关于旧城区危旧房改造的思考

旧城区的危旧房改造,是城市开发建设的一个重要方面,国有房地产开发企业是城市危旧房改造的主要力量。结合我们对北京市丰台区右外开阳里小区和东城区建国门内南小街住宅区一期的危旧房改造项目的实践,可以引发对旧城区危改的一些思考。一、“危改”是造福于民的政府工程北京建     

部分城市拆迁经验集萃

北京 :危改四种形式（一）以房地产开发带动危改这是该市１０年危改的主要形式。由房地产开发商采取商业运作的方式来进行危改 ,其前期投入（包括拆迁安置补偿费用）靠出售商品房来平衡资金 ,并可获得较高的利润。这种开发带动危改的方式受房地产市场变化的影响 ,进程明显放慢。这种方式目前主要在朝阳、海淀等区以及城区少数地区采用。（二）以市政道路及重点工程建设拆迁带动危改这种形式的基点是政府投资 ,如广安大街扩建工程 ,使沿线１万多户居民通过拆迁实现了危旧房改造。这种形式虽然在该市的危改中发挥了重要的作用 ,但由于限定在特…     

北京市危旧房改造的多目标分解模式

由于政府、居民、开发商之间复杂的博弈,北京市1990年提出的综合性危改目标遇到了很大的挑战,为解决这一问题,本文提出危旧房改造的目标分解模式,即建立一个以危改区域或危改项目为导向的危改目标实现框架,将北京市危旧房改造的多重目标进行分解,然后制定相应的分目标政策,建立相应的分目标制度,采取相应的分目标措施,最终从总体上实现危旧房改造的目标,主导目标的确定应遵循四个基本原则,最后提出几个政策建议。     

图览北京崇文区危改项目

金鱼池地区变迁北京市崇文区金鱼池地区以电影《龙须沟》的原址闻名于世。解放初期居民搬进了楼房,经过几十年的风雨,55栋简易楼年久失修,2181户居民苦不堪言。2001年在北京市“房改带危改”新政策的推动下,金鱼池危改得以顺利拆迁,2002年4月工程全部竣工。金鱼池危改工程是目前北京市规模最大的成片简易楼改造工程,也是北京市政府“房改带危改”政策试点项目中最受瞩目的一项工程。危改区居民以就地安置为主,拆危房建新楼,社会住房平均水平内(人均15m2)内的面积,居民按房改价购买,享受经济适用住房的产权,相当于负担建房的费用,政府负责市…     

旧城保护与危改的方法

以产权制度改革为突破点,采取“政府引导、居民自主”的方式进行旧城四合院区的保护与危改。     

北京崇文危改启动四大工程

从崇文区政府获悉,崇文区迄今最大规模的危改动作——“四大工程”正式启动。其中,崇外1、2、5号地危改已经开始拆迁,其余的三项工程——北京明城墙遗址公园、祈年殿大街、南北花市大街至幸福大街工程将陆续拆迁。这四项工程拆迁总面积达40.7万平方米,拆迁单位200余家,居民15000户,拆迁工程量相当于两条广安大街。该工程的顺利完成,将会使崇文区今年的拆迁总数达到3.3万户,完成该区“十五”危改任务的60％。 为了做好这次危改拆迁工作,方便工薪阶层和低收入家庭贷款买房,崇文区住房资金管理分中心取消了1、2、5号地危改居民贷款的年龄限制。对于确实没有能力回迁和重新购置房屋的低保户和特困户,崇文区政府正在与开发商协商,采取异地安置和廉租方式相结合予以安置,保证所有的拆迁居民住进优质房。     

传统风貌保护区的开发与保护——以北京棉花片危改区为例

北京是全国的政治中心、文化中心,是一座具有3000多年建城史,800多年建都史的世界著名历史文化名域,有着光辉灿烂的文化与传统。然而,许多有珍贵历史文化价值的历史建筑和历史街区,随着城市化进程的不断加快,因各种原因日渐破旧和衰落。北京棉花片危改区拥有不少历史文化资源,但大多年久失修,日渐破落。同时,因为此片区位于城市中心地带,所以商业价值潜力巨大。棉花片危改区现状处境与改造前的上海新天地区域类似。本文参考上海新天地的改造,探讨棉花片危改区的实施措施。     

