urban land development modes in shanghai, china
TRANSCRIPT
URBAN LAND DEVELOPMENT MODES IN SHANGHAI, CHINA: 1993-2013Rongxu Qiu (Ph.D Candidate)Wei Xu
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Study Area: ShanghaiConstruction landDistrict
968 km2 1197 km2 4033 km2
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Research background:• Land development modeling and simulation:• unravel evolutionary trajectories of urban growth • reveal future growth possibility and expansion direction• provide an important tool to assess future impacts• understand complex causal relations
• However, modeling and simulation studies: • treated urban land development as a singular and uniform
process across space (Batty, 1971, 1991; White & Engelen, 1993; F. Wu, 1998)• neglected place-based decision-making processes• ignored possibility of multiple trajectories
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Theorizing land development• Market-based land
development modelo accessibility, bid for price, profit
maximization, a concentric land use pattern
with a price gradient descending from city center to suburb.
• Government-lead land development model
• Growth Machine Model (GMM) • Urban Regime Model (URM)
• government-funded developerso place-making, favourable
policy, government subsidymulti-centers, spatial inequality
Land
Commodity
PrivateOwnership
Juridical Individualism
Well-defined legal system
Market Economy
Competitive & efficient market
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Theorizing land development in China• City-based Land Development
(Ding, 2004; Lin & Ho, 2005; Hsing, 2006; Tian & Ma, 2009). • State, State-owned instituteso land expropriation, land
allocation, industrialization, infrastructure upgradation
urban land use expansion, suburbanization
• In-situ Land Development (Yeh & Li, 1999; Zhu, 2000; Xu, 2004; Lin, 2007;)• Local governments, collectives,
Township-Village Enterprises (TVEs)
o production process transformation, foreign investment attraction
rural construction land boom, agriculture land loss
Land
Social, political
State Own Collective Own
Juridical Individualism
State policy Legal system
Socialist Market
Limited competition
market
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Theorizing land development: China• Zone-based Land Development
(Cartier, 2001;Yang & Wang, 2008 ;Wang & Chen, 2010)o special development zone fevero new city movement (Place-
making)leap-frog development, multi-
centers, urban sprawl
Land development of a city is a multi-trajectory process
Three land development modes in ChinaIncomplete, biased, insufficient
Land
Social, political
State Own Collective Own
Juridical Individualism
State policy Legal system
Socialist Market
Limited competition
market
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Research objectives:• Objective I:• identify the modes of land development of Shanghai by
understanding how government agencies, regulatory policies, and various actors are involved in the development and decision-making process
• Objective II:• Assess significance and spatial effects of different modes
of land development in Shanghai
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Data I:•Objective I:• In-depth interviews: 40-120 min• Interviewee selection: key informant identification and snow-bow approach• 11 Interviews in summer 2015• government officials, developers, planners
• Government documents
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Data II:•Objective II:• Remotely sensed imageries (1993, 2013)• Source: USGS
• Land survey data (2002, 2006)• 1571 urban regulatory plans• Master plan• Source: Shanghai Urban
planning and Resource Administration bureau
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Types of urban land for development• Urban Built-up Area(UBA)• constructional uses of land
on the condition of government land expropriation
• Concentrated Construction Zones(CCZ)• Industrial Zones(IZ)• Urban industrial land,
industrial parks, industrial bases.
• 106
UBACCZ
IZ
ruralCCZIZ
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Five land development modes
Land reserve
Developer
Prefecture government
City government
Agriculture land(collective-owned)
Market
Land reserve
Developer
City/prefecture government
City government
Construction land(all type)
Market
Company
Village/Town
Agriculture land(collective-owned)
Rent
Developer
City government
Construction land(state-owned institutes)
House/office/commerce/factory
Office/commerce/Factory
House/office/commerce/factory
House/office/commerce/factory
Developer
Government
Land(all type)
Public facility/Infrastructure
Mode I Mode II Mode III Mode IV Mode V
Citygovernment
Prefecturegovernment
Village/Town
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Land reserve
Developer
Prefecture government
City government
Agriculture land(collective-owned)
Market
House/office/commerce/factory
Mode I
Citygovernment
Prefecturegovernment
Village/Town
Mode IRurual UBACCZ
IZ
Agriculture land(collective)
Land reserve
Land market
Land use officeLand reserve center
(city)
Land use officeLand reserve center
(Prefecture)
Secondary developer
State-owned primary land developer
1025 km2
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Company
Village/Town
Agriculture land(collective)
Rent
Factory
Mode II
Citygovernment
Prefecturegovernment
Village/Town
Mode II
Bottom-up
Rurual UBACCZ
IZ
1077 km2 336 km2
Development & reform commission
(city)Agriculture land
(collective)
Development & reform commission
(district)Village/Town
Enterprises (rent)
Collative Stakeshare Company
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Land reserve
Developer
City government
City governme
nt
Other land(state-owned)
Market
House/office/commerce/factory
Mode III
Citygovernment
Prefecturegovernment
Village/Town
Mode IIIRurual UBACCZ
IZ
Construction land
Land reserve
Land market
Land use officeLand reserve center
(city)
Land use officeLand reserve center
(Prefecture)
Real estate Developers/Companies
State-owned primary land developer
60 km2 201 km2 211 km2
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Developer
City government
Other land(state-owned institution)
House/office/commerce/factory
Mode IV
Citygovernment
Prefecturegovernment
Village/Town
Mode IV
Construction land(state-owned)
Land development
Non-construction land (state-owned)
36 km2
Bao Steel
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Developer
government
Land
Public facility/Infrastructure
Mode V
Citygovernment
Prefecturegovernment
Village/Town
Mode V
bottom-up / top-down
Construction land
Land development
Non-construction land
112 km2
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Conclusion:• Different from conventional wisdom, there is a complexity in
urban land development processes in a single city• Five modes identified • Out of five identified modes, Mode I and II are the most
important ones as the case of Shanghai• Market mechanism is in play in some modes of land
development by is very much contained in an institutional framework
• The results suggest the reasons why current land development models have limited success without a thorough understanding of these processes
• The study not only provides a land development framework for modeling and simulating land development in China but also present useful information of urban development policies and planning