社区规划与设计(2)计划经济模式下的住房规划与设计计划经济模式下的住房规划与设计Community Planning &DesignTheory & Practice0101049 policypolicyDo ask for permission if you need help!Welcome your participation. You will be awarded if answer questions on your own /actively.城市规划原理城市规划原理 P:484-553城乡住区规划，read relevant literature critically?How many from urban community? 多少来自商品房住区？多少来自福利房住区？CommentsComments虽然改革30多年了，新版教材基本仍然是计划经济的陈旧的“硬”规划内容；不能适应当前的市场经济要求；硬规划 软规划Community Planning & Design under Command EconomyI.DemandestimationHukousystemimmigrationcontrolPlanofrecruitment,employmentPlanning&Design(1）ComprehensivePlanningleveluDemandestimationPopulationGrowthRate人口增长率，机械和自然增长率ulanduseplanning,emphasizinglayoutandtwo-dimensionalphysicalstructure,R2,uallpublichousing,standardsfirmlycontrolledbythegov.p“十一五”时期，针对房价攀升的问题，国家住建部多次发文要求编制住房规划，但当前市场经济条件下how?Planning&Design(2）DetailedPlanning&DesignnDemand estimation，计划nPrinciples of LayoutCollective lifestyle under socialismEquipped with education (kindergarten, primary school, middle school, high school), retail (food, vegetable, cloth etc), postal, recreation and medical services.What is the difference of lifestyles under market system from those under socialism?nemphasesPhysical environment国家规范与标准国家规范与标准meansmeans minimum requirementsminimum requirements仍然是计划经济观念、意识和模式，城市居住区规划设计规范(2002) changing居住区(3-5万)居住小区(1.0-1.5万）居住组团（1000-3000）Layout Structure （1） 居住区居住小区Layout Structure （2） 居住区居住组团Layout Structure （3） 居住区居住小区 居住组团 居住区用地构成居住区用地构成住宅用地、公建用地、道路用地和绿化用地用地比例？用地比例？公建公建配置？配置？Changing?绿地与公共空间，绿地与公共空间，Useful?住宅布置方式1. 行列式 p5052. 院落式/周边式P5063. 混合式P5074. 自由式P507理念？实践理念？实践原则（原则（“性性”）：整体性、经济性、科学性、生态型、地方性与时代性、超前性与灵活性、领域性与社会性、健康性；“以人为本”，Who?Who?社会、经济和环境效益的统一；社会、经济和环境效益的统一；布局布局 pragmatic? 重点在于物质环境的营造，过分强调轴线布局、景观、平面构图构图 ，见物不见人；对“人”的生活方式、行为、习惯等漠不关心 ；实例实例布局开放空间的效用Housing Reform in ChinaHousing Reform in Chinan3 stagesThe first stage (79-88) an experiment stage when changes were carried out in a piecemeal fashion tested in a few selected cities; the sale of new housing at construction costs in 1979, and extended to old public housing in 1980 with share ownership (82-85). More attributes: land acquisition, compensation and provision of local public facilities; halted in 1985.The second stage (89-98) Large-sale housing reform, investment, management and distributionThe third stage: (98-)Housing Reform in ChinaHousing Reform in Chinan3 stagesThe second stage (89-98) Large-sale housing reform, investment, management and distribution, privatization of public housing, rental reform, housing finance.In October 1991, a major national housing reform conference was held in Beijing. The conference resolution, On Comprehensive Reform of the Urban Housing System, compiled by the State Councils Housing Reform Steering Group, was issued in November 1991. This resolution led to the large-scale sale of existing public housing at very low prices, particularly to their current occupiers. In 1993, concern about the low-price sales of public housing led government to suspend the housing reform programme. In 1993 the sale of existing public-sector housing at very low prices had been stoppedHousing Reform in ChinaHousing Reform in Chinaestablishing: (1) a dual housing provision system with a social housing supply providing economic and comfortable housing to middle- and low-income households and a commercial housing supply for high-income families; (2) a public and private housing savings system; (3) housing insurance, finance and loan systems which would enable both policy-oriented and commercial developments; and (4) a healthy, standardized and regulated market system of property exchange, repair and management.Housing Reform in ChinaHousing Reform in Chinan3 stagesThe third stage: (98-)The overall timescale was set at the end of 1998. Local authorities were left to decide when the change would take place and the details of subsidy policy. In order to catch the last welfare train, some work units could extend the implementation to the year 2000, and bought housing from commercial developers at market prices to sell or allocate to their employees at discounted prices.The policy aimed to establish a new system so that housing