城市土地再开发研究热点与趋势——基于CiteSpace的知识图谱分析#br#

20世纪90年代以来,城市土地开发与再开发逐渐成为中国城市发展的重要研究方向。为系统总结土地再开发研究现状,针对中国知网的中文核心、CSSCI、CSCD数据库,基于CiteSpace对国内城市土地再开发研究进行知识图谱分析。结果显示：①研究方法上,从量化分析到政治经济学和制度经济学的介入;②模式转型上,从“房地产化”到城市竞争力提升;③动力机制上,从房屋、地块开发动力到成片开发动力转变;④利益博弈上,从地方政府主导到多元利益主体合作转变。现有研究仍存在部分西方“舶来”理论在中国语境下的认识不够深刻、成片土地再开发的博弈关系及机制挖掘亟待深入、对地方政府在土地再开发中的角色认知的关注度不足等问题。未来土地再开发研究可关注以下方向：一是结合中国语境深化理论研究,二是深入挖掘土地再开发背后的空间生产机制,三是深化土地再开发的政府角色认知等。     

Land Redevelopment and the Built Environment in Third-Wave Cities: Review and Synthesis

I seek to synthesize several different approaches to issues of urban land redevelopment and the built environment. The essay focuses on developments in the third and current historical wave of capitalist development. I describe the economic logic of land-use change with reference to both commercial and residential property. This logic has become intimately intertwined with global finance and this state of affairs has introduced new elements of fluidity and risk into the built environment. Issues of urban policy and the role of municipal authorities in shaping urban land markets are then considered. I describe how local government agencies increasingly pursue development projects in complex partnerships with representatives of the real-estate industry. In the second half of the paper, the overall argument is recast by reference to three important trends in regard to land-redevelopment and the built environment in third-wave cities, namely, the economic and architectural renaissance of central business districts, the widespread gentrification of inner-city neighborhoods, and the emergence of a new post-suburban phase of peripheral urban expansion.     

辨析产权与规划权力的关系——中国控规与美国区划法的比较研究

尽管在诸多技术层面与美国区划法相近,中国的控制性详细规划在产权分配方面扮演着完全不同的角色。鉴于美国区划出现在私有产权盛行良久之后,因此象征着对现行产权的一种削减;中国的控制性详细规划则明确了政府会将何种产权授予开发商。因此,当开发商寻求规划变更时,美国对此更为宽容,而中国的制度却把这种行为视作试图变相谋取国家资源。无论如何,这两个国家的开发商都会设法对规划条件施加影响:美国开发商的做法是与当地政府公开谈判,而中国开发商不得不通过更加潜移默化的方式进行游说。长期而言,中国的规划条件调整使得政府以外的机构主导城市再开发项目的难度增大——无论其规模多小;但另一方面,国家也得以分享更多的土地使用价值。由此,虽然中国的控制性详细规划与美国区划法在形式上相似,但二者的作用并不相同,其对城市开发和再开发的影响也大相径庭。     

The redevelopment of peri-urban villages in the context of path-dependent land institution change and its impact on Chinese inclusive urbanization: The case of Nanhai,China

Following nearly three decades of urban sprawl, China's urbanization has entered a new era of land redevelopment that encompasses built-up land in villages in a manner that is unprecedented. Village redevelopment involves both dramatic institutional change and governance restructuring. The extant literature on this redevelopment focuses primarily on top-down initiatives launched by urban governments, paying little attention to villages' responses as actual landholders. Through a case study of village redevelopment in Nanhai, this paper examines villages' behaviour during periods of institutional change and their interactions with urban governments to shape final outcomes. Institutional uncertainty emerges during path-dependent institutional change, as revealed through the absence of effectively executed planning control and unclearly defined profit sharing. As a result, villages and urban governments sign incomplete contracts for entire redevelopment plans. Such agreements result in disordered competition for land rents that take the form of villages ‘holding up’ the government that has previously made a commitment to the village pursuant to the contracts. Villages maximize their profits and attenuate the government's role in ensuring public revenue, whereas government compromises related to development control challenge the capacity of limited public governance. The government's concessions related to profit distribution result in increased inequality between more prosperous villages and other groups, such as migrant populations and remote rural villages. Research findings contribute to a comprehensive understanding of newly created governance in redevelopment and call for a critical evaluation of existing urban renewal policies to ensure that urbanization is an inclusive process.     

