Identifying the Financing Pattern Problems

日本建築学会計画系論文集第84巻第756号，323-331， 2019年2月【カテゴリーⅠ】 J. Archit. Plann., AIJ, Vol. 84 No. 756, 323-331, Feb., 2019 DOI http://doi.org/10.3130/aija.84.323

IDENTIFYINGIDENTIFYING THE THE FINANCING FINANCING PATTERN PATTERN PROBLEMS PROBLEMS OF DILAPIDATED OF DILAPIDATED URBAN URBANHOUSING HOUSING RENEWAL RENEWAL SYSTEM SYSTEM IN ZHEJIANG, IN ZHEJIANG, CHINA: CHINA: CASECASE STUDY STUDY OF OF JINSHOUJINSHOU PROJECTPROJECT IN IN ZHOUSHAN ZHOUSHAN 中国浙江の危房改造システムの資金面の問題点：舟山の「金寿新村」プロジェクトを対象に୰ᅜύỤࡢ༴ᡣᨵ㐀ࢩࢫࢸ࣒ࡢ㈨㔠㠃ࡢၥ㢟Ⅼ ⯚ᒣࡢࠕ㔠ᑑ᪂ᮧࠖࣉࣟࢪ࢙ࢡࢺࢆᑐ㇟࡟

＊1 ＊2 LiLi GUAN GUAN* and and Takashi Takashi ARIGA ARIGA** ⟶ࠉࠉ⌮㸪᭷㈡ࠉ㝯管理，有賀隆

A dualistic system of private urban housing renewal consisting of marketized “Old City Renewal” and government voluntary “Dilapidated Urban Housing Renewal” has been established in China since 2015. Focusing on the latter '8+5PRGHWKLVVWXG\DLPVWRLGHQWLI\LWVSUREOHPVIURPWKHSHUVSHFWLYHRIÀQDQFLQJSDWWHUQ-LQVKRX3URMHFWLQ =KRXVKDQLVVHOHFWHGDVDUHSUHVHQWDWLYHFDVHWRFODULI\WKH'8+5PRGHLQ=KHMLDQJ3URYLQFH7KURXJKDQDO\]LQJWKH VWDWLVWLFVRISURMHFWIXQGLQJWKLVSDSHUDUJXHVWKDWWKH'8+5PRGHFRPSOHWHO\UHOLHVRQSXEOLFIXQGLQJDQGLVKDUGWR tackle the increasing number of dilapidated housing.

Keywords: Dilapidated Urban Housing Renewal, Old City Renovation, Financing pattern, China ༴ᡣᨵ㐀㸪ᪧᇛᨵ㐀㸪㈨㔠ࡢὶࢀ㸪୰ᅜ

1. Introduction structure has been seriously damaged or the load-bearing 1.1. Research background component is in danger and may at any time lose the stability Evolution of Chinese urban housing system and load-bearing capacity.*4) Recent years, frequent collapse The Chinese social welfare urban housing system established accidents*5) in old city areas have caused wide public concern, in the 1950s transformed into a market-oriented housing system urging the central government to take concrete measures. through a step by step housing reform from 1978 to 1998. Large Dualistic system of private urban housing renewal in China amount of commodity housing was intentionally constructed in Under the Chinese urban renewal framework before 2015, Chinese cities after 1978, so were most former public housing dilapidated housing areas on best sites would undergo Old purchased by employees of state-owned enterprises. By now an City Renovation (OCR, “ ᪧᇛᨵ㐀”*6) ) before long, which is a urban housing provision system dominated by private housing has marketized process that the local government first requisitions been established in China.*1) The issues discussed in this paper properties from homeowners, and then sells the land to developers. belong to the domain of private housing.*2) Developers may maximize their benefits by building high-grade Dilapidated urban housing in China residences and approximating the FAR limit*7) restricted by urban Due to a variety of reasons — low design standard (Lue et al., planning. 2001; Qu, 2011), poor construction quality before the 1990s, and While for other old residential areas located in the old city residents’ improper usage (Suo, 2013) — an increasing number of area without the optimal marketability, developers seldom show buildings constructed during early 1980s to early 1990s are faced interest, and few substantial measures could be taken. Such with aging of facilities, outdated layouts, and most importantly residential areas in the inner city gradually turn into the leftovers damage of building structure.*3) in housing market, with their physical condition deteriorating. Yet The term “Dilapidated Housing” infers that the building these residential areas are still to a large extent occupied, due to

