  Visiting friends, family  Business, working  Studying, researching  Other 7. How often do you go to Da Lat?  One time (skip Part II, only answer Part 3) 123

 Two times  More than two times. II. Basic information and questions related the understanding about old villas having

French architectural style in Da Lat A. Information about old villas and architectural – landscape space of villa area in Da Lat Da Lat is a famous tourist city in Vietnam. The municipality of Da Lat was the product of French culture, especially the architecture like villas have architectural style from many regions of France. Currently, Dalat has more than 1,000 old villas built before 1954. This is also the characteristic and the tourism resources of the city. Besides the many ancient villas were renovated for tourism purpose (Palace I, III) and accommodations (Cadasa ancient villas resort, Ana Mandara resort); many villas are the administrative office of the local authority use for the travel service (restaurant, coffee shop, ...) B. Questions of your knowledge about old French villas 8. Evaluation of the quality of old French villas in Da Lat in the recent years  Increase  No change  Decrease  No comments If the answer is "Decrease", please answer additional question 9; the remaining answers skip question no. 9, move to question no. 10 9. According to you, the reason that the quality of old French villas decrease    

Due to the conservation of local government Due to conscious of residents Due to the influence of the process of urbanization Due to tourism development and the growth number of tourists.

10. Evaluation about the effective of maintaining and preserving the old villas in the present  Good  Normal  No good 11. The reason why evaluating the buildings conservation is not good  No respect the prototype definition of buildings  No appreciating the important role of the old villas for the community and tourist activities  Number of preserved buildings is still low  Other 124

III. Questions about tourism needs (“local residents” from question number 6 only do from question number 16) 12. Characteristics of Da Lat make you decide to travel (Please select at least 3 sentences)         

Scenic Historic attraction Entertainment / relaxation Festivals / Special operations Visit relatives / friends Easy moving (convenient transportation) Accommodation quality Climate, weather Other

13. Whom do you go to Da Lat with?  Family, relatives  Friend, lovers  Alone 14. During vacation in Da Lat, where do you stay?      

Resort Hotel Guest house Hostel with dorms (have kitchen for cooking) Friends or relatives house Camping

15. In the future, do you intend to come back or not?  Certainly  May be  May be not  Almost no  No comments If the answers are “may be not” or “almost no”, please give the reasons 16. Do you know any ancient villa resorts in Da Lat (CADASA Resort, Ana Mandara Resort)?  Heard about it (continue to answer 16a)  Visited (or stayed) (continue to answer 16b)  Not known (move to question 17) 16a. Do you intend to visit or stay at the villa resort or not?  Yes

125

 No. The reason 16b. The quality of villas where you visited or stayed  Very good  Good  Average  Bad  Very bad If the answers are “bad” or “very bad”, please give the reasons 17. Do you know Bao Dai Palace – Palace I in Da Lat?  Heard about it (continue to answer 17a)  Visited (or stayed) (continue to answer 17b)  Not known (move to question 18) 17a. Do you intend to visit Palace I or not  Yes  No. The reason 17b. The quality of palace like?  Very good  Good  Average  Bad  Very bad If the answers are “bad” or “very bad”, please give the reasons 18. Will you introduce the tourist destinations and resorts with others?  Yes  No. The reason 19. Your recommendations that the tourist destinations (Palace I, villa resorts) to improve and make your travel more pleasant

Vietnamese version ĐỀ TÀI: BẢO TỒN BIỆT THỰ PHÁP CỔ VÀ VAI TRÒ CỦA CÁC BIỆT THỰ TRONG HOẠT ĐỘNG DU LỊCH TẠI THÀNH PHỐ ĐÀ LẠT Tôi là sinh viên trường đại học Việt Đức, ngành Phát triển đô thị bền vững. Tôi đang tiến hành khảo sát để phục vụ đề tài liên quan đến các công trình biệt thự kiến trúc Pháp cũ và hoạt động du lịch tại khu vực phường 10, thành phố Đà Lạt. Tôi rất mong nhận được sự hợp tác và giúp

