| In stage of rapid urbanization and industrialization, the land resource demand for urban construction and industrial development keeps rising in China. According to "National Outline of Overall Plan of Land Utilization (2006-2020)", there will be5,850,000hectares (87,750,000mu) of newly-increasing construction land by2020, but the area of newly-increasing construction land in the first five years of the planning period has taken up about40%of the total amount. It can be seen that the construction land will increase to a very limited extent by2020in China. A high percentage (40%-50%) of cultivated land is converted into construction land. Besides, compared with developed countries, the percentage of urban industrial land in China is much higher. When the situation of protecting cultivated land becomes more and more severe, and the contradiction between urban industrial land and other lands (land for public facilities, greenbelt, residential land, etc) is increasingly serious, the shortage of land resource has become the main bottleneck for China’s development. However, industrial land utilization is extensive and low efficient. There is a large amout of unutilized land in industrial park and land productivity is far lower than that in developed countries. For the above problems, the State Council issued "Decision on Deepening the Reform of Strict Land Management","Notice on Promoting Land Saving and Intensive Use" and other relevant policies. The Ministry of Land and Resources also proposed to carry out evaluation for intensive land use in the development zone and formulated "Evaluation Regulations for Intensive Land Use in Development Zone (trial)" in2008. The evaluation procedures include setting up index system, determining index weight and ideal value, standardizing index and calculating the scores.Few studies about performance evaluation of industrial land at abroad come mainly from China. In order to protect farmland and natural resource, Western countries will limit urban sprawl and increase efficiency of land use so that it is unnecessary to evaluate the performance of industrial land. The domestic studies are to evaluate the level of intensive land use through setting up index system. The main index include investment density of fixed assets, employment density, floor area ratio, building density, industrial output per unit area, profit and tax per unit area and so on. The evaluation method is basically consistent with "Evaluation Regulations for Intensive Land Use in Development Zone (trial)"However, the existing evaluation method is to assess land productivity in industrial parks by industrial output per unit area which is based on the two premises: Firstly, all industrial parks are on the same starting line. Secondly, it tacitly approves that all industrial parks are reasonable, and lagged industrial parks can improve land productividy through their own efforts. In fact, these two premises are unreasonable for the following reasons. The first one is the level of industrial parks. If the level is higher, the government will attach greater importance to the industrial layout in the park and introduces projects with higher quality. The second is geographical location. If the industrial park is near to the central urban area, it can enjoy urban service function. If it is close to the main traffic hub, it is good for transportation. Therefore, industrial parks with good location tend to attract high-quality enterprises. In addition, the relationship between industrial land and urban function is relatively complicated. When industrial land is in conflict with urban function, the latter will be damaged; when industrial land complements urban function, it can boost the development of the city. But the existing evaluation method can not reflect the above situation. In general, the current method can not recognize the reason for the difference of land productivity in industrial parks, neither can it recognize the location which is not suitable for developing industry.The research purpose is to improve the existing evaluation method by measuring industrial land productivity from the perspective of relative value, i.e. evaluating the land productivity after removing the influence of some objective conditions (such as the level of industrial parks, geographical location). From the evalution result, the industrial park that is greatly influenced by location factors and the location that is not suitable for developing industrial land will be recognized, so that urban industrial structure can be optimized and adjusted.This paper arranges the literature by the following two aspects. First, it reviews the progress of domestic and foreign studies on performance evaluation of industrial land, and finds that foreign studies on performance evaluation of industrial land are little, while domestic studies evaluate intensive use of industrial land by setting up index system. So the evaluation of land productivity in industrial parks has Chinese characteristics. It needs to find corresponding theoretical foundation for the new evaluation method. Second, this paper will refer to theories related to urban development and spatial structure, theory of differential land rent in land economics and location theory in urban economics to illustrate the location suitable for developing industry, where it can bring urban functions into play, makes productivity and land rent consistent, and is preferred by enterprises.By reviewing the empirical studies on industrial location, different econometric models and the location factors