The Determinants Of Urban Renewal Project Implementation

The contradiction between the expansion of urban land space and the shortage of land resources caused by rapid urbanization in China has transformed the mode of urban development from focusing on the new construction land development to the stock construction land redevelopment.Urban renewal has become an important strategic choice for urban development in the transitional period of China.With the continuous advancement of urbanization,cities will face the problem of the decline of their urban functional structure and the decline of the living environment,whether they are in the eastern developed areas or the underdeveloped parts of the west in China.And the problems of urbanization need to be solved through urban renewal.In the context of rapid urbanization,in order to ensure the effective promotion of urban renewal,it is of great practical value to study the influencing factors of the urban renewal projects' implementation in the transformation process.This paper takes the urban renewal project in the original Longgang District of Shenzhen as the research object,and mainly studies the influencing factors of the urban renewal project implementation under the background of new urbanization.Firstly,this paper establishes a theoretical framework based on literature review and theoretical analysis.Based on land rent theory and Shenzhen renewal project practice process,this paper analyzes the fundamental reasons of the urban renewal project's implementation from the perspective of specific project,and obtains the impact dimensions and factors of the implementation of the urban renewal project.Secondly,this study establishes the database of the original Longgang District Urban Renewal Project through collecting and arranging the basic data information of the project which was included in the urban renewal unit project plan from 2010 to 2016.The GIS and EXCEL database were established by using GIS technology,CAD platform,Google Earth historical image data,field research and building census information.Thirdly,this study analyzes the implementation and statistical characteristics of the urban renewal project.Meanwhile,this study explores the distribution characteristics of the implementation project through spatial and visual analysis by using GIS tools.Finally,the research hypothesis is putforward according to the relevant literature and the actual situation;an empirical model is built based on systematic data to study the influence of location condition,property ownership,land use status and planning factors on the implementation of the urban renewal project.The main conclusions are as follows:1?The general implementation rate of the urban renewal project in original Longgang District is not high.Since 2011,although the general trend of the urban renewal projects' number has not decreased,the implementation ratio has been decreasing year by year.The state-owned land type projects and the single subject type projects have an obvious implementation advantages,and they have a higher implementation rate.The small-scale land type projects and low floor area ratio projects have become the hot type of the implementation projects;the commercial and residential type projects have become the preferred type under the market operation mode.2?The implemented projects are obviously distributed along the traffic orientation.More than 70% of the implementation projects are located within 1000 m from the subway station,distributed along the subway;more than 80% of the implementation projects are located within 1000 m from the main road,presenting features that are concentrated along the main roads.In addition,the areas where the implemented projects in are mostly high land price or high planning density areas.3?The location conditions,property ownership,land use status and planning factors all have an impact on the implementation of urban renewal projects.Specifically,the significant factors affecting the implementation of urban renewal projects are the location of the projects,the distance from main roads,the benchmark commercial land price,the property ownership type,the floor area ratio,and the land type after transformation.Through the analysis and test of the empirical model,the location of the projects,the benchmark commercial land price,the property ownership type,and the land type after transformation factors have a significant positive impact on the project implementation;the distance from main roads and the floor area ratio factors have a significant negative impact on the project implementation.In general,with the help of the analysis of the land rent theory,the location conditions,property ownership,land use status and planning factors affect the urban renewal project's implementation is through the impact of the rent gap between the potential and actual rent ofthe urban renewal project.The result of the specific renovation project implementation transformation is the result of the game between participants based on the residual interest of land rent.