* Grad.＊1 Grad. School School of Creative of Creative Science Science and andEngineering, Engineering, Waseda Waseda University, University, M. M.Arch.Arch. ᪩✄⏣኱Ꮫ⌮ᕤᏛ⾡㝔๰㐀⌮ᕤᏛ◊✲⛉ࠉ༤ኈᚋᮇㄢ⛬早稲田大学理工学術院創造理工学研究科博士後期課程 ** Prof.,＊2 Prof., Grad. Grad. School School of Creative of Creative Science Science and andEngineering, Engineering, Waseda Waseda University, University, Ph. Ph.D. D. ᪩✄⏣኱Ꮫ⌮ᕤᏛ⾡㝔๰㐀⌮ᕤᏛ◊✲⛉ࠉᩍᤵ࣭早稲田大学理工学術院創造理工学研究科教授・Ph.D.Ph.D.

─ 323 ─ Table 1 Distinctions between Chinese OCR and DUHR system V\VWHPLQ=KHMLDQJ3URYLQFHLQWHUPVRIILQDQFLQJSDWWHUQZLWK DUHR ( ༴ᡣᨵ㐀 ) OCR ( ᪧᇛᨵ㐀 ) - Dilapidated Urban Housing - Old City Renovation original findings. This paper argues that, the DUHR mode Renewal Dilapidated areas with the best Areas excluded from OCR completely relies on public funding, and is hard to tackle the Targeted areas marketability SURMHFWV To optimize the urban function To eliminate the life risks increasing number of dilapidated housing in the future. in old city area through caused by collapse of buildings Initial goal redevelopment, and to renew its 1.3. Research method physical environment This paper uses case study method to identify the problems of Local government Local government Stakeholders Developer Homeowner involved DUHR system. Based on a background study, a representative Homeowner 3URÀWIRU case is selected in order to clarify the DUHR mode. government and Yes No developer 0DLQVWDWLVWLFVRISURMHFWIXQGLQJZKLFKDUHFROOHFWHGIURP Rely on government’s re- Yes No Subdistrict Office and Bureau for Housing and Urban-rural planning scheme 'HYHORSPHQW %+8' LVXVHGWRUHYHDOWKHÀQDQFLQJSDWWHUQRI Rely on public No Yes appropriation case study. Besides, the impact on physical environment is collected by field survey in old residential area and new resettlement the convenient transportation and amenities of the inner-city area, residential areas. homeowner’s limited economic condition, or the aging of residents. 1.4. Former works In mid-2015, a new mode of private urban housing renewal is Research on the government voluntary DUHR mode is still carried out by the State Council, under the name of Dilapidated scarce in China, due to the fact that DUHR policy is relatively Urban Housing Renovation (DUHR, “ ༴ᡣᨵ㐀 ”*8)). Working as a QHZDQGDFFRUGLQJO\WKHÀUVW'8+5SURMHFWVZHUHMXVWFRPSOHWHG complement to OCR, the DUHR mode is a government voluntary in 2016. Among related studies, the OCR mode has been under mode that focuses on housing renewal issues excluded from research ever since the nation-wide urban renewal and housing OCR areas. According to government’s administrative files*9), reform took place in the early 1990s. Related studies have been “all Class D Dilapidated Housing*4 in metropolitan areas should dedicated to the interest balance of different stakeholders in OCR be evacuated by the end of 2017”, which means a total number SURMHFWV of 18 million housing units will be involved from 2015 to 2017 Lue (1997) observed that the growing real estate industry across the nation. With local governments obeying this schedule undermined OCR’s initial intention to maintain original residents and competing to accomplish the administrative assignment, a on site while redeveloping the old city. It also has been widely government-dominated movement of renewing urban dilapidated acknowledged that local government and developers profit housing takes place. themselves from the emerging real estate industry, and it is local In this way, a dualistic system of private housing renewal is elites that have benefited more than local residents (Fang and established in China (Table 1). On one hand, there is the fully Zhang, 2003; Luo and Shen, 2006; Hu and Zhang, 2015). Shih marketized OCR approach led by local government and property (2010) argues that Chinese laws have promoted the booming of developers, which squeezes land value of the best sites; on the real estate industry and laid foundation for disputed relocation. It other hand, there is the government dominated voluntary DUHR could be summarized that local residents with limited power and mode, which aims to eliminate the life risks caused by collapse SULYLOHJHVFRXOGQRWJHWDSURÀWLQSURSRUWLRQWRORFDOJRYHUQPHQW of buildings excluded from OCR with the help of public funding. and developers from urban renewal. Through examining a typical case, this study focuses on the latter Focusing on the new DUHR mode, this paper attempts to DUHR mode, which has not drawn so much attention as the OCR LGHQWLI\LWVÀQDQFLQJSUREOHPVWKURXJKDQLQGHSWKFDVHVWXG\ mode in academic research. Another related policy named Dilapidated Rural Housing 2. Jinshou Project case study as a representative of DUHR Renovation (“ ㎰ᮧ༴ᡣᨵ㐀”), which deals with dilapidated 7KHSURMHFWRI%XLOGLQJ1RRI-LQVKRX5HVLGHQWLDO$UHD housing on rural land by granting monetary subsidy, will not ( 㔠ᑑ᪂ᮧ4 ᖮ ) in Dinghai metropolitan area, Zhoushan*11) be discussed in this paper, due to the different land system and )LJ LVVHOHFWHGDVDW\SLFDOFDVHRI'8+5LQ=KHMLDQJ7KH housing system of urban and rural area in China*10). UHSUHVHQWDWLYHQHVVRI-LQVKRXFDVHOLHVLQWKHIDFWWKDW 1.2. Research purpose &XUUHQWFRQGLWLRQRIWKHUHVLGHQWLDODUHD%HLQJRQHRI There is no doubt that DUHR movement could eliminate =KRXVKDQ·VÀUVWFRPPRGLW\KRXVLQJSURMHFWV-LQVKRX5HVLGHQWLDO currently diagnosed dilapidated buildings in the short term. Area is a typical gated community constructed at the beginning Nonetheless, such movement guided by radical administrative stage of housing reform in the 1980s (Fig. 2). Like most residential subcontract is also correlated to a variety of social, economic, and areas constructed in the same era, today it is suffering from physical environment issues. GHWHULRUDWLRQRIEXLOGLQJVWUXFWXUHDVLGHIURP%XLOGLQJ1R The purpose of this paper is to identify the problems of DUHR which was diagnosed as Class D Dilapidated Housing, 22 other