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đỡ của anh / chị, xin vui lòng chọn các lựa chọn mà bạn đồng ý nhất. Tất cả các thông tin trong phiếu sẽ phục vụ mục đích nghiên cứu, thông tin cá nhân sẽ được giữ bí mật. Cảm ơn các anh / chị I. Thông tin cá nhân 1. Anh/chị hiện đang sinh sống và làm việc ở đâu? 2. Giới tính: Nam Nữ 3. Anh/chị đang ở độ tuổi nào?  18 – 25  25 – 35  35 – 45  Trên 45 4. Công việc của anh/chị là gì? 5. Thu nhập bình quân một tháng của anh/chị hiện nay:  < 5 triệu/tháng  5 - 10 triệu/tháng  10 - 15 triệu/tháng  Trên 15 triệu/tháng 6. Anh/chị tự cho mình thuộc nhóm nào dưới đây:  Người địa phương (chuyển qua phần II)  Du khách dạng riêng lẻ  Du khách theo tour trọn gói  Thăm bạn/thăm thân  Kinh doanh, công tác  Học tập, nghiên cứu  Khác 7. Anh/chị đã đến Đà Lạt bao nhiêu lần  Một lần (bỏ qua phần II, chỉ trả lời phần III)  Hai lần  Nhiều hơn 2 lần IV. Dưới đây là những thông tin cơ bản và một số câu hỏi liên quan đến hiểu biết của Anh/chị về biệt thự cũ phong cách kiến trúc Pháp tại Đà Lạt A. Thông tin cơ bản về các biệt thự cũ và không gian kiến trúc cảnh quan khu biệt thự tại Đà Lạt – Informaton about old villas and architectural – landscape space of villa area in Da Lat Đà Lạt là thành phố du lịch nổi tiếng tại Việt Nam. Đô thị Đà Lạt là sản phẩm của nền văn hóa Pháp, đặc biệt là những công trình kiến trúc biệt thự mang đậm phong cách kiến trúc từ nhiều vùng miền của Pháp. Hiện nay trên địa bàn thành phố Đà Lạt có hơn 1000 biệt thự cũ được xây dựng trước năm 1945. Đây cũng là điểm đặc trưng và là nguồn tài nguyên du lịch của thành phố. Bên cạnh nhiều công trình biệt thự cổ được cải tạo, chỉnh trang đưa vào hoạt động tham quan (khu du lịch Dinh Bảo Đại I, III) và du lịch nghỉ dưỡng (khu resort biệt thự cổ Cadasa, khu resort Ana Mandara); nhiều biệt thự là cơ quan hành chính, nơi ở của người dân địa phương hoặc đưa vào sử dụng cho các dịch vụ phục vụ du lịch (nhà hàng, tiệm cà phê,…)

