Benefit Balance Mechanism Of Government-enterprise Game In Urban Renewal

With the transformation of urban space from "incremental expansion" to "inventory optimization",urban renewal has gradually become an important means to promote urban development.As a means of urban land secondary development,urban renewal is a process of property right and space reconstruction,and its smooth progress depends on the allocation and adjustment of space development right among multiple subjects.Among them,the government,development enterprises and residents are the main interest groups,and they play a fierce game against each other for the distribution of interests,especially the institutional conflict between the government and enterprises is the most complex.Shenzhen has been consistently leading the country in the exploration and practice of urban renewal.With the core characteristics of "government guidance and market operation",shenzhen has gradually formed a relatively clear policy system in terms of interest regulation.Since the establishment of the special economic zone in 1980,more than 200 urban renewal policies have been issued one after another.Such frequent "patchwork" policy adjustments reflect the changing rules of the process of balancing the interests of government and enterprises.Therefore,based on the theory of "policy tools",this paper interprets the policies in shenzhen's urban renewal,analyzes the key factors affecting the balance of government and enterprise interests,and discusses the mechanism of the balance of government and enterprise interests.At the same time,it introduces the theory of policy change to make a prediction for the direction of future policy making,hoping to provide some reference for the policy making in Shenzhen.Firstly,based on the theory of "policy tools",this study analyzes shenzhen's urban renewal policy and divides it into three stages according to the key time nodes of urban renewal: policy exploration period(1980-2008);Policy development period(2009-2015);Policy improvement period(2016-present).The PSR model is used to analyze the external conditions of urban renewal at each stage,the reasons leading to the imbalance of interests and the policy responses to achieve the balance of interests.Secondly,with the analysis of policy content and policy evaluation,the key factors affecting the balance of government and enterprise interests at each time stage are extracted,and the mechanism for realizing the balance of government and enterprise interests at this stage is analyzed.Then,through the analysis of the key influencing factors and the mechanism to realize the balance of interests in the three time stages,the law of the change of factors is summarized and the mechanism content of the perfect balance of government and enterprise interests is extracted.Finally,based on the theory of policy change,this study makes a prediction on the direction of future policy making.The research results show that the game of government and enterprise interests in urban renewal in Shenzhen revolves around policies,and the balance point of government and enterprise interests is constantly changing along with the policies.Driven by policies,one kind of balanced pattern changes to another.The game between government and enterprise interests can be reflected through key influencing factors,including land price,plot ratio,land contribution,etc.The government adjusts a certain factor to achieve the purpose of making profits(or transferring profits)to enterprises through the implementation of urban renewal projects,so as to promote the smooth operation of urban renewal market.Secondly,the characteristics of the stage changes of key factors that affect the balance of government and enterprise interests are summarized.From the policy exploration period(1980-2008)to the policy improvement period(2016-present),the regulation means have realized the transformation from single-factor regulation to multifactor comprehensive regulation.The content of regulation has been realized from the direct regulation of the cause to the study of the law behind the cause to formulate countermeasures;The regulation mode realizes the regulation from definite value to quantified regulation coefficient.Thirdly,the mechanism of balancing the interests of government and enterprise is extracted by the policy: 1)Multi-factor linkage to coordinate the interests;2)Constraints are formed by access restrictions;3)Guide the allocation and construction of public housing;4)Effective rewards and compensation are guided.Finally,in view of the opportunities and challenges of the new crown outbreak and 5g + Internet of things era,this paper analyzes the content of "problem window,policy window and political window" based on the theory of policy change,and puts forward the direction of policy making in the future.