Dilemma for the Redevelopment of Village and Town Construction Land,Formation Mechanism and Policy Suggestions

Under the context of economy new normal and rapid urbanization, the shift of economic growth, structural adjustment pains as well as pre-stimulus digestion comes coincidentally. The boundary red line of urban growth, the red line of the number of basic farms and the ecology red line makes the local to conserve land. Land stock for village and town construction is a huge amount of potential resources. Redevelopment of land for village and town construction provides ensured land security for the smooth progress of urbanization. Combining village and town construction land use characteristics and making in-depth analysis of the difficulties in the redevelopment of village and town construction and its inner mechanism, policies and suggestions were proposed for the redevelopment of village and town construction land in terms of land property, land price, market allocation, planning, surveillance and so on, so as to provide valuable reference for the smooth redevelopment of village and town construction land, and the system design of villages and towns.     

Shifts in governance modes in urban redevelopment: A case study of Beijing's Jiuxianqiao Area

Despite modes of governance having been recently identified, little research has explained the impetus for the formation and transformation of these modes of governance in an authoritarian political setting. This paper aims to close the gap by combining fragmented state and grassroots governance with institutionalism's “structure–agency” framework. A case study of Jiuxianqiao's redevelopment was undertaken to analyze its shifting modes of governance. The research found that the mobilized citizens and the Central government with its priority on social stability indirectly resulted in the formation of an alliance, which strongly counteracted the pro-growth coalition between Chaoyang's District Government and private enterprises in Jiuxianqiao redevelopment. Consequently, the alliance of the Central government and society moved the transformation from the realm of public–private governance to a more inclusive type of governance in urban redevelopment. However, additional research is needed to verify its generality in China's urban redevelopment.     

Brownfield Redevelopment Based on Theories of Urban Regeneration and Landscape Urbanism:A Case Study on Changchun Tractor Factory

Urban development and construction has led to a series of problems,such as the deficiency of land resources,difficulty in old city renovation,and backward landscape construction,etc.Brownfield refers to the abandoned and polluted lands of industrial,commercial,or other uses,whose redevelopment can not only effectively stimulate the intensive utilization of urban lands and the growth of urban economy,but also improve the quality of the urban ecological environment.Considering that the research on brownfield redevelopment methodologies in China is still at its initial stage,the application of the theories of urban regeneration and landscape urbanism in brownfield redevelopment will be conducive to solving various urban problems and promoting brownfield land use values.This paper,based on an analysis on the theoretical connotations of urban regeneration and landscape urbanism and their infl uences on brownfi eld redevelopment,argues that the urban regeneration theory can serve as the"framework"while the landscape urbanism theory as"skeleton"of brownfi eld development,both of which can integrally form the"organic body of brownfi eld redevelopment."It further puts forward fi ve primary principles for brownfi eld redevelopment which are elaborated through a case study on Changchun Tractor Factory.     

Mode and Mechanism of Urban Land Redevelopment

On the basis of summarizing and appraising the mode and mechanism of land redevelopment in urban regeneration in China’s transitional period,the relationship between land redevelopment system and urban regeneration is analyzed from the perspective of land system,and then the cooperative mechanism of urban regeneration and land redevelopment is recommended for promoting the development of urban regeneration.     

Property rights,urban land markets and the contradictions of redevelopment in centrally located informal settlements in Bogotá, Colombia,and Buenos Aires,Argentina

Following rapid urban growth over the past four decades, informal settlements originally located in peripheral areas of large Latin American cities are now occupying increasingly valuable land in the central city. As a result, these communities are facing intense redevelopment pressures with important implications for housing accessibility. Although this situation is common in the region, central city redevelopment assumes a variety of forms depending on shifting approaches to land titling under different urban governance regimes, resulting in variegated, formal, and informal land markets. This comparative historical case study of Bogotá, Colombia, and Buenos Aires, Argentina, suggests that urban redevelopment planning has drawn on two contrasting discourses of property rights: one privileging private market approaches based in the economic theory of Libertarianism; the other favouring state authority and redistribution building on the ethics of Utilitarianism. In both Bogotá and Buenos Aires, however, de facto land-titling policies have shifted between the principles of Libertarianism and Utilitarianism under different political regimes, and neither market- nor state-oriented approaches have served to safeguard low-income residents’ access to housing. Instead, the shifting influence of each discourse has structured formal and informal land markets in ways that complicate long-standing debates surrounding land titling in informal settlements.     

