| 摘要: |
| 开发权作为是各类各级空间规划关
注的实质性要素，已经成为城市更新研究领
域的关键变量和重要课题。开发权转移制度
为开发权的动态调整提供了可行路径，是对
原有土地用途管制制度的优化和补充。然
而，该制度引入我国城市更新实践所产生的
经济效益却没有得到实证层面的澄清。首
先，本研究对开发权转移的过程进行了市场
机制分析，认为在开发权总量控制的前提
下，通过开发权转移可以实现总体社会效益
的提升。然后，以长宁区为例开展实证，假
设开发权可以在自由市场中进行交易，测算
了开发权转移时的交易价格和交易数量，以
此定量地评估在减量降级、总量控制、减量
发展三种情况下开发权转移所产生的收益和
损失，进而对减量发展场景中的开发权转移
的有效性进行检验。最后，结合实证结果和
分析，为我国引入开发权转移制度提供具体
的政策建议。 |
| 关键词: 城市更新 开发权转移 经济效
益 总量控制 减量发展 |
| DOI：10.13791/j.cnki.hsfwest.20240528004 |
| 分类号: |
| 基金项目:山东省社会科学规划研究项目（25CLJJ29） |
|
| Analysis of economic benefits of development right transfer in the context of urbanregeneration: Taking Shanghai Changning District as an example |
|
ZHOU Guangkun,HAN Chen,ZHUO Jian
|
| Abstract: |
| Development rights, as a substantive element of concern for all types and levels of spatial
planning, have become a key variable and an important topic in the field of urban regeneration
research. The planning and control of development rights imply a fundamental change in the
economic value of land, and its allocation profoundly affects the realization of social fairness and
interest balance in urban planning. The Transfer of Development Right (TDR) system provides a
feasible path for the dynamic adjustment of development rights, which is an optimization and
supplement to the original land use control system. However, the economic benefits generated by the
introduction of this system into China’s urban regeneration practice have not been clarified at the
empirical level. This study conducts a market simulation of the process of TDR from an empirical
perspective. Assuming that development rights can be traded in the free market, it calculates the
transaction price and quantity when development rights are transferred, so as to quantitatively
measure the gains and losses generated by TDR. Further, it tests the effectiveness of TDR. Combining
the empirical results and analysis, it provides specific reference and policy recommendations for the
introduction of the TDR system in China. Firstly, this study analyzes the market mechanism of the
TDR process. The research finds that even if the current development rights of both parties have been
exhausted and the planned development rights are also used up, on the premise of no transaction
costs, development rights will be transferred to those spatial entities that can use them more
efficiently, and the overall social benefits will be improved. That is to say, on the premise of
controlling the total amount of development rights, the overall social benefits can be enhanced
through TDR. Then, taking Changning District as an example for empirical analysis, assuming that
development rights can be traded in the free market, it measures the transaction price and quantity
when development rights are transferred, so as to quantitatively evaluate the gains and losses
generated by TDR under the three scenarios of downzoning, TDR and downzoning &TDR. The
research finds that in the scenario of downzoning, the change range of the land unit price is from
17 500 to 33 700 yuan per square meter, showing an overall downward trend. The reduction of
development rights has a greater impact on areas with higher benchmark land price levels. Directly
reducing development rights (by 10%) will bring a loss of about 82.129 billion yuan to the whole
Changning District. In the scenario of TDR, with the total amount of development rights remaining
unchanged, the comprehensive transaction price of development rights in Changning District is 12
263.40 yuan per square meter. The change range of the land unit price is from -1.573 million to 1.551
million yuan per square meter, showing an overall upward trend. If TDR is carried out independently
for residential land, the change range of the land unit price is from -1.225 million to 1.396 million
yuan per square meter, showing an overall upward trend. Through TDR, a gain of about 55.312 billion
yuan can be generated within the scope of residential land. If TDR is carried out independently for
commercial land, the change range of the land unit price is from -1.225 million to 1.396 million yuanper square meter, showing an overall downward trend. Through TDR, a gain of about 5.568 billion yuan can be generated within the scope of commercial land.
If TDR is carried out independently for office land, the change range of the land unit price is from -33 900 to 52 900 yuan per square meter, showing an overall
upward trend. Through TDR, a gain of about 40.855 billion yuan can be generated within the scope of office land.In the scenario of downzoning &TDR, the
comprehensive transaction price of development rights in Changning District is 12 645.22 yuan per square meter. The change range of the land unit price is
from -1.452 million to 1.553 million yuan per square meter, showing an overall downward trend. Downzoning &TDR can bring a gain of about 127.65 billion
yuan to Changning District. Compared with the profit and loss situation of TDR, the gain of each planning unit is decreasing, with the average decline range
between 35% and 45%. Therefore, while reducing the amount (by 10%) and carrying out TDR, it can also bring an increase in the overall social benefits to
Changning District, but it is foreseeable that if the reduction exceeds a certain scale, it will also bring a loss of overall social benefits. When introducing
downzoning &TDR, two different results will appear. When the reduction is within 20%, the overall social benefits will be improved, about 15.784 to 236.046
billion yuan; when the reduction is more than 20%, the overall social benefits will be lost, about -41.622 to -100.123 billion yuan.Overall, the TDR system has
generated positive economic benefits and can also be used simultaneously with downzoning system to establish a positive and benign compensation mechanism
between the transfer-out area and the receiving area.China’s TDR system should not blindly copy foreign experiences, but should establish the basic logic of
“dynamic regulation of development rights” to achieve the development goals of urban regeneration. Carrying out urban regeneration according to the three
dynamic adjustment models of development rights, namely growth, replacement, and protection, should be a new and reasonable way to introduce the TDR
system into China. |
| Key words: urban regeneration transfer of development right(TDR) economic benefits total amount control decrement development |
