| The act of urban planning on land market and city economic development has been a perennial subject that is debating among branches of learning and schools. The global triumph of market in early 90s and the adoption of marketing economy by most countries in the world make it obvious that the low efficiency of urban planning as well as its laggard and poor implementation has become problems. The deep hidden contradiction between urban planning and economic development has popped out when cities in China are affected by the switching of socialist planned economy to marketing economy. People have come to aware of fact that the definition and protection of property right and the control by planning in land use are of great importance.Urban planning control and the externalities of urban land use, a very classical problem just to be tackled by this paper is going to follow the very new progress of current economics and take cases of "village within the city", a problem appeared in the urbanization in China, massive demolishing of illegal buildings in urban area, and the property dispute about the right of sunlight and green land as examples to conduct the study step by step on the externality of land use, transaction cost, property right, government regulation and the rule by law with the help of the author's experience gained from years of management in the grass-root office work.(1) It sums up the three ideas of economics used to study urban planning, clearly expressing the theoretical point of view of this study, the co-existence of the theories of interlizing of externalities by A.C. Pigou's and transaction cost and property right by Ronald Harry Coase, which emphasizes that when market is developing on the basis of a perspicuity of property right and a economized of transaction cost, government intervention and revenue modulation should not be neglected.(2) With the new institute economics as a base, it sums up the researches done by other scholars on the externality and its progress by looking into and analyzing the process in solving the problem of urban land use and environment protection from firstly the failure of marketing acts, then the intervention of government, and the failure of government and again the turning to appeal to the marketing power. And so it points out that institution innovation is badly needed for urban planning in China at present, especially the perspicuity and protection of private property, the act of abiding by the law of market and the protection of land development contract, which is imperative under this situation.(3) It probes into the definition and meaning of the externality, analyzing the implication of externalities under different system of land use and A.C. Pigou's revenue and property management for reducing and eliminating the impact of externalities, and pointing out the advantage and disadvantage of that. Finally it concludes that it is the imperfect of the market that brings about the question of externality.(4) The inevitability of externalities in urban land use and the categories of externalities were proposed. With the help of marginal analysis and modern marginal opportunity cost, cost-profit analysis, the common procedure for evaluating externalities is proposed. The difficulty of the quantity evaluation forland-use externalities is pointed out. An effective method for evaluating the effects of the changes of urban planning regulations is proposed.(5) Taking the method of internalizing the external effect in zoning of America as a reference, the relationship between property rights and urban planning control are elaborated. And it proposes that legal consciousness on land property rights should be established; the property rights should be protected; compensation should be handled actively; and active work should be done to coordinate with the evolution of land property rights.(6) A full and systematic analyst for land property rights system in China is carried out. The main drawbacks of Chinese land property rights system...
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