The Institutional Changes Of Land In Shenzhen

Shenzhen,as a pioneer city in the Reform and Opening Up in China,scores the first with policy privilege and city character to break the shackles of traditional planned economy system and traditional ideology,and make an unprecedented innovation on land institution reform,which writes a splendid chapter of history in the Institutional Changes of Land in China.Throughout the history of Institutional Changes of Land,Shenzhen is incomparable to other cities in reform with high frequencies,distinctive manners,and abundant contents.The Institutional Changes of Land in Shenzhen has not only provided valuable research materials for developing an Institutional Change Theory that is suitable to Chinese situation,but it has also offered experiences and models that can be learnt and copied national wide during the change of social system in China.For instance,it starts the way to use the state-owned land with payment;it makes the first land auction in new China;it becomes the first city without incorporated villages by nationalizing the collective land twice;and it takes the lead in urban regeneration,which is based on market and aims to raise the efficiency of utilization on the existing land,and in recycling the stock of land,which is typically represented by government-orientation,etc.However,on the other hand,Shenzhen,crossing the river by feeling for stones,starts the reform of institution gradually,which produced some problems left over by history because of limited referenced experiences as well as insufficient understandings on market economy,particularly the lack of understandings on land ownership.For instance,due to historical reasons,the property right of land is not clear enough,the allocation of land resources is inefficient,and the distribution of land value-added income is not fair.The problems,conversely,constrain the social development on the one hand,but on the other,they compose the ingredients for deepening the reform.The Institutional Changes of Land in Shenzhen is featured by the following aspects because of the limitation of urban land area itself,and constraints on local land institution reform by state systems,and laws and regulations.First,due to the fact that Shenzhen starts the way to use the state-owned land with payment,and makes the first land auction in new China,it solved the financial constraints and became a critical factor to assist the rise of Shenzhen under the help of special policy provided by the government.Second,owing to the limitation of Shenzhen land area itself,the performance on the land institution reform objectively is not always a resource and support,but a short board on Shenzhen's economic development.However,from a different way,we can see that an attempted exploration on increasing the utilization of existing land has been advanced subsequently.Finally,generally speaking,though Shenzhen,as a pioneer to,is the first city to reform the land institution with historical significances,the land institution reform in Shenzhen,compared to reforms in other areas,is still in backward status and restricted by more institutional environment.Institution is always embedded in a certain institutional environment,and institutional change is a change under a specific historical and social environment.The specific historical background and institutional environment are the major premise for us to study a certain institutional change.Therefore,by combining factors of the history and macroscopic institution to systematically understand Institutional Changes of Land in Shenzhen,it will reveal the revolution law of Land Institution and look for its deep reasons of the sharp contrast performance,so as to sort out the historical reasons and explore possible ways to the given system.What's more,it will also be helpful to provide effective methods that can be learnt and copied national wide in social reform in China,which makes the research to be with special theoretical value and practical significance.The study is as follows based analysis above.1.The paper,based on literature review and relevant institutional change theory,outlined a theoretical analysis with environment-behavior-performance from the view of institutional environment including structure and time.Thoroughly,we analyzed the reasons,the procedures and achievements of the Institutional Changes of Land in Shenzhen from perspectives of institutional environment,subject behavior,and institutional performance.Specifically,we illustrated the relationship between institutional environment and institution,showed how the benefit game of subject behavior promoted institutional changes,and evaluated how it performed in the change.2.The evolutionary framework of land institution in Shenzhen was discussed comprehensively from historical view.According to key nodes and institutional performance during the development of the history,we divided the Institutional Changes of Land in Shenzhen into different phases to present the real process of the changes.Besides it,we further analyzed historical backgrounds,major policies,experiments and achievements on the changes in different phases so as to better understand the inherent mechanism of the land institution in Shenzhen and summarize the logical development and characteristics of the changes.3.Finally,the existed problems and the coping approaches to the land institution in Shenzhen was explored in the paper.The author studied the institutional environment,subject behavior,and institutional performance to analyze major problems existed in the land institution,and offered a new way to break through the restrictions of the available institution from clear property right,complete configuration,shared revenue and simplified power on the basis of successful experiences from England,Singapore,New York,and Hong Kong.The conclusion is as follows based the analysis above.1.The Institutional Changes of Land in Shenzhen is a particular product of the specific institution.It is a compulsory change,with an obvious feature to develop gradually,facilitated by Shenzhen government to set an example national wide under the background of Reform and Opening Up and policy privilege endowed by the Central Committee of the CPC.Due to the influence of land state-owned ideology and institutional environment,the Institutional Changes of Land shows obvious path dependence.However,the game decision-making of relevant stakeholders is constantly changing,which makes land institutional arrangement demonstrate various performances.2.The Institutional Changes of Land in Shenzhen is a unique gradual process with multi-features.There are four steps for the development of the land institution in Shenzhen,including preliminary exploration,rapid development,basal formation,and adjustment and perfection,in which,with the development of history,various methods such as doing experiment,making innovation,seeking breakthrough have been adopted to promote the changes.Meanwhile,compulsory is compatible with gradualness in the way of the change;for the reasons of the change,it is affected by the balance between the environment and the subject behavior;finally,the development is accompanied by the pluses and minuses in the performance of the change,all of which constitute the overall characteristics of the change.3.Historic contributions brought by the Institutional Changes of Land in Shenzhen to the reform of land institution in China.The practice,under special historic and institutional condition,that the state-owned land is utilized by payment establishes the foundation for the existing land institution in China.The changes start the marketization of land in China by activating the value of the land,and consequently solve the problem of attracting foreign enterprises during early period of Reform and Opening Up policy.Further,it offers an example for urbanization by firstly recycling the stock of land.The innovations of the paper are listed as follow.1.The innovation of the research perspectives.The author analyzes the Institutional Changes of Land in Shenzhen by integrating institution and history based on the framework of environment-behavior-performance,and analyzes the reasons,the procedures and achievements of the Institutional Changes of Land in Shenzhen from perspectives of institutional environment,subject behavior,and institutional performance.This paper further enriches and expands the research field of institutional change theory.2.The innovation of the research viewpoint.The topic of the paper is closely related to the background of deepening and improving the market-oriented reform of factors,and is rooted in the unique and rich practical experience of the Institutional Changes of Land in Shenzhen.This paper puts forward the following distinct viewpoints and conclusions: for the reasons of the change,it is affected by the balance between the environment and the subject behavior.Meanwhile,compulsory is compatible with gradualness in the way of the change.Historic contributions brought by the Institutional Changes of Land in Shenzhen to the reform of land system in China.3.The innovation of the research method.The paper investigated the institutional change in real historic context by combing logical analysis and historical analysis to make it more powerful in explanation on Institutional Changes of Land in Shenzhen.The paper reviews the evolution of the Shenzhen land institution,making it closer to reality,and the research conclusions more explanatory and persuasive.It also provides a better situational reference for reference and promotion of its experience model.