美国对“棕地”的更新改造与再开发

为了促进“棕地”的更新改造与再开发,美国联邦政府制定了专门计划与一系列措施,不少地方政府也予以积极配合,力图以此推动地方经济的发展,并取得了一定的成效。尽管“棕地”问题对我们还是一个比较陌生的概念,但并不等于此类问题在我国还没有发生。     

城市更新和规划革新——《深圳市城市更新办法》中的开发控制

为回应土地紧缺及粗放开发带来的环境问题,深圳市政府于2009年10月发布了《深圳市城市更新办法》,对不同类型、不同程度的更新改造活动做出规范。本文对《更新办法》的内容和三年来的实践进行分析,认为在其针对的主要问题当中,建成环境的衰败并不处在关键地位,更重要的是建设土地的循环使用。《更新办法》的颁布,一定程度上缘于现有土地使用政策及规划机制未能给城市再开发提供有效管理。《更新办法》尝试围绕开发权的界定和开发权的控制,从规划角度对土地开发秩序和开发收益进行管治,具有制度意义。     

Collaborative governance: A potential approach to preventing violent demolition in China

Due to the unbalanced and confrontational state-citizen relationship, China's urban redevelopment has been accompanied with continuous violent conflicts, which to a large extent damages the public image of Chinese government in recent years. This article first overviews the governance dilemma underlying China's violent demolition from the perspective of institutional arrangement, and then argues a collaborative approach can be a remedy for the dilemma. After the introduction and definition of collaborative governance, this article demonstrates its application in preventing violent demolition with the Caojiaxiang project in Chengdu as a case. It is found that collaborative governance is advantageous in enhancing the legitimacy of governance, increasing the potential to find effective solutions, and enhancing the trust between government and citizens. Despite the disadvantages of collaborative governance, including limited effect and the dependence on social capital, quality of stakeholders' interaction and leadership, this paper argues the success of Caojiaxiang project may be duplicated given the following institutional requirements are met: 1) an institutional procedure to establish and operate evictees' association in urban redevelopment projects; 2) an effective complaint system for the upper-level government to monitor the malpractice of lower-level government; and 3) an judicial system independent of local governments and legal proceeding over any illegal behavior in demolition.     

《拆迁条例》修订与城市更新制度创新初探

传统城市更新主要表现为地方政府主导下的城市土地再开发行为,《城市房屋拆迁管理条例》保证了强制性产权变更更新模式的推行,并因其在公益界定、程序规范和补偿机制方面的缺陷造成城市更新利益分配结构的失衡。在《拆迁条例》修订的背景下,结合城市更新运行机制,探讨城市更新制度创新的基本要点,包括公益限定、程序正义和公平补偿等基本原则。进而指出制度创新的关键在于更新过程中利益的分配与还原,应围绕城市更新政策制定和执行建构一个平等博弈的平台,使得政府、市场和居民等多元主体能够通过多方反复博弈实现利益平衡。     

Without zoning: Urban development and land use controls in Houston

Houston is the only major city in North America without zoning. The growth of Houston illustrates a traditional free market philosophy in which land use zoning is seen as a violation of private property and personal liberty. This paper explores how the lack of zoning has an impact on land use controls and urban development in Houston. Using a theoretical framework derived from institutional economics and public choice theories for institutional analyses of land development controls, it explores how local land use policies made by both the local government and non-governmental sectors shape urban development in Houston. The study results show that despite the city’s lack of zoning, local land use regulatory policies made by the municipality have significant influence on urban development. Additionally, civic and private organizations such as super neighborhoods and homeowner associations fill the gaps left by the lack of land use zoning. These two aspects contribute to land use controls and urban development of the city. The study finds that land use controls by private contract and by government legislative intervention are not mutually exclusive or immutable; that equity goals are not met in market approaches, and public planning intervention is necessary; and that deed restrictions might be better at facilitating property sales and maintenance than at improving neighborhood welfare and governance.     

美国市长论城市中心区开发

近年来,美国西北部地区发展迅猛,城市“空心化”和“郊区化”带来的问题十分严重。如何复兴中心区、促进城市中心区发展,成了一个十分重要的社会问题。１９９８年美国城市土地研究会（ＵＬＩ）组织了第五届市长论坛,专门就这个问题展开了讨论。     

深圳市2010-2016年城市更新活动的实施效果与空间模式分析

在城市化进程不断推进的背景下,城市更新已经成为中国城市发展的重要内容.以城市更新活动已进入制度化和常态化的深圳为研究区域,通过GIS空间分析对深圳市2010年至2016年间的城市更新单元项目的立项与实施情况进行研究,从区位条件、用地现状、规划等多个维度对城市更新活动的区位选择与空间分布模式进行分析.研究表明,城市更新单元制度极大地推动了深圳市存量土地的二次开发,总体实施效果较好,但呈现实施率逐年下降的特征.交通区位、项目用地规模、产权主体数量与项目改造类型均对城市更新活动的空间分布影响明显,体现了深圳市城市更新活动的市场主导特征.城市规划密度分区对城市更新项目的区位选择有明显影响,城市更新项目主要分布在规划容积率较高的密度分区,从密度一区至六区实施率递减.     

