Study On Allocation And Spatial Distribution Problems Of Public Commercial Housing

Housing is basic needs of people, and when these needs are accumulated, it becomes a social need. If this social need can not be fully satisfied, the housing problems generate. Generally, the housing problem is urban housing problem, which is not only an economical problem, but also an important social and political problem. The housing problem exists everywhere in the world, just like the demand on houses. The difference is the housing problem varies in different countries at different phrases. However, providing public housing is a common solution to this problem for most of the countries. And the definition and operation mechanism on public housing vary in different countries and at different phrases.Public commercial housing discussed in this paper is one kind of public housing that with characters of being intervened by government; described dwelling units whose total housing costs are deemed "affordable" to a group of people within a specified income range. Although public housing is often applied to rental housing that is within the financial means of those in the lower income ranges of a geographical area, the concept is applicable to both renters and purchasers in all income ranges. Public commercial housing mentioned in this paper is purchased housing and owner-occupied with specialized tenure, which with attributes of both public goods and commercial goods. So public commercial housing is not only indispensable but also expensive to middle and low classes in the cities. Public commercial housing is far more than a shelter, but senior form of public housing. Accordingly, public commercial housing policy should consider more about reasonable requirements from middle and low classes on the housing quality, beyond the basic target of decreasing homeless.Public commercial housing is always limited in quantity and diverse in quality. The process of allocating them to target individuals is different from distributing basic daily necessities in shortage economy and from the process of invisible hand efficient in market economy. This is obviously complicated and one original study point of this paper.On the other side, with the income gap of urban families becomes more widen, many cities around the world faced the problems of how to avoiding spatial agglomeration, spatial separation and marginalization of middle and low classes'residences. The location of public commercial housing in a city always directly decided the location where the middle and low classes'families live. Unreasonable spatial distribution might be an exogenetic factor causing the spatial separation. Nevertheless, public commercial housing allocation and spatial distribution processes are closely connected, which is another original study point of this paper.Singapore public housing and China affordable housing are within the category of public commercial housing definition. This paper separately selected one from the two countries as empirical study cases. Although Singapore public housing and China affordable housing have their own developing background and operation mechanism, one common point is both of them are influenced by Asian Values. The success of Singapore public housing development is also valuable for China. Additionally, these two empirical study cases are the important supplementary to theoretical analysis. Background of Singapore public housing and China affordable housing are described as follows:With rapid economic development, Singapore had made great achievement in society and people's livelihood, and the most outstanding is national housing problem solution. In 1959, Singapore face serious housing shortage and Singapore Housing Development Board (HDB) was officially established and began formal operation. By the year of 2008, Singapore HDB had totally built up 990.3 thousands of public housing units, and accommodate more than 81% national residences. The success of Singapore public housing is always treated as a special case when it is compared with housing policies of other countries. Meanwhile, with the development of Singapore public housing, its allocation system grows and optimizes continuously; and the reasonable spatial distribution and organization in city also drew much attention from many researches.In China, the reform of the urban housing system started from 1970s. The housing monetary reform in 1998 marked the end of long-existing low-rent welfare housing system in China. However, with the rapidly civilization progress, over-investing and unaffordable problems occurred in housing market, which makes housing problem the hot sports of society. China affordable housing policy formed in 1990s, since then, academia and mass media never stopped the disputes on its necessity, and other operating problems like site selection, allocation progress, construction, and supervision mechanism. And the exploration for reasonable allocation model of affordable housing in practice never stopped in locals of China.The characters of methodologies in this paper are as follows: 1) Integrate theoretical study with practical field investigation; 2) Integrate quantitative analysis and qualitative analysis. In specific terms select the right one between quantitative analysis and qualitative analysis methods by their own properties; 3) Integrate macroscopic and microscopic analysis. Analyze the developing process and operation mechanism of a country in macroscopic level, and explore the allocation and spatial distribution problem of public commercial housing problem of a city in microscopic level; 4) make full usage of multidisciplinary theories and computer science and technology. This paper divides into 8 chapters. Chapter 