城市存量工业用地再开发模式、影响与治理机制研究

With the transformation of economic growth pattern, the extension of "space for growth" will be unsustainable, and the "incremental development" to "land stocks" will be the wise choice for solving the land shortage of urban development in China, and will become a strategy for high-quality economic development. This research takes the perspective of stock industrial land redevelopment, analyzes the root of existing stock industrial land with a suitable logical analysis framework basing on the analysis of land property rights, planning management system, operation mechanism etc. Secondly, based on the behavioral theory of the firm and game theory, the research analyzes the costs and benefits of stakeholders and the multiple game process in different situations, and try to reveal the institutional obstacles affecting the stakeholders’ redevelopment behavior. Again, the research wants to study the effectiveness of stock industrial land redevelopment, combining the Hedonic model, ArcGIS spatial analysis, and field survey. Finally, it studies the performance, mechanism and institutional dilemma of different governance models, and explores the overall improved system and mechanism to solve stock industrial land redevelopment. This research aims to construct a holistic theoretical analysis framework for the stock industrial land redevelopment of “land value-added benefits redistribution” and “institutional mechanism innovation”, and systematically establishes an overall improvement mechanism and institutional instruments to tackle stock industrial land redevelopment. All above aims try to promote stock industrial land redevelopment, and improve the performance of idle construction land.

以“空间换增长”的外延式发展将难以为继，向“土地存量”要“发展增量”将成为破解我国城市发展空间困局的不二选择，也将成为经济高质量发展战略下的必然选择。本课题以存量工业用地再开发为切入点，通过构建存量工业用地再开发的逻辑分析框架，深入分析存量工业用地形成根源。其次，基于企业行为理论与博弈论，分析相关利益主体各自成本和收益以及不同情境下主体间多重博弈过程，揭示影响相关利益主体再开发行为的体制机制障碍。再次，结合Hedonic模型、ArcGIS 空间分析以及实地调研，探究再开发的影响效应。最后，研究不同治理模式的绩效、机制缺失与制度困境，探讨设计深层次的、整体配套的改进体制机制。本课题旨在构建一个存量工业用地再开发“土地增值收益分配”和“体制机制创新”的整体性理论分析框架，系统建立存量工业用地再开发改进机制和政策制度工具，力图推进我国存量工业用地再开发，发挥存量用地效益。

存量建设用地再开发成为破解城市发展用地困局的重要选择，本课题以存量工业用地再开发为切入点，对存量工业用地形成机理、相关利益主体再开发策略、影响效应和治理机制等方面进行了探索研究。首先，课题从利益博弈视角基于案例实证研究发现，再开发困境的症结主要在于政府、开发商和企业主之间的利益冲突。拆迁成本高、难度大以及资金收支不平衡、再开发程序繁琐以及多部门共同参与等因素导致再开发陷入困境。其次，从宏观和微观两个层面分析了城市工业用地二级市场转让的影响因素与内在机理，基于Z市256个工业用地转让交易数据，构建模型实证分析土地基本属性、企业基本特征、土地开发建设和企业经营效益等因素对城市工业用地转让的影响。再次，通过案例实证分析零星用地出让、增资技改、成片改造等再开发治理模式实施效果以及制度瓶颈。最后，分析市场和政府在存量工业用地再开发中作用，提出存量工业用地再开发治理能力建设的政策建议。本课题研究结果可为工业用地再开发实践和城市土地利用效率改进提供较好的决策参考。