─ 324 ─ Table 1 Distinctions between Chinese OCR and DUHR system V\VWHPLQ=KHMLDQJ3URYLQFHLQWHUPVRIILQDQFLQJSDWWHUQZLWK �� DUHR ( ༴ᡣᨵ㐀 ) OCR ( ᪧᇛᨵ㐀 ) - Dilapidated Urban Housing - Old City Renovation original findings. This paper argues that, the DUHR mode Shanghai Renewal Dilapidated areas with the best Areas excluded from OCR completely relies on public funding, and is hard to tackle the Targeted areas marketability SURMHFWV P To optimize the urban function To eliminate the life risks increasing number of dilapidated housing in the future. Zhoushan in old city area through caused by collapse of buildings Hangzhou Initial goal 1.3. Research method redevelopment, and to renew its Ningbo physical environment Shaoxing This paper uses case study method to identify the problems of Case study site Local government Local government Stakeholders Developer Homeowner .LQGHUJDUWHQ involved DUHR system. Based on a background study, a representative Homeowner 3URÀWIRU case is selected in order to clarify the DUHR mode. government and Yes No Jinshou Residential Area developer 0DLQVWDWLVWLFVRISURMHFWIXQGLQJZKLFKDUHFROOHFWHGIURP Rely on government’s re- Yes No Subdistrict Office and Bureau for Housing and Urban-rural planning scheme 'HYHORSPHQW %+8' LVXVHGWRUHYHDOWKHÀQDQFLQJSDWWHUQRI Fig. 1 �� Rely on public No Yes appropriation case study. Besides, the impact on physical environment is collected by field survey in old residential area and new resettlement &RPPXQLW\ SDUN Jinshou Project the convenient transportation and amenities of the inner-city area, residential areas. homeowner’s limited economic condition, or the aging of residents. 1.4. Former works 7. 7. In mid-2015, a new mode of private urban housing renewal is Research on the government voluntary DUHR mode is still % % /' /'

