【作者】 王哲；

【导师】 朱一中；

【作者基本信息】 华南理工大学 ， 土地资源管理， 2016， 硕士

【摘要】 当前我国有限的土地资源使城市土地利用面临着供需矛盾突出的严峻形势,依靠土地增量扩张的时代已一去不复返。相应地,在城市土地节约集约利用政策导向下,内涵式发展成为了缓解土地供需矛盾、保障城市可持续健康发展的根本出路。城市更新作为旧城空间内涵更新的重要途径,产生了大量的土地增值。土地再开发增值收益分配也由此成为其中的矛盾焦点。城市更新政策作为政府用以调节相关利益主体间的土地权利配置和利益分配的关键工具,是政府主导城市更新过程中的利益分配并从中获取土地收益的重要手段。如何合理分配各利益主体间土地增值收益,促进城市更新的有效开展并实现土地的高效利用,已成为我国城市更新治理的重要研究课题之一。本文在对我国城市更新政策及治理、土地产权、剩余控制权/索取权等文献进行研究梳理的基础上,基于现代产权理论、剩余控制权/索取权理论和城市更新理论,设计概念模型并提出研究假设,借鉴世界各国(地区)城市更新中的土地政策与剩余控制权配置经验,先总结广州市城市更新政策演变历程及实施现状,再从剩余控制权视角出发结合案例分析广州市城市更新政策,最后总结城市更新政策中剩余控制权配置存在的问题并提出对策建议。研究发现,在城市更新政策制定过程中,政府、开发商和原产权人围绕着土地增值收益展开了一系列的博弈,而这背后实际上是关于剩余控制权的争夺。政府利用其主导优势,不断调整城市更新政策,以期掌握更多的剩余控制权/索取权,从而获得更多的土地收益。但事实证明,政府在掌握剩余控制权/索取权时,城市更新进程是低效的。只有当市场主体掌握剩余控制权并获得剩余收益时,才能保证城市更新效率。此外,禁止或限制开发商介入并不能有效保障公共利益,政府应通过政策引导和规划控制促使市场主体开发行为趋向公共利益目标,而不是收回剩余控制权。本文将企业治理中的剩余控制权理论移植到城市更新治理上以探索政策研究的新工具和新途径。由于目前鲜有学者从剩余控制权的视角聚焦于城市更新的政策研究,故本文研究可借鉴的资料有限,提出的对策建议有待实践的检验。更多还原

【Abstract】 At present, the limited land resources in our country make the urban land use face the grim situation of supply and demand contradiction, and the time when expansion can rely on the increment of land has gone forever. Accordingly, under the policy guidance of urban land conservation and intensive use, the connotation type development has become the fundamental way to ease the contradiction between supply and demand and guarantee the sustainable and healthy development of the city. Urban renewal, as an important way to renew the connotation of the old urban space, has produced a great amount of land value increment. The income distribution of land value increment from land redevelopment has thus become the focus of contradictions. Urban renewal policy, as the key tool for government to adjust the allocation of land rights and distribution of interests among stakeholders, is an important means for the government to lead interest distribution and get land revenue in the city renewal process. How to rationally distrib ute the income of land value increment among the main stakeholders, promote the effective development of urban renewal and realize the efficient use of land, has become one of the important research topics of urban renewal management in China.Combing literatures of urban renewal policy and governance, land property rights and residual control/claim rights, this article designs conceptual model and puts forward research hypothesis on the basis of modern property rights theory, residual control rights/claim theory and urban renewal theory. Referring land property management experience of the urban renewal in other countries(regions), the article summarizes the urban renewal development process and the implementation status of Guangzhou city. Then from the perspective of residual control rights, combined with case study of Guangzhou urban renewal policies, this article sums up existing problems and put forward countermeasures and suggestions in the urban renewal land residual control rights al ocation.The study found that in the process of urban renewal policy formulation, the government, developers and original owners of property play a series of the game for the land value increment income, and they are actually competing on the residual rights of control. Taking advantage of its leading role, the government constantly adjusts the urban renewal policy, in order to grasp more residual control rights/claim, thus obtaining more land revenue. But in fact, when the government grasp the residual rights of control/c laim, the city renewal process is inefficient. Urban renewal efficiency can be ensured only when market players grasp the residual control and obtain the residual income. In addition, prohibiting or restricting the involvement of developers can not protect public interests effectively, the government should make the development behavior of the main body of the market approach public interests through policy guidance and planning control, instead of reclaiming the residual rights of control. In this paper, the theory of residual control rights in corporate governance is transplanted to the urban renewal governance to explore new tools and new ways of policy research. Since few scholars have focused on the policy research of urban renewal from the perspective of residual control right, the information available for reference is limited, the countermeasures and suggestions put forward in this paper need to be tested by practice.更多还原