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Monitoring and Analyzing Unplanned Land Development of Transitional Chinese City Case Study of Shenzhen

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Monitoring and Analyzing Unplanned Land Development of Transitional Chinese City Case Study of Shenzhen Monitoring and Analyzing Unplanned Land Development of Transitional Chinese City case study of Shenzhen Hao Pu March, 2007 Monitoring and Analyzing Unplanned Land Development of Transitional Chinese city case study of Shenzhen by Hao Pu Thesis submitted to the International Institute for Geo-information Science and Earth Observation in partial fulfilment of the requirements for the degree of Master of Science in Geo-information Science and Earth Observation, Specialisation: urban planning and land administration. Thesis Assessment Board Dr. Richard Sliuzas (supervisor) Dr. Qingming Zhan (SUS supervisor) INTERNATIONAL INSTITUTE FOR GEO-INFORMATION SCIENCE AND EARTH OBSERVATION ENSCHEDE, THE NETHERLANDS Disclaimer This document describes work undertaken as part of a programme of study at the International Institute for Geo-information Science and Earth Observation. All views and opinions expressed therein remain the sole responsibility of the author, and do not necessarily represent those of the institute. Abstract In the past 28 years, China has followed the partial and gradual reform. This approach launched the economic development of the state while maintained its political and social stability. Meanwhile, it brought about a transitional economy, which is characterized by the coexistence of planned and market factors. In this transitional era, Chinese cities, while achieve economic prosperity and urban physical development, also have experienced new problems emerged in rapid urbanization. Among those phenomena, unplanned land development (ULD), which was caused by the inconsistency between planning and development, is the focus of this research. Shenzhen, as a pioneer of the reform, provides us with a fascinating case for studying the unplanned land development in transitional Chinese cities. ULD spreads all over the city and includes all types of land uses. While underlying the inherent weakness of plan implementation, much unplanned development has driven economic growth and in some cases has led to an appropriate allocation of social and economic activities. This research examined empirically and quantitatively the ineffectiveness of master planning in Shenzhen one of China’s major transitional cities. In this research, the three most dynamic land use types in Shenzhen: industrial land, residential land and commercial land were analyzed. They showed their specific characteristics in distribution. In the Special Economic Zone (SEZ) and non-SEZ, the unplanned industrial lands were with different intentions and mechanisms but resulted in similar proportions in the total industrial land. Under the market mechanism, unplanned industrial land was more dependent on highways than stipulated in plans. Due to ineffective planning control, unplanned industrial land had considerable impact on residential land and ecological zones. Most of the industrial lands encroached on the ecological zones were illegal land use. Unplanned residential land was also problematic because most of them were in the form of urban villages. Urban village in the SEZ was more likely and necessary to obtain a land use permit than which was outside the SEZ. Deviating from plans, commercial land in the market economy trended to locate in the city centre or on sides of neighbourhood roads. With the aid of geo-information technology, this research analyzed the pattern of unplanned land development with respect to important spatial features and established their influence on the development pattern. Urban land development pattern in the market economy was studied. Finally, based on the findings, a few concluding remarks and recommendations were drawn with the purpose to improve urban planning and land administration in transitional Chinese cities. An important conclusion is that the urban planning practice should respect the market mechanism and intervene in the fields of environment protection and social equity where market failure often occurs. Key words: unplanned land development, urbanization, transitional economy i Acknowledgements Now, as the thesis is finally complete, it is time to express my gratitude to all the people who gave me help and support in doing this research. First of all, I would like to express my gratitude to my supervisor Dr. Richard Sliuzas. Thank you for reading my thesis and devoting your time and energy on me for discussing in both Enschede and Wuhan. Every time, your knowledge, expertise and critical comments deepened my insight into the research. I would like to thank my SUS supervisor Dr. Zhan Qingming, for your earnest help and encouragement. Not only supervise me, also you are my mentor of life. Thanks go to Ms. Xiao Yinghui, for helping me apply the joint MSc program and process the data. Without your help, I could not study in this beautiful country and finish my research. Thank you, Ms. Monika Kuffer, for guiding me through the early stage of the research. Thanks go to Drs. Emile Dopheide, for your help and being so nice to me during the six months in ITC. Dr. Mike McCall, your critical comments always broadened my thoughts and your encouragements always gave me much confidence. Thank Dr. Luc Boerboom and Dr. Sherif Amer for your few but valuable comments. Thank you, Ms. Marga Koelen for helping me solve the problem of Endnote. I would like to thank Ms. Du Ningrui for your help and encouragement, your attitude and expertise in doing the research impressed me greatly. Thanks go to Mr. Yang Zhengshan for your comments and suggestions, without which I could not come up to this topic. Thanks Ms. Brenda Madrazo for reading my draft thesis and giving so many critical comments. Thanks Dr. Huang Zhengdong and Mr. Shen Jianwu for your comments and suggestions on my proposal. Special thanks go to Ms. Qin Yuan and Mr. Xu Yuan in UPDIS for kindly answering my questions about Shenzhen and providing valuable data. I appreciate all the people that I have interviewed, thank you for sharing your knowledge and information. Thanks go to Zhou Yuhong, Bai Lei, Pu Shi, Shan Xin, Lin Wenjin, Wang Langyue, Shi Jusong, Zhao Ting, Xu Shaona, Chen Wenbo, Wang Guoming, Li Xia, Wu Guofeng, Wang Tiejun, Wang Xiang, Wu Tianfei, Tomoko, Lim, and all my friends in ITC. I will always remember the happiness that we shared in the Netherlands. I would like to express my gratitude to all the classmates of UPLA, especially to Thomas, Bekim, Liton, and Quang for your encouragements, friendship and all the pleasure we have shared. Heartfelt thanks go to my dear friends Zhou Shuo, Cheng Fangfang, Xiao Zhou, Zhao Xi, Guan Yan and Liu Wei. Thanks for your help and encouragements. The colourful six months shared with you are my fortune. Joys and tears have concreted into our eternal friendship. Finally, deepest love and thanks go to my dearest father, mother and girlfriend. Thanks for your love and understanding. You raise me up, to more than I can be. ii Table of contents List of figures List of tables List of acronyms 1. Introduction ....................................................................................................................................1 1.1. Background .......................................................................................................................1 1.1.1. Urban planning in planned economy .........................................................................1 1.1.2. Urban reform..............................................................................................................1 1.1.2.1. Housing reforms ................................................................................................2 1.1.2.2. Urban land reform..............................................................................................2 1.1.3. Planning of transitional cities.....................................................................................2 1.2. Unplanned urban development..........................................................................................3 1.2.1. Urban planning ..........................................................................................................3 1.2.2. Urban land administration..........................................................................................3 1.2.3. Definition--Unplanned land development .................................................................4 1.3. Problem Statement.............................................................................................................4 1.4. Research Objective............................................................................................................4 1.5. Research Questions ...........................................................................................................5 1.6. Conceptual Framework .....................................................................................................6 1.7. Research Design ................................................................................................................6 1.8. Chapter Headings ..............................................................................................................9 2. Transformation of Urban Space and Unplanned Development in China ...............................10 2.1. Introduction .....................................................................................................................10 2.2. Transformation of urban space in China .........................................................................10 2.2.1. Policy and institutional changes...............................................................................10
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