广东省“三旧”改造研究进展*
Research Progress of "Three old" Transformation in Guangdong Province
项振海
昆明理工大学建筑与城市规划学院 讲师，博士
谭诗敏
华南理工大学建筑学院 硕士研究生
袁奇峰（通讯作者）
华南理工大学建筑学院 亚热带建筑国家重点实验室 教授、博士生导师
郭 炎
武汉大学城市设计学院 副教授，博士
摘要: 当前，中国城市开发已进入存量更新时代，以存量集体建设用地为主、具有广东地方特色的城市更新——“三旧”改造，已经开展了近10年，引起了全国相关领域的广泛关注。通过国内文献回顾，将既有研究概括为改造内涵、政策与制度创新，实践与反思，政治学和经济学的理论解释这3个方面。指出“三旧”改造是在城市化快速发展、国家土地制度不断收紧导致城市土地资源短缺的背景下，地方政府通过制定集体建设用地再开发政策以保障土地供给，以获取土地资源、土地再利用为主要目标的城市更新活动。
Abstract: Currently China's urban development has entered the era of stock construction land renewal. The practice of urban renewal in Guangdong, "Three old" Transformation, characterized by collective land has been carried out for nearly 10 years, which has aroused widespread concern in the relevant areas. Through domestic literature review, the contents of the study are summarized as three main aspects: the conception, innovative policy and institution, the practice and reflection, and the explanation. It is pointed out that the reform of "Three old" Transformation is an urban renewal activity with the main goal of acquiring land resources and land reuse, in the background of rapid development of urbanization and shortage of urban land resources caused by the continuous tightening of the state land system, during which the local government has adopted the policy of re-development of collective construction land to obtain land resources.
关键词：珠江三角洲、“三旧”改造、集体建设用地、城市更新、广东
Keyword: Pearl River Delta， "Three old" transformation， Collective construction land， Urban renewal， Guangdong
中图分类号：TU981
文献标识码: A
资金资助
国家自然科学基金项目 “产权制度视角下我国半城市化的微观动力机制研究：以武汉市为例” 41601153
[1]BURAWORY M. The state and economic involution : Russia through a China lens[J]. World Development, 1996, 24: 1105-1117.
[2]COOK I G．China's third revolution: tensions in the transition to post-communism[M]．London: Curzon Press，2001.
[3]邹兵. 增量规划、存量规划与政策规划[J]. 城市规划，2013（2）：35-37, 55.
ZOU Bing. Increment planning, inventory planning and policy planning[J]．City Planning Review, 2013 (2): 35-37, 55.
[4]赵燕菁. 存量规划：理论与实践[J]. 北京规划建设，2014（4）：153-156.
ZHAO Yanjing. Theory and practices of inventory planning[J]. Beijing Planning Review, 2014 (4): 153-156.
[5]许学强，李郇. 珠江三角洲城镇化研究三十年[J]. 人文地理，2009（1）：1-6.
XU Xueqiang, LI Xun. Research on the urbanization of Pearl River Delta (1978-2008): review and preview[J]． Human Geography, 2009, 24 (1): 1-6.
[6]LING C S I, HO S P. China's land resources and land use change: insights form the 1996 land survey[J]. Land Use Policy, 2003 (20): 87-107.
[7]杨廉，袁奇峰. 珠三角“三旧”改造中的土地整合模式——以佛山市南海区联滘地区为例[J]. 城市规划学刊，2010（2）：14-20.
YANG Lian, YUAN Qifeng. Research on patterns of land integration in a context of “San-jiu” Reconstruction in Pearl River Delta Region：a case study of Lianjiao District in Nanhai，Foshan[J]. Urban Planning Forum, 2010 (2): 14-20.
[8]周晓，傅方煜. 由广东省“三旧改造”引发的对城市更新的思考[J]. 现代城市研究，2011（8）：82-89.
ZHOU Xiao, FU Fangyu. Thinking about urban renewal from the “Three Old Reform” renewal in Guangdong Province[J]. Modern Urban Research, 2011 (8): 82-89.