Alternative strategies for urban redevelopment: A case study in a squatter housing neighborhood of Ankara

Since the 1980s, the redevelopment of squatter housing settlements has been a primary policy focus of the local and central authorities in Turkey. Their strategies have adopted two different models: one approach was not effective at generating redevelopment activity and produced low quality living environments, and the other approach resulted in dislocation and gentrification. The literature stresses three issues. First, redevelopment sites are areas where market forces failed; thus, they are perceived as high risk, low-demand, and low-return investments with high transaction costs. Second, institutions that lower transaction costs boost market forces and increase economic performance in property development. Third, local authorities remain active in urban redevelopment; despite having no direct tools for local economic development, they do have tools for urban development. This study reformulates the basic transaction cost thesis and hypothesizes that local authorities can boost urban redevelopment by making changes to institutions or ‘the rules of the game’ by increasing information flow, positive externalities and perceived returns and by decreasing transaction costs, negative externalities and risks, all of which motivate land owners and house-builders. To test this hypothesis, I have conducted household surveys and semi-structured interviews with house-builders in a squatter housing neighborhood undergoing a gradual transformation. The goal of this study was to search for the impacts of the local authority’s strategies on homeowner inertia, private sector disinvestment and the implications of urban redevelopment. My findings revealed that the local authorities can produce desirable results for less attractive neighborhoods with the help of marketing, institutional strategies and effective land use planning without leading to dislocation and gentrification. Overall, this study suggests that ‘institutional’ strategies are crucial for urban policies and future urban redevelopment activities.     

Property-rights regime in transition: Understanding the urban regeneration process in China – A case study of Jinhuajie,Guangzhou

A variety of stakeholders have proposed different models of urban regeneration of China, and indicate an institutional arrangement that is more complex than a model dominated by the government or neoliberal interests. This study argues that the path to an effective property-rights regime for urban regeneration has become circuitous as it has needed to follow the trial-and-error process of institutional transition in China. Operational-level rights originally assigned to different actors have been gradually reclaimed by the land users and by the effect of market forces through ‘property-rights regime in transition’. Four rounds of regeneration were observed in Jinhuajie, Guangzhou over the past three decades, indicating the adoption of four property-rights regimes that have evolved sequentially, namely, a semi-open market for neighbourhood redevelopment, a semi-open market for land occupied by state-owned enterprises, an open market for redevelopment and an open market for both redevelopment and refurbishment. Each property-rights regime only reassigns one or two bundles of operational-level property rights from one actor to another to provide opportunities for older organisations to adapt to the new system. This inevitably led to an interweaving urban fabric and sub-optimal results of urban regeneration. This research suggests greater attention should be paid to cases of regeneration in different contexts as well as the interactions among the various stakeholders.     

Land‐use planning in ‘one country,two systems’: Hong Kong,Guangzhou and Shenzhen

This paper studies the political economy of urban governance and land‐use planning mechanisms in the ‘one country, two systems’ of mainland China and the Hong Kong Special Administrative Region (SAR). It is argued that the market economy of Hong Kong had, over the years as a British colony, established an efficiently‐run regulatory system of land‐use planning. The current land‐use planning mechanisms are biased toward economic growth as a result of its executive‐government‐led and business‐interests‐dominated political structure. The challenge for Hong Kong as a relatively autonomous SAR, therefore, is to incorporate the social and environmental dimensions in planning for territorial development within a wider regional context as a result of economic and political integration with China. In mainland China, the reforming socialist planned economy has now embraced privately and foreign‐owned enterprises though the Communist Party and the government have retained strong political control. A ‘dual’ land‐use development system operates under an economic‐growth‐oriented development strategy. On one hand, government authorities who are land owners, land managers, and the largest land users as they own most of the economic enterprises, may not, for various reasons, follow the planning intentions when formally allocating land for development projects. On the other hand, illegal construction and land uses are widespread, suggesting that the formal land‐use planning system is ineffective, if not irrelevant, in controlling development. Part of the explanation lies in the absence of a genuine land market where legitimate persons with land‐use rights can buy and sell land within a planning framework generally agreed by the community. Unless Chinese cities strive to establish formal land‐use planning processes to prepare plans with the participation of various actors to reflect their needs, and establish urban planning mechanisms that have teeth in controlling development, urban planning will continue to be marginal in local governance.     

Sports Facilities as Urban Redevelopment Catalysts: Baltimore's Camden Yards and Cleveland's Gateway

Proponents of sports facilities have justified public expenditures on these projects with the claim that they catalyze redevelopment in downtown areas. To date, little research has assessed this rationale. This article investigates the impacts from two well known sports projects, draws conclusions from the experiences of these cities, and assesses the ability of sports facilities to catalyze redevelopment at the district level. Evidence indicates that sports facilities offer opportunities to catalyze redevelopment, defined as the development of vacant land, the reuse of underutilized buildings, and the establishment of a new district image, but that district redevelopment is by no means guaranteed by these investments.