从政策分离走向政策融合——深圳市存量用地开发政策的反思与建议

政策设计是存量用地开发中的重要内容。以深圳为例,首先以政策演进的视角对以市场为主导的城市更新和以政府为主导的土地整备进行制度分析,指出设计有效的政策规则降低存量用地交易成本是深圳存量用地开发快速推进的关键。但是由于存量用地开发政策中存在利益平衡机制缺失、补偿标准不衔接、容积分配规则不完善、产权整合成本高等问题,造成了存量用地的开发不平衡、激励不相容和空间碎片化。最后,以存量用地开发单元为核心提出政策融合的思路,并围绕构建开发单元制度、统筹政策补偿标准、创新容积核算规则、完善征收政策等方面提出深圳市优化存量用地开发的政策思路。

From Separation to Integration:Policy Reflections and Suggestions on the Development of Existing Land Stock in Shenzhen

Policy design is important in the development of existing land stock.Taking Shenzhen City as an example,this paper first analyzes the system of market-oriented urban renewal and government-oriented land readjustment from the perspective of policy evolution and points out that effective policies to reduce transaction cost is the key to rapid development of existing land in Shenzhen.However,due to the lack of a mechanism to balance diverse interests,inconsistent compensation standards,flawed allocation of development opportunities,and high cost of consolidating property rights,the development of existing stock land is unbalanced with conflicting incentives and spatial fragmentation.Finally,this paper proposes policy integration measures centered on development units and puts forward ideas to optimize land development in the next stage in Shenzhen,such as building the development unit system,regularizing compensation standards,innovating FAR accounting rules,and improving land expropriation policies.