[9]卢丹梅. 规划：走向存量改造与旧区更新——“三旧”改造规划思路探索[J]. 城市发展研究，2013（6）：43-48，71.
LU Danmei. Planning: towards transformation and revitalization: exploration of the "Three Old" transformation planning[J]. Urban Development Study, 2013 (6): 43-48, 71.
[10]赖寿华，吴军. 速度与效益：新型城市化背景下广州“三旧”改造政策探讨[J]. 规划师，2013，29（5）：36-41.
LAI Shouhua, WU Jun. Speed and benefit: Guangzhou “Sanjiu” redevelopment strategies for new urbanization[J]. Planners, 2013, 29 (5): 36-41.
[11]魏良，王世福. 城市规划视角下的“三旧”改造公共干预机制研究——以广东省“三旧”改造项目为例[J]. 南方建筑，2011（1）：26-29.
WEI Liang, WANG Shifu. The public intervention mechanism of "San-jiu" reconstruction from the urban planning perspective: cases study of Guangdong[J]. South Architecture, 2011 (1): 26-29.
[12]严若谷，周素红，闫小培. 城市更新之研究[J]. 地理科学进展，2011（8）：947-955.
YAN Ruogu, ZHOU Suhong, YAN Xiaopei. Studies of urban regeneration[J]. Progress in Geography, 2011 (8): 947-955.
[13]HUU P H, WAKELY P. Status, quality and the other trade-off: towards a new theory of urban residential location[J]. Urban Studies, 2000, 37 (1): 7-35.
[14]FRASER J A. Beyond gentrification: mobilizing communities and claiming space[J]. Urban Geography, 2004, 25 (5): 437-457.
[15]DUROSE C, LOWNDES V. Neighborhood governance: contested rationales within a multi-level setting: a study of Manchester[J]. Local Government Studies, 2010, 36 (3): 341-359.
[16]刘云刚，黄思骐，袁媛. “三旧”改造政策分析——以东莞市为例[J]. 城市观察，2011（2）：76-85.
LIU Yungang, HUANG Siqi, YUAN Yuan. Policy analysis of urban reconstruction: a case study of Dongguan[J]. Urban Insight, 2011 (2): 76-85.
[17]李小军，吕嘉欣. 广东“三旧”改造面临的挑战及政策创新研究[J]. 现代城市研究，2012（9）：63-70.
Li Xiaojun, LYU Jiaxin. Research on the challenges and policy innovation of “Three Old” reform in Guangdong Province[J]. Modern Urban Research, 2012 (9): 63-70.
[18]吕晓蓓，赵若焱. 对深圳市城市更新制度建设的几点思考[J]. 城市规划，2009，33（4）：57-60.
LYU Xiaobei，ZHAO Ruoyan. Thoughts over urban renewal system in Shenzhen[J]. City Planning Review, 2009,33 (4): 57-60.
[19]刘昕. 城市更新单元制度探索与实践——以深圳特色的城市更新年度计划编制为例[J]. 规划师，2010，26（11）：66-69.
LIU Xin. Urban renewal unit exploration and practice: Shenzhen example[J]. Planners, 2010, 26 (11): 66-69.
[20]陈晨，赵民，刘宏. 珠三角“三旧”改造中的土地利益格局重构及其运作机制——以佛山市“三旧”改造经验为例[J]. 中国名城，2013（1）：33-40.
CHEN Chen, ZHAO Min, LIU Hong. Research on the reconfiguration of land interest pattern in the context of “Sanjiu” reconstruction in Pearl River Delta Region and its operating mechanism: the Foshan case[J]. China Ancient City, 2013 (1): 33-40.
[21]刘芳，张宇. 深圳市城市更新制度解析——基于产权重构和利益共享视角[J]. 城市发展研究，2015，22（2）：25-30.
LIU Fang, ZHANG Yu. The analysis on urban renewal system of Shenzhen: based on property rights reconstruction and interests sharing[J]. Urban Development Studies, 2015, 22 (2): 25-30.