北京五年内将完成城区危旧房改造

从北京市人民政府获悉,到2005年北京基本完成城区现有危旧房改造。据介绍,北京市危房改造工作将以旧城区和关厢地区为重点,5年改造危房300万平方米,每年保证完成60万平方米的改造任务,力争到2005年基本完成城区现有危旧房改造。 2001年北京市将调整危改组织方式,在开发性危改、市政公益性事业危改和居民自主危改中,引入市场机制,政府出资搞市政工程,居民按优惠政策购买住房,通过公开竞争招标方式选择开发企业进行房屋建设。要把危旧房改造与房改、经济适用房建设、市政工程建设和保护历史文化名城紧密结合起来。在加大政府投入的同时,鼓励居民和其所在单位出资进行危旧房改造。继续完善经济适用住房政策,合理安排建设规模和进度,每年开工建设150万平方米左右,合理确定户型标准并理顺房价,完善经济适用住房销售政策,切实解决中低收入家庭的居住问题。加强住宅建设,每年竣工800万平方米以上,到2005年,使城镇居民人均住房使用面积达到18平方米。同时,进一步发展住房二级市场,加快开放住房三级市场,促进房改房上市销售,有效控制房价,改善居民的居住条件。加强居住区物业管理,逐步实现房屋、设施、设备、环境管理专业化、社会化和产业化,为北京居民创造安全、方便、优美、舒适的生活居住环境。     

开发商的住宅开发区位选择偏好

开发商区位决策实际上是开发商对不同区位的收益和风险进行权衡的过程。与大多基于完全理性和企业同质视角的现有研究不同,本文从行为经济学和企业异质性假设入手,以杭州市为研究区域,基于前景理论的思想设计开发商调查问卷,探讨区位因素和开发商规模因素对开发商偏好的影响。本文试图从收益和风险大小的判断、效用曲线、参照点、最低收益要求和最高风险容忍度这几个方面入手,详细剖析开发商在区位选择中的权衡过程。根据问卷调查结果,本文依次进行开发商偏好与区位的单因素方差分析,以及开发商偏好和区位、企业规模的双因素方差分析。结果显示:区位因素对开发商偏好有显著影响,且这种影响主要源于开发商区位参照点差异;"名声效应"降低了开发商在市中心开发时的损失感;开发企业规模因素对开发商区位选择偏好无显著影响;开发商的风险容忍度是稳定的。     

对北京当前大规模危旧房改造的思考

前言1 随着我国加入和北京申办WTO年奥运会的成功，北京已掀起了2008一个新的建设高潮。作为“十五”（～年）计划重点项目的市20012005区危旧房改造也进入了一个高速发展的新阶段。目前，该项工作已进行了一年有余，此次市区危旧房改造工程项目之多、动迁改造规模之大、危改速度之快，是自世纪年代北京实2090施大规模危旧房改造以来前所未有的。不可否认，危旧房改造对改善人民的居住条件、提高城市交通和市政等基础设施的现代化水平，以及保持社会稳定等方面都起到了积极的作用，尤其是“房改带危改”的改造方式，使得龙潭西里、金鱼池…     

When Neil Smith met Pierre Bourdieu in Nanjing,China: bringing cultural capital into rent gap theory

In this paper, we expand rent-gap theory in conceptual and territorial terms. Hitherto, the theory has, as Neil Smith intended, been used in an economic sense; we argue here, borrowing ideas from Pierre Bourdieu, that in the competitive environment of Chinese education, a rent gap in cultural capital is created which can later be converted into economic capital. The process we identify is triggered by the purchase of an apartment in a catchment zone, crucial to obtaining entry into a prestigious ‘key’ school in most Chinese cities. This leads to apartments changing hands for high prices despite generally being old and dilapidated. The rent gap in cultural capital occurs when parents forego potential short-term gains to capitalize on the long-term benefits of a superior education. This is contrasted here with a somewhat more conventional scenario, where property developers exploit a rent gap on suburban apartments built in the catchment of branch ‘key’ schools.     

租差理论视角的深圳白石洲更新机理演进研究

从政治经济学的空间视角建立的租差理论,为剖析珠三角地区城中村更新与空间演进提供有力的分析框架。在近几十年来深圳市对城中村的价值观和更新方法持续演化的背景下,选取典型的案例白石洲片区为研究对象,使用租差理论来分析其更新与空间演进,根据“租差”的实现与分配方式将其四十年来的更新分为三个阶段,分析了不同阶段“租差”的实现路径、撬动“租差”方式及所需的外部条件。在对“租差”模型必要改进的基础上发现,政府治理意图的实现是更新启动的目标,而“租差”的撬动和实现方式是更新得以推进的关键。这对于设计更科学的“租差”模型和推动城中村可持续的更新有重要的启示意义。     

The Impact of Conservation Issues on a Sea-Defence Scheme at Pennington

The reconstruction of 8.1 km of dilapidated sea wall protecting the Hampshire coast of the Western Solent, near Lymington, presented the National Rivers Authority (Southern Region) with particular problems and substantial extra costs in coping with the needs of conservation. The resulting scheme, however, can be seen not only to have preserved but also enhanced the conservation value of its immediate surroundings in addition to the wider area of protected land.     