7. 7. 7. 7. 7. 7. carried out by the State Council, under the name of Dilapidated scarce in China, due to the fact that DUHR policy is relatively % % % % % % % % % /' /' /' /' /' /' % Urban Housing Renovation (DUHR, “ ༴ᡣᨵ㐀 ”*8)). Working as a QHZDQGDFFRUGLQJO\WKHÀUVW'8+5SURMHFWVZHUHMXVWFRPSOHWHG % % % % % % % % % % % % complement to OCR, the DUHR mode is a government voluntary in 2016. Among related studies, the OCR mode has been under mode that focuses on housing renewal issues excluded from research ever since the nation-wide urban renewal and housing OCR areas. According to government’s administrative files*9), reform took place in the early 1990s. Related studies have been “all Class D Dilapidated Housing*4 in metropolitan areas should dedicated to the interest balance of different stakeholders in OCR Fig. 3 �� be evacuated by the end of 2017”, which means a total number SURMHFWV of 18 million housing units will be involved from 2015 to 2017 Lue (1997) observed that the growing real estate industry &ODVV'GLODSLGDWHGKRXVLQJ &ODVV&GLODSLGDWHGKRXVLQJ across the nation. With local governments obeying this schedule undermined OCR’s initial intention to maintain original residents 6KRS 6WRUDJHRUVHOIFRQVWUXFWHGURRP and competing to accomplish the administrative assignment, a on site while redeveloping the old city. It also has been widely government-dominated movement of renewing urban dilapidated acknowledged that local government and developers profit Fig. 2 �� housing takes place. themselves from the emerging real estate industry, and it is local In this way, a dualistic system of private housing renewal is elites that have benefited more than local residents (Fang and established in China (Table 1). On one hand, there is the fully Zhang, 2003; Luo and Shen, 2006; Hu and Zhang, 2015). Shih marketized OCR approach led by local government and property (2010) argues that Chinese laws have promoted the booming of developers, which squeezes land value of the best sites; on the real estate industry and laid foundation for disputed relocation. It �� other hand, there is the government dominated voluntary DUHR could be summarized that local residents with limited power and mode, which aims to eliminate the life risks caused by collapse SULYLOHJHVFRXOGQRWJHWDSURÀWLQSURSRUWLRQWRORFDOJRYHUQPHQW of buildings excluded from OCR with the help of public funding. and developers from urban renewal. Through examining a typical case, this study focuses on the latter Focusing on the new DUHR mode, this paper attempts to DUHR mode, which has not drawn so much attention as the OCR LGHQWLI\LWVÀQDQFLQJSUREOHPVWKURXJKDQLQGHSWKFDVHVWXG\ �� mode in academic research. Another related policy named Dilapidated Rural Housing 2. Jinshou Project case study as a representative of DUHR Renovation (“ ㎰ᮧ༴ᡣᨵ㐀”), which deals with dilapidated 7KHSURMHFWRI%XLOGLQJ1RRI-LQVKRX5HVLGHQWLDO$UHD �� housing on rural land by granting monetary subsidy, will not ( 㔠ᑑ᪂ᮧ4 ᖮ ) in Dinghai metropolitan area, Zhoushan*11) be discussed in this paper, due to the different land system and )LJ LVVHOHFWHGDVDW\SLFDOFDVHRI'8+5LQ=KHMLDQJ7KH housing system of urban and rural area in China*10). UHSUHVHQWDWLYHQHVVRI-LQVKRXFDVHOLHVLQWKHIDFWWKDW Administration and public services Commercial and business facilities 1.2. Research purpose &XUUHQWFRQGLWLRQRIWKHUHVLGHQWLDODUHD%HLQJRQHRI Jinshou Project Non-development land Class D dilapidated urban housing Green space and square There is no doubt that DUHR movement could eliminate =KRXVKDQ·VÀUVWFRPPRGLW\KRXVLQJSURMHFWV-LQVKRX5HVLGHQWLDO Class C dilapidated urban housing Development land Residential areas for relocation in DUHR Residential currently diagnosed dilapidated buildings in the short term. Area is a typical gated community constructed at the beginning Relocation diagram in Jinshou Project Road, street and transportation OCR area Municipal utilities Nonetheless, such movement guided by radical administrative stage of housing reform in the 1980s (Fig. 2). Like most residential Urban village redevelopment area 0 400 800m Logistics and warehouse subcontract is also correlated to a variety of social, economic, and areas constructed in the same era, today it is suffering from physical environment issues. GHWHULRUDWLRQRIEXLOGLQJVWUXFWXUHDVLGHIURP%XLOGLQJ1R Fig. 4 �� The purpose of this paper is to identify the problems of DUHR which was diagnosed as Class D Dilapidated Housing, 22 other ��

─ 325 ─ Table 2-1�� Type Strategy a) Structure reinforcement In-situ resettlement b) In-situ reconstruction F 3URSHUW\VZDS ZLWKORFDOJRYHUQPHQW Relocation d) Government buy-back

Table 2-2�� Strategy adopted City District Subdistrict Total 12 a) b) c) d) 1 Jinshou Residential Area (No. 56 in Table 2-3) 2 Zuojiaochenggen Housing (No. 42 in Table 2-3) Nanxing 10 — 1 11 Qingbo 2 —— 2 Photo 1, 2 �� Shangcheng Hubin 3 1 — 4 Ziyang 1 — 31 32 �� Hangzhou Subtotal 16 1 32 49 (2017) Xiacheng Subtotal 0 5 0 5 -LDQJJDQ Subtotal 4 2 59 65 Gongshu Subtotal 1 6 0 12 Xihu Subtotal 2 0 0 2 Kongpu —— 66 Zhuangqiao 2 — 57 Cicheng 1 — 23 Ningbo -LDQJEHL :HQMLDR —— 22 (2017) Hongtang 1 —— 1 3 � Baisha 1 — 34 Subtotal 5 0 18 23 Photo 3 �� Photo 4 �� Beihai 3 — 25 ��- �� Chengnan —— 11 Shaoxing Tashan 1 — 1 ��-�� Yuecheng (2017) Fushan 10 — 1 11 �� -LVKDQ 1 — 34 Subtotal 15 0 7 22 Zhoushan EXLOGLQJVLQ-LQVKRX5HVLGHQWLDO$UHDKDYHEHHQGLDJQRVHGDV Dinghai Subtotal 27 0 48 75 (2015-2017) Class C dilapidated housing*12) (mapped in Fig. 2). The locations of cities are marked on Fig.1. 6WUDWHJLHVDGRSWHG$OWKRXJKIRXUVWUDWHJLHV*13) (Table 2-1) Table 2-3�� are provided by administrative files for homeowners to choose Strategy Strategy No. Location No. Location *11 a) b) c) d) a) b) c) d) from, overviewing the practice in four cities LQ=KHMLDQJ3URYLQFH 01 Changdong No. 46 ʊ ʊ 39 Chaishui Aly. No. 14 ʊ during 2015 to 2017 (Table 2-2)*14)PRVWSURMHFWVKDYHDGRSWHGF 02 Dongguan No. 138 ʊ ʊ 40 Chaishui Aly. No. 35 ʊ *15) 03 Dongguan No. 141 ʊ ʊ 41 -LDQJMXQTLDR[LD1R ʊ and d), while b) has rarely been adopted. Taking a closer look 04 Wengshan No. 6 ʊ ʊ 42 =XRMLDRFKHQJJHQ1R ʊ at the practice in Dinghai Metropolitan Area, strategy a) is only 05 Donggang No. 19-12 ʊ ʊ 43 Sangyuan Aly. No. 39 ʊ 06 Xiyuan No. 29 ʊ ʊ 44 Sangyuan Aly. No. 10 ʊ ʊ applied to public housing (shaded in grey in Table 2-3), which is 07 Qingleitou Rd. No. 89-3 ʊ ʊ 45 -LDQJXR5G1R ʊ ʊ 08 Aaoshan No. 14 ʊ ʊ 46 Sangyuan Aly. No. 23 ʊ ʊ QRWWKHIRFXVRIWKLVSDSHU$PRQJWKHSULYDWHKRXVLQJSURMHFWV 09 Changguo Rd. No. 27 ʊ 47 Sangyuan Aly. No. 11 ʊ ʊ involved (framed out in Table 2-3), only c) and d) have been 10 Changguo Rd. No. 29 ʊ 48 Changdong No. 9 ʊ ʊ 11 Baihushan Rd. No. 4-6 ʊ ʊ 49 Changdong Rd. No. 8 ʊ ʊ DGRSWHG7KHGLVWLQFWLYHQHVVEHWZHHQSULYDWHKRXVLQJSURMHFWVLV 12 Xiguanmiao No. 17 ʊ ʊ 50 Dongguan No. 146-148 ʊ ʊ only reflected in the proportion of homeowners who accepted c) 13 Xiguanmiao No. 3 ʊ ʊ 51 Huanchengnan Rd. No. 99 ʊ ʊ 14 Xiguanmiao No. 16 ʊ ʊ 52 Renminnan Rd. No. 69, 77 ʊ ʊ SURSHUW\VZDSRUG JRYHUQPHQWEX\EDFNIURP7DEOH-LQVKRX 15 Changdong No. 1 ʊ ʊ 53

─ 326 ─ Table 2-1�� Type Strategy . . 7. . 7 7.