[22]唐婧娴. 城市更新治理模式政策利弊及原因分析——基于广州、深圳、佛山三地城市更新制度的比较[J]. 规划师，2016，32（5）：47-53.
TANG Jingxian. An analysis of different urban renewal policies under different models[J]. Planners, 2016, 32 (5): 47-53.
[23]高艳梅，田光明，宁晓峰. 集体建设用地再开发中的土地产权政策建议——广东省“三旧”改造的实践及启示[J]. 规划师，2016（5）：99-103.
GAO Yanmei, TIAN Guangming, NING Xiaofeng. Proposals on land property rights in redevelopment of collective construction land: practice and inspiration from "three olds" in Guangdong province[J]. Planners, 2016 (5): 99-103.
[24]杨廉，袁奇峰，邱加盛，等. 珠江三角洲“城中村”(旧村)改造难易度初探[J]. 现代城市研究，2012（11）：25-31.
YANG Lian, YUAN Qifeng, QIU Jiasheng, et al. Measuring the success probability of redevelopment of urban villages: a case study of Pearl River Delta[J]. Modern Urban Research, 2012 (11): 25-31.
[25]王冀. 合理确定“三旧”改造项目容积率的探索——以珠海市为例[J]. 规划师，2011，27（6）：76-81，86.
WANG Ji. Identifying reasonable FAR of “Three Kinds of Old Districts”: a case study of Zhuhai [J]. Planners, 2011, 27 (6): 76-81, 86.
[26]郭炎，袁奇峰，邱加盛. 非农化村庄整体改造中的把持陷阱与规划应对：以珠三角地区为例[J]. 国际城市规划，2016，31（5）：95-101.
GUO Yan, YUAN Qifeng, QIU Jiasheng. Hold-up problem in urban regeneration and implication for urban planning: a case study from Pearl River Delta Region[J]. Urban Planning International, 2016, 31 (5): 95-101.
[27]王世福，沈爽婷. 从“三旧改造”到城市更新——广州市成立城市更新局之思考[J]. 城市规划学刊，2015（3）：22-27.WANG Shifu, SHEN Shuangting. From “three-old” reconstruction to urban renewal: thinking around the newly-established Urban Renewal Bureau in Guangzhou[J]. Urban Planning Forum, 2015 (3): 22-27.
[28]宋立新. “三旧”改造中的公益性项目供给机制研究——基于公共物品理论的思考[J]. 城市观察，2011，12（2）：67-75.
SONG Lixin. On the supply mechanism of public projects in urban renewal: viewing from the theory of public Goods[J]. Urban Insight, 2011, 12(2): 67-75.
[29]朱介鸣. 城乡统筹发展:城市整体规划与乡村自治发展[J]. 城市规划学刊，2013,206（1）：10-17.
ZHU Jieming. Coordinated urban-rural development: urban integrity and rural autonomy[J]. Urban Planning Forum, 2013, 206 (1): 10-17.
[30]郭炎，肖扬，李志刚. 优化村社治理结构以促集体建设用地改造——合作社发展的国际经验[J]. 上海城市规划，2016（2）：26-29.
GUO Yan, XIAO Yang, LI Zhigang. Understanding village governance in an international context to promote the redevelopment of collective built-up land[J]. Shanghai Urban Planning Review, 2016 (2): 26-29.
[31]邵任薇. 城中村改造中的政府角色扮演：安排者、监管者和协调者[J]. 城市发展研究，2010，17（12）：125-128.
SHAO Renwei. The role of government in the modification of the urban: provide, supervisor and coordinator[J]. Urban Studies, 2010, 17 (12): 125-128.
[32]袁奇峰，钱天乐，郭炎. 重建“社会资本”推动城市更新——联 地区“三旧”改造中协商型发展联盟的构建[J]. 城市规划，2015，39（9）：64-73.
YUAN Qifeng, QIAN Tianle, GUO Yan. Reconstructing social capital to promote urban renewal: a case study of Lianjiao area, Nanhai[J]. City Planning Review, 2015, 39 (9): 64-73.