1 is introduction. This chapter introduced the study background, significance, design, key concept and methodology. Chapter 2 is literature review of housing problem. Chapter 3 is general analysis of allocation and spatial distribution of public commercial housing theories. Chapter 4 is the analysis of the development and allocation system of Singapore public housing. Chapter 5 is the analysis of the spatial distribution and organization of Singapore large-scale public housing. Chapter 6 is the analysis of current allocation problem of China affordable housing. Chapter 7 is the analysis of current spatial distribution problem of China affordable housing. Chapter 8 is conclusions on this paper and forecasts.The major study contents and achievements in this paper are listed as follows:(1) Through the review of housing problem and housing policy studies, it reveals that all the original points of housing problem and housing policy study are similar, which are based on the conflicts between people's indispensable needs on housing and lack of housing from housing market. Because of different political, economical and cultural background, different countries chose different policies and measures to resolving the housing problem. To China, a rapidly civilized developing county with a large population, inevitably face the severe housing problem. In response, suitable and correct adjustment measures should been taken according to country's conditions, and more inspiration of housing problem studies from foreign counties should been used for reference in the further.(2) Based on theories of Kornai and Barzel and the application of families consumers'demand analysis tool, the relationship between queuing, limited ownership and waiting time coast in the allocation progress of public commercial housing have been discussed. The key ingredients for allocation progress of public commercial housing are classified as:relevant functional organization, target group, access mechanism, leave mechanism, allocation strategies and information channels. Additionally, the problems that should be faced and solved in the public commercial housing allocation progress are classified as:internal competitive problem, adjustment in non-price condition, complicated criterion of allocation, supervisory mechanism and fairness guarantees.(3) The special properties of public commercial housing lead to the closely connection between its allocation problem and spatial distribution problem. The importance of spatial distribution problem study of public commercial housing has been discussed from the aspects of living spatial selection and separation. The spatial distribution of public commercial housing includes sites selection for construction and spatial quality allocation, and functional organization accordingly could play a role in two phases:one is urban plan-oriented, another is institute-oriented. The problems that should be faced and solved in the public commercial housing spatial distribution progress were discussed. A new concept, Spatial Welfare, has been put forward—discussing about the different spatial distribution models and its own advantages and weak points in the viewpoint of urban land coast, housing market value reference and spatial welfare. (4) Compared with other countries, Singapore's unique housing development model is not only the result of selection of Singapore government, but also the result of gradually deepening national intervention. Successful Singapore public housing policy met the housing requirements of her residents, increased the national wealth, and finally accelerated the economic development and ensured social and political stability. With the development of Singapore public housing, its allocation system gradually developed and improved, and finally formed to be a mellow system that mixes different and complementary allocation institutions. Singapore achieved great success in the process of spatial distribution and organization of public housing, at both urban plan-oriented phase and institute-oriented phase. The former constructed a reasonable spatial frame across from the urban lever to new town level with the linkage by mass rapid train and the latter allocate the spatial quality through a complicated institution.(5) China affordable housing was formally proposed in the year of 1994, and experienced a periodically development under the background of gradually deepening urban housing reform. As one of the earliest cites that developed affordable housing in China, Wuhan was took as a empirical study case. The development process and operation mechanism of Wuhan affordable housing were analyzed. Balloting Sale model, a random progress in nature, was the current allocate method for affordable housing in Wuhan. Base on the general construction and proven information, 22 sets of concrete affordable housing projects which sold from Sep. 2006 to Sep. 2008 in Wuhan were selected for detailed analysis. Moreover a questionnaire survey for affordable housing applicants been made for analysis. Wuhan affordable housing spatial distribution issues have been analyzed and discussed on the base of allocation problems analysis, with GIS tool, geocomputation and spatial analysis related methods. The chosen observed targets mainly focus on the urban land cost, spatial evolution characters, relationship between spatial welfare and supply demand ratio, affordable housing pricing elasticity adjustment and special requirements' meet of middle and low classes. The basic frameworks of affordable housing Allocation-Spatial Decision Support System was put forward to offer some helps to functional department to integrate solving the affordable housing allocation and spatial distribution problems.