are summarized. After choosing the appropriate models and factors, this paper analysed the influences of these factors on the location choice of manufacturing enterprises in Shanghai. On the basis of the identification of location factors, this thesis analyses the effects of them on land productivity in industrial park and uses regression residuals to represent the land productivity when location elements are not taken into consideration.By the means of single factor regression, this paper analyses the influences of park level, distance to CBD and distance to the nearest freeway on land productivity in industrial parks. The results show that park level exerts significant effects on land productiviy. That is, national level industrial parks have relatively advantages; municipal level industrial parks have certain level advantages which are inferior to national level parks; industrial bases do not have apparent level advantages; district or county level industrial parks have apparent level disadvantages. Distance to CBD has relatively significant impacts on land productivity, which means that the closer to the city center he higher the land productivity. Distance to the nearest highway has little impact on land productivity. Furthermore, in combination with both the siie of residuals and changes in ranking of land productivity, this paper identifies industrial parks of which the land productivity has always been high or low, industrial parks with obvious location advantages and with obvious location disadvantages.According to the evaluation results, this paper points out some issues needed to be discussed and comes up with corresponding policy suggestions. Firstly, industrial parks which primarily focus on valet processing have the characteristic that their industrial output is quite high whereas their industrial added value and taxation are quite low. If land productivity of these industrial parks is evaluated by industrial output value per unit area, it will be overestimated. Therefore, it is necessary to establish statistical systems for industrial added value in the parks. Secondly, in the process of developmental transition of industrial parks,2.5industries enter industrial parks which can improve the land productivity. However, if2.5industries can not be differentiated from producer services, it is quite common that industrial land is used to develop service industry which means the outputs of service industries are counted in industrial land. This will lead to the overestimation of land productivity in the industrial parks. It is also unfair to those industrial parks which strictly comply with national land policies to develop service industries. Therefore, land policies have to keep pace with the times and to unify regulations as well as reform land management system. Thirdly, the relation between industrial land and urban functions is complicated. Industrial parks close to urban center benefit from the achievements of long-term investment into communal facilities, but pollution generated by these industrial parks will impair urban functions. Therefore, how the industrial parks close to urban center area will develop is the spatial depiction of the transformation of urban development. If the mature industrial parks could be complementary in urban functions, then they should be integrated gradually into urban center area. If they conflict seriously with urban functions, then they should be shut down step by step. Fourthly, from the perspective of urban comprehensive competitiveness, it is obvious that the industrial land in Shanghai is too much. For those district or county level parks or municipal level parks, it can be considered to move them to other parks with better location or gradually shut down some of them to develop other land (such as agriculture, green land, residential land) so as to improve unreasonable land use structure.The innovative point of this paper includes the following three aspects. In theory, it integrates land rent theory and location theory into land productivity evaluation and thus changes the current situation that original evaluation systems lack theoretical support. In technques, it adopts new thinkings and methods to evaluate the output efficiency of industrial parks. In research thinking, this paper points out the limitations of old evaluation method. On one hand, the existing method does not take the influences of park levels and geographical locations on land productivity into consideration. On the other hand, the method cannot identify the places that are not appropriate for developing industry. Therefore, only when the impact of location factors on land productivity are not taken into account can the land productivity in the industrial parks be evaluated in a more objective and reasonable way. In research methods, this paper carries out empirical studies on location choice of enterprises and makes clear the range of location factors, and then made regression to analyze the impact of location factors on land productivity of industrial parks in Shanghai. The regression residuals can be used to represent the land productivity when location factors are not taken into consideration. In application, the new evaluation method combines the evaluzation of land productivity in industrial parks and the transformation of urban development closely, which can enable us to reexamine the reasonableness of the existence of some industrial parks and the direction of development transformation, and to show us the direction of the adjustment of urban industrial spatial structure. |