Measuring the effect of greenbelt proximity on apartment rents in Seoul

This paper uses spatial hedonic price models to examine how the implicit value of the natural amenity provided by Seoul's greenbelt (GB) is reflected in apartment rents in the Seoul metropolitan area, Korea. We test spatial autocorrelation with six different spatial weight matrices (SWM) in three different spatial models: the spatial lag model, spatial error model, and general spatial model. The spatial error model with 1 km distance cutoff SWM performs the best.Findings indicate that apartment rents decrease by 3.83–3.95% with a one-unit decrease in the distance to the nearest GB. The marginal implicit value of decreasing the distance to the nearest GB by 1 km, evaluated at the average apartment rent, yields about a $34 drop in monthly rent, ceteris paribus. This finding appears to be related to the centripetal residential location pattern in Seoul, in which people prefer to live in the central city rather than in the suburbs, contrary to the pattern common in North American cities.     

旧城保护与有机更新

对当前北京旧城保护情况进行了分析,以祈年大街路西危改工程为例,从现状分析,保护原则,规划布局及保护区高度控制几个方面进行了论述,提出了旧城保护应遵循“有机更新”的方法,进而对北京旧城保护提出建设性意见。     

城市公园有机更新的方法研究——以福安富春公园更新为例

近几年来,随着城市建设进程的加快,一大批始建于20世纪的城市公园面临着改造更新。这些公园虽然大多衰老破败,已无法满足人们日常使用,但是这些公园又多处于旧城的核心区域,交通便捷,游憩设施和植物景观仍然有一定的使用价值,如何改造这些老旧的城市公园,使其焕发出新的生命力,是当前城市公园建设中的迫切问题。该文以福安富春城市公园更新为例,针对城市公园更新的特点,引入有机更新理论,指出城市公园更新必须遵循的整体性、阶段性、延续性、适宜性原则,同时应建立新建、改造、保护于一体的整体更新措施体系。     

SPATIAL HETEROGENEITY IN SPILLOVER EFFECTS OF ASSISTED AND UNASSISTED RENTAL HOUSING

ABSTRACT: Three new contributions are added to the literature on subsidized rental housing impacts on nearby property values: (1) a primary focus on the spatial heterogeneity of these effects that warrants caution regarding citywide results, (2) an analysis by zoning area, and (3) a comparison of impacts with unsubsidized apartments. An adjusted‐interrupted time‐series (difference‐in‐difference) model is estimated with a comprehensive data set for Seattle, Washington (1987–1997). Contrary to not in my backyard (NIMBY) expectations, the predominant impact is an upgrading effect of lower‐value areas. However, spillover effects are very sensitive to how data are pooled across space: the citywide upgrading effects are driven by poorer pockets adjacent to affluent areas with no or small effects in more diverse low‐ and medium‐income areas. They only occur in single‐family, not multifamily zones. The only negative effects were associated with vouchers in one of the affluent areas. Impacts of unsubsidized rentals are very similar to those of subsidized ones, suggesting an independent effect beyond subsidy status. These findings are explained with Seattle's dispersion and good neighbor policies, with gentrification pressures as a possible alternative explanation. Site visits confirmed the location of subsidized sites in lower‐value areas and the higher maintenance quality of subsidized units compared to neighboring unsubsidized units.     

Urban conservation and revalorisation of dilapidated historic quarters: The case of Nanluoguxiang in Beijing

Property-led urban redevelopment in contemporary Chinese cities often results in the demolition of many historical buildings and neighbourhoods, invoking criticisms from conservationists. In the case of Beijing, the municipal government produced a series of documents in the early 2000s to implement detailed plans to conserve 25 designated historic areas in the Old City of Beijing. This paper aims to examine the recent socio-economic and spatial changes that took place within government-designated conservation areas, and scrutinise the role of the local state and real estate capital that brought about these changes. Based on recent field visits and semi-structured interviews with local residents and business premises in a case study area, this paper puts forward two main arguments. First, Beijing’s urban conservation policies enabled the intervention of the local state to facilitate revalorisation of dilapidated historic quarters and to release dilapidated courtyard houses on the real estate market. The revalorisation was possible with the participation of a particular type of real estate capital that had interests in the aesthetic value that historic quarters and traditional courtyard houses provided. Second, the paper also argues that economic benefits generated by urban conservation, if any, were shared disproportionately among local residents, and that local residents’ lack of opportunities to ‘voice out’ further consolidated the property-led characteristic of urban conservation, which failed to pay attention to social lives.