低效产业用地再开发的“租差”倒挂现象与重置路径  

Rent Gap Inversion Phenomenon and Resetting Paths of Inefficient Industrial Land

作　　者：何冬华 杜金莹[2] 刘玉亭 HE Donghua;DU Jinying;LIU Yuting

机构地区：[1]华南理工大学建筑学院,广东广州510641 [2]广州市城市规划勘测设计研究院,广东广州510060

出　　处：《城市发展研究》2023年第5期118-126,共9页Urban Development Studies

基　　金：国家自然科学基金面上项目“乡村生活空间的演变、现状特征及其影响机制研究——以珠三角外围典型县域为例”(42171199);广东省哲学社会科学规划学科共建项目“社区治理视角下城镇老旧小区改造模式与策略研究——以广州市为例”(GD22XGL06);广州市城市规划勘测设计研究院规划专业课题项目“城市更新中制造业的用地供给策略研究”(RDP2220202013)。

摘　　要：企业化政府对租差的管理是保障城市更新良性循环的关键。应用Smith租差理论解释我国土地再开发现象,发现租差兑现过程表征为土地用途的变更过程,受到实际空间权利和行政许可权力双重因素影响,在低效用地再开发中存在租差倒挂现象。选取广州增城的两个产业片区为实证,剖析租差倒挂现象及其内在作用机制,揭示了低效产业用地的权属人会凭借实际空间权利兑现最大化的实际地租,通过透支潜在地租或偷换功能,导致“实际地租>潜在地租”,形成时间维度或功能维度的租差倒挂。基于此,探索了从租差倒挂到回归正轨的重置路径,即保障“归公于政府与社会的租差”,完善公共配套与开敞空间;引导“自有资本循环的租差”,推行精细化管控与分期滚动式开发;规范并监管“外部资本引发的租差”,提供可负担的产业空间。The management on rent gap by a entrepreneurial government is the key to guarantee a sound circulation of urban redevelopment.Applying Smith Rent Gap theory to interpretation of urban redevelopment phenomenon in China,this paper discovers that the process of rent gap realization reflects on the process of land use transition.Under the influence of dual factors,actual spatial rights and administrative permit power,there is a phenomenon of rent gap inversion in inefficient land redevelopment.By taking two industrial areas of Zengcheng district in Guangzhou as empirical cases,it dissects the rent gap inversion phenomenon and its internal mechanism.It reveals that owners of inefficient industrial land,with their actual spatial rights,would contend for maximized actual rent through overdrawn potential rent or illegal functional replacement.This results in"actual rent greater than potential rent"and eventually develops into rent gap inversion on time or functional dimensions.To bring the inverse rent gap on the right track,this study explores a resetting path by which"rent gap attributed to government and public"is guaranteed as well as public amenities and open space are improved.It introduces fine-grained management and phased rolling development by guiding"rent gap in self-owned capital cycle".Through regulating"external capital-induced rent gap",supply of affordable industrial space becomes feasible.

关 键 词：租差 土地用途 企业化政府 低效用地 土地再开发 广州 

分 类 号：TU982.29[建筑科学—城市规划与设计]