[33]WU Fulong, ZHANG Fangzhu. Chirs webster: informality and development and demolition of urban village in the Chinese Peri-urban area[J]. Urban Studies, 2012,50 (10): 1919-1934.
[34]袁奇峰，钱天乐，杨廉. “内卷化”约束视角下的珠江三角洲地区旧村改造——以佛山市南海区XB村为例[J]. 现代城市研究，2016（10）：46-52.
YUAN Qifeng, QIAN Tianle, YANG Lian. Involution constraints perspectives on the old village’s renovation in the Pearl River Delta: a case study of XB village in Nanhai, Foshan[J]. Modern Urban Research, 2016 (10): 46-52.
[35]岳军. 公共选择理论分析框架解析[J]. 山东财政学院学报，2004（5）：3-8.
YUE Jun. Analysis on analytic framework of the public choice theory[J]. Journal of Shandong University of Finance, 2004 (5): 3-8.
[36]郭晓丽，冯淑怡，吕沛璐，等. 建设用地节约集约利用的制度创新和理论解释——以广东省佛山市“三旧”改造为例[J]. 资源科学，2014, 36（8）：1554-1562.GUO Xiaoli, FENG Shuyi, LYU Peilu, et al. The economical and intensive use of construction land: a case study on old town, old village and old factory transformation in Foshan[J]. Resources Science, 2014, 36 (8): 1554-1562.
[37]赵艳莉. 公共选择理论视角下的广州市“三旧”改造解析[J]. 城市规划，2012（6）：61-65.
ZHAO Yanli. Analysis on old city renovation of Guangzhou from the perspective of public choice theory[J]. City Planning Review, 2012 (6): 61-65.
[38]卢现祥，朱巧玲. 新制度经济学[M]. 北京：北京大学出版社，2007.
LU Xianxiang, ZHU Qiaolin. New indtitutional economics[M]. Beijing: Peking University Press, 2007.
[39]NORTH D. Institutions, institutional change and economic performance[M]. Cambridge University Press, 1990.
[40]冯立，唐子来. 产权制度视角下的划拨工业用地更新：以上海市虹口区为例[J]. 城市规划学刊，2013（5）：23-29.
FENG Li, TANG Zilai. The renewal of allocated industrial land in the perspective of property right system: the case of Hongkou District, Shanghai[J]. Urban Planning Forum, 2013 (5): 23-29.
[41]李郇，徐现祥，罗诗媚. “土地租金剩余”对城市化行为的激励分析[C]//规划50年——2006中国城市规划年会论文集（上册）. 北京：中国建筑工业出版社，2006.
LI Xun, XU Xianxiang, LUO Shimei. Incentive analysis of "land rent surplus" on urbanization behavior[C]//Proceedings of 2006 Annual National Planning Conference. Beijing: China Architecture & Building Press, 2006.
[42]何·皮特.谁是中国土地的拥有者——制度变迁、产权和社会冲突[M]. 林韵然，译. 北京：社会科学文献出版社，2008.
HO P. Who is the owner of Chinese land: institutional changes, property rights and social conflicts[M]. LIN Yunran, translate. Beijing: Social Science Literature Press, 2008.
[43]BARZEL Y. 产权的经济分析[M]. 费方域，段毅才，译. 上海：上海三联出版社，1997.
BARZEL Y. Economic analysis of property rights[M]. FEI Fangyu, DUAN Yicai, translate.Shanghai: Shanghai People's Publishing House,1997.
[44]DAVIS L E, NORTH D C. 制度变迁的理论：概念与原因[C]//财产权利与制度变迁——产权学派与新制度学派译文集. 上海：上海三联书店，1994.
DAVIS L E, NORTH D C. The theory of institutional change: concepts and causes[C]//Property rights and institutional changes.Shanghai: Shanghai people's Publishing House,1994.
[45]纪源卿. 新制度经济学视野下的“三旧”改造[J]. 特区经济，2012（3）：139-141.
JI Yuanqing. The "San Jiu " Transformation from the perspective of new institutional[J]. Economics Special Zone Economy, 2012 (3): 139-141.
