Research On Mode Selection And Comprehensive Benefit Evaluation Of Urban Renewal

Urban renewal is an important means to promote urban social and economic development of city,accompanied by the urbanization process in China.It involves many problems,such as laws and policies,land ownership,compensation and resettlement for demolition,cultural inheritance and so on.The Urban-rural Dual System existing in our country has also caused inharmonious between many building,such as old towns,old factory buildings and old villages,with the city in cultural landscape,the economic system and the social management,which restricting the development and progress of cities.This study has theoretical and practical significance for building a harmonious society,improving the living environment,adjusting the urban spatial structure and economic growth mode,enhancing the comprehensive competitiveness of the city and promoting the sustainable development of the city.The main achievements of this paper include:1.This study applies stakeholder theory to define the core stakeholders of urban renewal as government,residents and developers.The game theory is used to construct the two-two static game model among the core stakeholders,which comes to following conclusion:（1）the key point of the game between the government and the residents lies in the demolition compensationR_b1.This is the power point that the government finance can bear.（2）the equilibrium point of the game between the government and the developers is whether the preferential policies provided by the government and development intensity can make the developer’s income higher than industry average profit T.（3）the balance of the game between residents and developers is that the residents supervise the developers and the developers follow the rules.By constructing the dynamic game model of the three core stakeholders,we can get three kinds of urban renewal mode based on stakeholders:（1）the G-R-D mode,led by the government which can be decomposed into G sub-mode and G-R sub-mode;（2）the R-G-D mode,led by the resident and policies provided by the government;（3）the D-G-R mode,led by the developers based on the government provides policies and the residents support coordination.2.The connotation of evaluation for urban renewal comprehensive benefit is discussed,and two evaluation systems,the coordinated benefit system and the development benefit system,are designed to evaluate the comprehensive benefits of urban renewal.The coordinated benefit system includes the benefit of government,residents and developers.The development benefit system includes the benefit of society,economy and environment.Through literature research and questionnaire survey,30 representative evaluation factors of urban renewal comprehensive benefits are identified.By using factor analysis method,the comprehensive benefit evaluation index system of three kinds of urban renewal modes is established.3.The entropy method is used to calculate the weight of index in the standard layer and index layer of the two systems.In the standard layer of the coordinated benefit system,the weight of the residents（0.386）is the first,the weight of the government benefit（0.343）is the second and the weight of the developer benefit（0.271）is the third.The weight size of the stakeholders reflects that the urban renewal should be adhered to the people-oriented,pay attention to the benefit of the residents,the people’s livelihood and social harmony and stability,which is an important basis for the sustainability of the city.In the development benefit system,the weight of social benefit（0.385）is the highest,the weight of environmental benefits（0.352）is the second,and the weight of economic benefit（0.263）is the lowest.It is consistent with the characteristics of sustainable development of urban renewal.We should not only focus on economic development,but also pay attention to the coordinated and unified development of society and environment.And then,the comprehensive benefit evaluation model and evaluation method of urban renewal based on entropy weight are constructed,and the comprehensive benefit calculation method of urban renewal based on improved radar graph is established.4.The reconstruction of three urban villages in Guangzhou,the R-G-D mode of Lieder Village reconstruction,the D-G-R mode of Pazhou Village reconstruction and the G-R-D mode of Yangkei Village reconstruction,are selected as typical cases of urban renewal to verify the correctness and applicability of the relevant theoretical methods.Fuzzy mathematics method is applied to fuzzy evaluate the three projects.The results show that the coordination benefit of Lieder Village reconstruction is 7.595（good）,the development benefit is 7.611（good）;the coordination benefit of Pazhou Village reconstruction is 7.205（good）,the development benefit is 7.294（good）;the coordination benefit of Yangkei Village reconstruction is 6.851（general）,and the development benefit is 6.956（general）,which are in line with reality.Combined with the evaluation map of urban renewal comprehensive benefit,it shows that the comprehensive benefits of the three projects belong to the project of meeting the basic benefit and weak coordinated development.Through the calculation model of comprehensive benefit,the comprehensive benefit values of three cases are obtained.The comparative analysises show that the comprehensive benefit of R-G-D mode of Lieder Village reconstruction is the highest.It can be said that the urban renewal mode with autonomy led by villagers,getting the reconstruction funds through the government auction for land is better than the mode led by the government led using administrative means,and is also better than the mode led by the developers who provides all the reconstruction funds.The R-G-D mode can balance the interests of all parties and make comprehensive benefits higher.The goal of urban renewal is multidimensional.Its comprehensive benefit evaluation should be evaluated not only from the development objectives of society,economy and environment,but also from the perspective of stakeholder’s interest coordination of government,residents and developers.The people’s livelihood,ecology,culture and economy are the core contents of urban renewal comprehensive benefits.The livelihood of the society is the basis of urban development.The ecological environment is an important factor in the evaluation system.Economic development is an important condition for the development of the city,and the balance of interests of the stakeholders is an important guarantee for the new and smooth implementation of the city.For urban renewal,the coordinated,unified and sustainable development of society,economy and environment should be considered.When formulating relevant policies,the government can take comprehensive consideration of urban renewal scheme from multiple perspectives with reference to evaluation factors,and quantify the comprehensive benefit by using calculation method of urban renewal comprehensive benefit,and then select the best comprehensive benefit reconstruction plan,so as to achieve the goal of sustainable development of urban renewal.