consumption is no longer a burden to the state or work units. Urban Land Use ReformLand in urban China is owned by the state and administrated directly by municipalities, rural land has been owned collectively by rural communities since the Chinese Communist Party took power in 1949 (Li, 1999). Municipalities can requisition rural land at its discretion by paying some compensation and transferring related rural residents into urban registration. During the pre-reform era (from 1949 to 1979), land users were all public work units, thus land allocation was based on administrative planning, land was nominally worthless and the acquisition of the land was nothing more than a bureaucratic arrangement. Land Use Rights System(LURS)The Land Use Rights system, literally the “paid transfer of land-use rights” (tudi youchang zhuanran), was made official by adding the statement “The right of land use can be transferred in accordance with the relevant legislation” to the Constitution (Li, 1999). Land still belongs to the State, making land use rights acceptable on the basis of the socialist doctrine. Land Use Rights System(LURS)Land Use Rights (LURs) are separated from ownership rights and become tradable in the market by private treaty, negotiation and auction (Li, 1999). LURs are rights with time limits for different kinds of land use. The longest leasehold term is 70 years for residential, 50 years for industrial, 50 years for educational/cultural and 40 years for commercial/office according to the 1990 Provisional Regulations on the Conveyance, Granting and Transferring of the State LUR in Cities and Towns. Within the leasehold period, LURs can be transferred and traded with the permission of the government. At the end of this contract period, the land and all its attachment would automatically revert to the state without payment and compensation, but the land users could renew the contract after paying for extensionCommercial Housing ProvisionDevelopersInternationalPublic-owned companiesPrivate companiesDevelopment ProcessLand market (two tiers)Planning permissionAffordable Housing ProvisionThe Economy Habitable Housing (EHH) planAnju ProjectIncome system?Submarket boundariesHome Mortgages Home mortgages in China, where available at all, usually require large downpayments and high monthly installments that few workers can afford (Rosen and Ross, 2000). The relatively few Chinese citizens who have taken out these mortgages were largely private business owners or employees of foreign-funded enterprises that offered special incentives to enable their workers to buy a home.Only three Chinese banks (ICBC, ABC and CCB) were authorised to provide home mortgages prior to 1998.Hedonic modelHedonic modelIn the hedonic model formally rendered by Rosen (1974), a housing unit is described by a vector of n objectively measurable characteristics. The housing unit (a bundle of characteristics) commands a price in the market. Various bundles and their associated prices reveal the implicit prices of the characteristics, known as hedonic prices.Hedonic modelHedonic modelAlthough there is no consensus in the literature regarding the variables to be included into the hedonic price function, characteristics in three categories are generally considered appropriate (Bowen, et al., 2001): housing structural characteristics (S), social and environmental attributes of the neighbourhoods in which dwelling is located (N), and other locational characteristics such as accessibility to CBD, employment and services etc (L). Given appropriately measured variables in these three categories, it is generally agreed that proper specification of the hedonic price function accordingly expresses the market (cross-sectional) prices of housing units asP=(S, N, L)EvidenceDependent VariablePRICELN(PRICE)Independent VariableCoefficientt-valueCoefficientt-valueConstant4191.64915.318*8.318110.629*FR1BKM-1109.644-2.975*-.413-4.033*Hsage-24.675-2.137*-.008-2.377*Tt94/01-671.021-2.198*-.170-2.024*Tt031097.6863.032*.2582.596*Tt042458.5816.028*.5094.543*Tt054104.4505.427*.7593.654*R20.830.797Adjusted R20.800.760F-Statistic26.94121.635df3939