7 7 a) Structure reinforcement In-situ resettlement

b) In-situ reconstruction

'/ '/ '/

/ ' F 3URSHUW\VZDS ZLWKORFDOJRYHUQPHQW

2 2

Relocation d) Government buy-back 2 2 2 2 2 2 % % % % % 6 % % % %%

Table 2-2�� -LQVKRX1R%XLOGLQJ Strategy adopted City District Subdistrict Total 12 a) b) c) d) 1 Jinshou Residential Area (No. 56 in Table 2-3) 2 Zuojiaochenggen Housing (No. 42 in Table 2-3) 1 1 1 1 1 Nanxing 10 — 1 11 Qingbo 2 —— 2 Photo 1, 2 ��

Shangcheng Hubin 3 1 — 4 . 7 7. 7. 7. 7. �� % . Ziyang 1 — 31 32 % ' Hangzhou /' % /' / Subtotal 16 1 32 49 % ' ' % (2017) 7 '

Xiacheng Subtotal 0 5 0 5 7

% % -LDQJJDQ Subtotal 4 2 59 65 % % % / / % %

Gongshu Subtotal 1 6 0 12 %

Xihu Subtotal 2 0 0 2 Kongpu 66 —— Zhuangqiao 2 — 57 2 2 1 1 1 1 Cicheng 1 — 23 Ningbo 2OGDSDUWPHQWOD\RXWV 1HZDSDUWPHQWOD\RXWV -LDQJEHL :HQMLDR —— 22 (2017) Old apartment layouts, Masonry structure New apartment layouts, RC frame structure Hongtang 1 —— 1 3 � Based on measurement of adjacent buildings Collected from Bureau for Urban Planning of Zhoushan Baisha 1 — 34 Subtotal 5 0 18 23 Photo 3 �� Photo 4 �� Beihai 3 — 25 ��- �� b c e a+c+d+e+f- Chengnan —— 11 7\SHDQGÁRRUDUHD a d f 3ULFHJDSSDLG Compensation for Compensation (b1-b2) Appraisal of Reward for Compensation Shaoxing Tashan 1 — 1 ��-�� Unit No. LQWHULRUÀQLVKLQJDQG for temporary Total Yuecheng Old New old apartment b1 b2 contract sign- for relocation (2017) Fushan 10 — 1 11 ancillary facilities of settlement government �� apartment apartment (CNY) by property by government up (CNY) (CNY) -LVKDQ 1 — 34 (m²) (m²) owner (CNY) (CNY) old apartment (CNY) (CNY) expense (CNY) Subtotal 15 0 7 22 3DUW3URSHUW\VZDSZLWKORFDOJRYHUQPHQW KRXVHKROGV Zhoushan EXLOGLQJVLQ-LQVKRX5HVLGHQWLDO$UHDKDYHEHHQGLDJQRVHGDV A-01 O-1 (54.72) N-1 (61.13) 578,390 158,594 54,419 21,888 9,576 506,329 Dinghai Subtotal 27 0 48 75 (2015-2017) Class C dilapidated housing*12) (mapped in Fig. 2). A-02 O-2 (65.08) N-2 (63.99) 687,896 5,192 75,856 26,032 11,389 796,631 The locations of cities are marked on Fig.1. A-04 O-2 (65.08) N-2 (63.99) 691,150 6,730 41,928 26,032 11,389 777,879 *13) 6WUDWHJLHVDGRSWHG$OWKRXJKIRXUVWUDWHJLHV (Table 2-1) A-05 O-1 (54.72) N-3 (78.41) 583,862 385,702 66,715 21,888 9,576 296,989 A-06 O-2 (65.08) N-4 (80.94) 694,404 232,000 45,052 26,032 11,389 545,527 Table 2-3�� are provided by administrative files for homeowners to choose A-07 O-1 (54.72) N-5 (100.83) 575,654 623,623 41,881 21,888 9,576 26,026 Strategy