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B. Thông tin cơ bản về hiểu biểt của Anh/chị về biệt thự Pháp cổ tại Đà Lạt – Questions of your knowledge about old French villas 8. Anh/chị đánh giá thế nào về chất lượng công trình biệt thự kiến trúc Pháp tại Đà Lạt trong những năm trở lại đây  Tăng lên  Không thay đổi  Giảm đi  Không có ý kiến Nếu câu trả lời là “Giảm đi”, vui lòng trả lời thêm câu 9; các câu trả lời còn lại bỏ qua câu 9, chuyển sang câu 10 9. Theo anh / chị / bạn, nguyên nhân tăng lên/giảm đi của chất lượng biệt thự Pháp cũ tại Đà Lạt là  Do công tác bảo tồn của chính quyền địa phương  Do ý thức người dân  Do ảnh hưởng của quá trình đô thị hóa  Do phát triển du lịch và lượng khách du lịch ngày một tăng 10. Đánh giá của anh/chị về hiệu quả công tác duy trì và bảo tồn các biệt thự cũ hiện nay  Tốt  Bình thường  Không tốt 11. Lý do anh/chị đánh giá công tác bảo tồn không tốt là  Không tôn trọng nét nguyên mẫu của công trình  Không đánh giá đúng vai trò quan trọng của các biệt thự cũ đối với cộng đồng và hoạt động du lịch  Số lượng công trình được bảo tồn còn ít  Khác V. Các câu hỏi liên quan đến nhu cầu du lịch của anh / chị / bạn (“Người địa phương” (câu hỏi số 6) chỉ trả lời từ câu 16 trở đi) 12. Đặc điểm nào của Đà Lạt làm anh/chị quyết định tới du lịch (vui lòng chọn ít nhất 3 câu)  Danh lam thắng cảnh  Thu hút lịch sử  Vui chơi / giải trí  Lễ hội/hoạt động đặc biệt  Thăm thân / bạn bè  Dễ dàng di chuyển  Chất lượng ăn ở  Khí hậu, thời tiết  Khác 13. Anh/chị đến Đà Lạt với ai?  Gia đình, người thân  Bạn bè, người yêu  Một mình 14. Trong thời gian tới Đà Lạt, anh/chị nghỉ ở đâu?  Khu du lịch nghỉ dưỡng (resort)  Khách sạn 128

 Nhà nghỉ  Nhà nghỉ dạng phòng tập thể (có bếp tự nấu)  Nhà bạn bè/người thân  Dựng trại 15. Trong tương lai, anh/chị có dự định quay trở lại hay không?  Rất có thể  Có thể  Có thể không  Hầu như không  Không biết Nếu câu trả lời là “Có thể không” hoặc “Hầu như không”, xin vui lòng cho biết lý do 16. Anh/chị có biết về các khu nghỉ dưỡng biệt thự cổ tại Đà Lạt không (Cadasa Resort, Ana Mandara Resort)?  Có nghe nói (trả lời câu 16a)  Đã tới thăm (hoặc đã nghỉ lại) (trả lời câu 16b)  Không biết tới 16a. Anh/chị có ý định tới thăm/nghỉ lại tại các khu nghỉ dưỡng biệt thự cổ hay không?  Có  Không. Lý do 16b. Chất lượng các biệt thự nơi anh/chị đã tới thăm hoặc nghỉ lại  Rất tốt  Tốt  Trung bình  Kém  Rất kém Nếu câu trả lời là Kém hoặc Rất kém, xin vui lòng nói rõ thêm lý do 17. Anh/chị có biết về khu du lịch Dinh Bảo Đại I tại Đà Lạt không?  Có nghe nói (trả lời tiếp câu 17a)  Đã tới thăm (hoặc đã nghỉ lại) (trả lời tiếp câu 17b)  Không biết tới 17a. Anh/chị có ý định tới tham quan tại khu du lịch dinh Bảo Đại I hay không?  Có  Không. Lý do 17b. Chất lượng các biệt thự, công trình trong khu du lịch như thế nào?  Rất tốt  Tốt  Trung bình  Kém  Rất kém Nếu câu trả lời là Kém hoặc Rất kém, xin vui lòng nói rõ thêm lý do 18. Anh/chị sẽ giới thiệu khu du lịch, khu nghỉ dưỡng với người khác?  Sẽ giới thiệu  Không giới thiệu 129

Nếu câu trả lời là Không, xin vui lòng nói rõ thêm tại sao 19. Anh/chị cho biết có thể làm gì cụ thể nhằm nâng cấp khu du lịch (Dinh I Bảo Đại), khu nghỉ dưỡng biệt thự cổ để chuyến tham quan (nghỉ lại) của bạn dễ chịu hơn?

Appendix 5 – Related maps Planning of orientation in architectural and landscape heritage conservation

Source: “General Planning of Da Lat City” Report 2013

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