| 摘要: |
| 高层住区是我国城镇化进程中形成
的主要居住形态之一，亦是现阶段“好房
子”建设的重要对象。面对早期建成高层住
区空间逐渐衰败、更新治理问题愈发复杂多
样的现状，本文引入列斐伏尔社会空间理
论，以重庆市为实证，构建“政策—空间—
主体”整体分析框架，从历时性视角系统梳
理高层住区政策变迁、空间演变与主体行动
的发展态势与互动关系。研究发现，三者互
动逻辑随发展阶段呈现清晰转换：增量时期
政策主导空间生产与主体行为，存量时代居
民参与诉求日益凸显，而公共政策体系对物
质空间老化与参与需求的回应明显滞后，具
体反映为资金机制缺位、覆盖对象盲区与决
策程序梗阻三重困境。本文提出完善多主体
资金共担规则、推动政策覆盖次新住区、优
化集体决策程序等治理建议，为同类高密度
超大城市住房更新治理提供理论依据与实践
参考。 |
| 关键词: 高层住区 社会空间理论 政策—
空间—主体 更新治理 住房治理 |
| DOI：10.13791/j.cnki.hsfwest.20260615005 |
| 分类号: |
| 基金项目:国家自然科学基金面上项目（51778078）；重庆市自然科学基金面上项目（cstc2021jcjy-msxmX1055） |
|
| Dilemmas and countermeasures of renewal governance in high-rise residentialcommunities from the perspective of social space theory: An empirical study ofChongqing |
|
JING Xiaoting,HUANG Ling,LI Yichen,TANG Jian
|
| Abstract: |
| High-rise residential communities, as a prominent housing form shaped by China’s
urbanization, are now a critical focus in advancing the “quality homes” initiative and urban renewal.
However, as China has become the country with the largest number of high-rise buildings in the
world, the early-built high-rise communities are widely confronted with complex problems such as
deteriorating facilities and insufficient publicness. Compared with multi-story dwellings, their
distinctive vertical property rights structure, collective action dilemmas under high density, and gatedcommunity
characteristics render the conventional government-led renewal model difficult to apply
directly, posing formidable governance challenges. Against this backdrop, Chongqing, as a typical
megacity, features extremely high construction intensity and density, and ranks first nationally in the
proportion of households living in high-rise residences. The pressing demand for socio-spatial
renewal governance of high-rise communities in Chongqing is notably concentrated and pioneering,
making the city a representative case for studying such issues. This paper introduces Lefebvre’s
theory of social space and constructs an integrated “policy-space-actor” analytical framework. Taking
Chongqing as the primary empirical case, the study systematically examines, from a diachronic
perspective, the interactive relationships and stage-specific characteristics among policy evolution,
spatial transformation, and actors’ practices in high-rise communities, thereby revealing the
underlying mechanisms and structural tensions.The study delineates four stages in the development of
Chongqing’s high-rise communities, uncovering a clear shift in the interactive logic among the three
dimensions. In the initial experimentation period (1978–1996), land-use and housing commodification
policies drove the transition from work-unit housing to commercial housing, with spatial practices
responding passively and residents remaining as passive recipients before the awakening of property
rights consciousness. Following Chongqing’s designation as a municipality directly under the central
government in 1997, the city entered a rapid take-off stage; the accelerated construction of large-scale
high-rise commercial housing generated powerful inertia, which in turn prompted the swift refinement
of regulatory policies and technical standards such as floor area ratio and building height, while
property ownership awareness began to take shape among commercial housing owners. During the
diversified supply period (2007–2014), the establishment of the housing security system spurred the
massive expansion of multiple dwelling types, including commercial housing and public rental
housing. Spatial practice assumed dominance, with construction volume reaching its peak, and the
resultant pressures of vertical social segregation and facility maintenance began to exert a counterinfluence
on policy discourse. Since entering the incremental slowdown period from 2015 onward,Chongqing, with an urbanization rate exceeding 60%, has shifted to a dual focus on new development and existing stock. The reality of spatial deterioration and
the rising participation demands of residents and market actors have become increasingly salient, yet the public policy system has responded with a noticeable
lag.The research finds that the core predicament of current renewal governance lies in the inadequate responsiveness of public policy to the physical aging of
spaces and the participation demands of actors, concretely manifesting as three overlapping institutional dilemmas. First, in terms of funding mechanisms, the
policy framework has yet to establish clear multi-actor cost-sharing rules and boundaries of responsibility tailored to the property characteristics of high-rise
commercial housing, resulting in a situation where “funds are available but cannot be utilized.” Second, regarding coverage targets, existing policies display a
“barbell-shaped” blind spot that neglects the middle segment, lacking dedicated preventive policy support for the relatively new high-rise communities built in
the 2000s and 2010s, which constitute the bulk of the existing stock. Many such communities, while facing the imminent depletion of maintenance funds, find
it difficult to access systematic intervention. Third, concerning decision-making procedures, current collective voting rules encounter efficiency bottlenecks in
high-rise communities with numerous households, high rental ratios, and differentiated interests, often leading to a situation where “willingness to repair exists
but a resolution cannot be reached.” These three predicaments reinforce one another, forming an institutional impasse in renewal governance. In response to
these dilemmas, this paper argues that the government’s role should be positioned in top-level policy design and rule provision—neither absent nor
overstepping. Specific pathways include refining the operational rules for multi-actor cost-sharing, shifting the policy coverage window forward to encompass
relatively new high-rise communities, and optimizing stratified and categorized collective decision-making procedures, thereby achieving a policy
supplementation from “passive response” to “active maintenance.” The study also emphasizes that cultivating community social capital based on neighborhood
trust and everyday interaction serves as a crucial social foundation for the effective implementation of institutional policies. The research provides theoretical
underpinnings and practical references for the housing renewal governance of similarly dense megacities. |
| Key words: high-rise residential communities social space theory policy-space-actor renewal governance housing governance |
