Written by Saul Wilson, Translated by Chen Min

Keywords： Zoning; Regulatory Detailed Planning; Planning History; American Planning; Property Rights; Urban Renewal

Abstract：

While similar to American zoning in many technical aspects, Chinese detailed control plans play a substantially different role in the distribution of property rights. Whereas American zoning as invented long after privately held property was widespread, and hence represented a diminution of extant property rights, Chinese detailed control plans clarify what property rights the state will sell to developers. As a result, the American zoning regime is more tolerant of developers seeking changes to zoning, while the Chinese system generally sees such behavior as an effort to get discounted access to state resources. Nonetheless, developers in both countries seek to influence planning restrictions: American developers do so through open negotiations with local governments, while Chinese developers are forced into more surreptitious lobbying. In the long run, inflexible planning restrictions make it very hard for anyone but the government to legally undertake even the smallest urban redevelopment projects in China; on the other hand, the state is able to get a higher share of land use value. Hence, while Chinese detailed control plans may formally resemble American zoning, they perform different functions with sharply different implications for urban development and redevelopment.

Funds：

• [1] CAI H, HENDERSON J V, ZHANG Q. China’s land market auctions: evidence of corruption?[J]. The RAND journal of economics, 2013, 44(3): 488-521.

  [2] CAPPEL A J. A walk along Willow: patterns of land use coordination in prezoning New Haven (1870-1926) Note[J]. Yale law journal, 1991, 101: 617-642.

  [3] CHEN T. A state beyond the state: Shenzhen and the transformation of urban China[M]. Nai 010 Publishers Rotterdam, 2017. OCLC: ocn972286392.

  [4] City of Boston. Downtown zoning: intermin planning overlay district (draft)[Z]. Boston, Mass, 1986.

  [5] CLOWNEY S. A walk along Willard: a revised look at land use coordination in pre-zoning New Haven Note[J]. Yale law journal, 2015, 115: 116-185.

  [6] CORRIGALL J. Hong Kong’s lease-modification policy is fundamentally flawed[N]. South China Morning Post, 2013-10-16. https://www.scmp.com/property/hong-kong-china/article/1332325/hong-kongs-lease-modificationpolicy-fundamentally-flawed.

  [7] 丁祖年 , 编 .《 浙江省城乡规划条例》释义与应用 [M]. 浙江省人民出版社, 2011.

  [8] HIROKAWA K H. Making sense of a misunderstanding of the planning process: examining the relationship between zoning and rezoning under the change-or-mistake rule[J]. Urban lawyer, 2012, 44: 295-344.

  [9] 洪国城, 邱爽, 赵燕菁. 制度设计视角下的城市存量规划与管理[J]. 上海城市规划, 2015(3): 16-19.

  [10] KIM M. Upzoning and value capture: how U.S. local governments use land use regulation power to create and capture value from real estate developments[J]. Land use policy, 2020, 95.

  [11] LAI L W, FONG K. Town planning practice: context, procedures and statistics for Hong Kong[M]. Hong Kong: Hong Kong University Press, 2000.

  [12] LAI L W, HO D C, LEUNG H. Change in use of land: a practical guide to development in Hong Kong[M]. 2nd ed. Hong Kong: Hong Kong University Press, 2010.

  [13] 李建波, 张京祥. 中西方城市更新演化比较研究[J]. 城市问题, 2003(5): 68-71,49.

  [14] LINN B. Lease modification rules logical and rational, says lands director[N]. South China Morning Post, 2013-10-23. https://www.scmp.com/property/hong-kong-china/article/1337377/lease-modification-rules-logical-andrational-says-lands.

  [15] LISTOKIN D, WALKER C. The subdivision and site plan handbook[M]. New Brunswick, N.J: Rutgers, State University of New Jersey, Center for Urban Policy Research, 1989: 127-175.

  [16] LYMAN T, ed. Corruption in land use and building regulation[Z]. Volume 1. Washington: U.S. Department of Justice, Law Enforcement Assistance Administration, National Institute of Law Enforcement and Criminal Justice, 1979.

  [17] MANDELKER D R. New perspectives on planned unit developments[J]. Real property, trust and estate law journal, 2017, 52: 229-290.

  [18] METZENBAUM J. The history of zoning – a thumbnail sketch[J]. Western Reserve law review, 1957(9): 36-42.

  [19] SANDRONI P. A new financial instrument of value capture in S?o Paulo: certificates of additional construction potential[M] // INGRAM G, HONG Y, eds. Municipal revenues and land policies. Cambridge, MA: Lincoln Institute of Land Policy, 2010.

  [20] 沈赟. 控制性详细规划在改革开放初期的诞生与演进——以上海虹桥新区开发和温州旧城改造为例[D]. 同济大学硕士论文, 2017.

  [21] SMITH N R. Planning powers as property rights in contemporary China[J]. Journal of planning education and research, 2018: 0739456X1878762.

  [22] 孙施文. 解析中国城市规划[J]. 城乡规划, 2017(1): 12-21.

  [23] TAYLOR Z. The politics of metropolitan development[D]. PhD thesis, University of Toronto, 2015.

  [24] 王伟, 谢英挺. 积极有效的开发控制规划实践与探索——以厦门为例[J]. 城市规划, 2010, 34(10): 66-69.

  [25] 于斐, 涂慧君, 张晓芾. 控规修改的市场公平及公众利益影响——对昆明市控规修改的数据分析[J]. 规划师, 2016(5): 41-46.

  [26] 赵燕菁. 存量规划：理论与实践[J]. 北京规划建设, 2014(4): 153-156.