Strategy No. Location No. Location *11 A-08 O-2 (65.08) N-5 (100.83) 684,642 518,274 91,227 26,032 11,389 295,666 a) b) c) d) a) b) c) d) from, overviewing the practice in four cities LQ=KHMLDQJ3URYLQFH A-09 O-1 (54.72) N-2 (63.99) 567,446 138,945 40,010 21,888 9,576 500,625 01 Changdong No. 46 ʊ ʊ 39 Chaishui Aly. No. 14 ʊ *14) during 2015 to 2017 (Table 2-2) PRVWSURMHFWVKDYHDGRSWHGF A-10 O-2 (65.08) N-1 (61.13) 674,880 56,628 53,938 26,032 11,389 710,261 02 Dongguan No. 138 ʊ ʊ 40 Chaishui Aly. No. 35 ʊ *15) B-01 O-2 (64.01) N-2 (63.99) 676,586 19,613 49,677 25,604 11,202 744,106 03 Dongguan No. 141 ʊ ʊ 41 -LDQJMXQTLDR[LD1R ʊ and d), while b) has rarely been adopted. Taking a closer look B-02 O-2 (64.01) N-1 (61.13) 676,586 32,846 65,482 25,604 11,202 812,370 04 Wengshan No. 6 ʊ ʊ 42 =XRMLDRFKHQJJHQ1R ʊ at the practice in Dinghai Metropolitan Area, strategy a) is only B-03 O-2 (64.01) N-3 (78.41) 679,786 229,744 40,296 25,604 11,202 527,794 05 Donggang No. 19-12 ʊ ʊ 43 Sangyuan Aly. No. 39 ʊ B-04 O-2 (64.01) N-4 (80.94) 679,786 249,082 67,612 25,604 11,202 535,772 06 Xiyuan No. 29 ʊ ʊ 44 Sangyuan Aly. No. 10 ʊ ʊ applied to public housing (shaded in grey in Table 2-3), which is B-05 O-2 (64.01) N-3 (78.41) 682,987 219,315 93,151 25,604 11,202 594,279 07 Qingleitou Rd. No. 89-3 ʊ ʊ 45 -LDQJXR5G1R ʊ ʊ B-06 O-2 (64.01) N-5 (100.83) 682,987 483,286 86,111 25,604 11,202 323,268 08 Aaoshan No. 14 ʊ ʊ 46 Sangyuan Aly. No. 23 ʊ ʊ QRWWKHIRFXVRIWKLVSDSHU$PRQJWKHSULYDWHKRXVLQJSURMHFWV B-07 O-2 (64.01) N-4 (80.94) 673,385 250,877 54,888 25,604 11,202 514,852 09 Changguo Rd. No. 27 ʊ 47 Sangyuan Aly. No. 11 ʊ ʊ involved (framed out in Table 2-3), only c) and d) have been B-09 O-2 (64.01) N-3 (78.41) 663,784 240,348 63,496 25,604 11,202 524,388 10 Changguo Rd. No. 29 ʊ 48 Changdong No. 9 ʊ ʊ B-10 O-2 (64.01) N-1 (61.13) 663,784 8,264 43,211 25,604 11,202 752,715 11 Baihushan Rd. No. 4-6 ʊ ʊ 49 Changdong Rd. No. 8 ʊ ʊ DGRSWHG7KHGLVWLQFWLYHQHVVEHWZHHQSULYDWHKRXVLQJSURMHFWVLV C-01 O-2 (64.01) N-2 (63.99) 676,586 6,254 51,889 25,604 11,202 759,677 12 Xiguanmiao No. 17 ʊ ʊ 50 Dongguan No. 146-148 ʊ ʊ 650 only reflected in the proportion of homeowners who accepted c) C-02 O-2 (64.01) N-6 (88.19) 676,586 256,868 78,121 25,604 11,202 535,295 13 Xiguanmiao No. 3 ʊ ʊ 51 Huanchengnan Rd. No. 99 ʊ ʊ C-03 O-2 (64.01) N-1 (61.13) 679,786 4,786 77,848 25,604 11,202 790,304 14 Xiguanmiao No. 16 ʊ ʊ 52 Renminnan Rd. No. 69, 77 ʊ ʊ SURSHUW\VZDSRUG JRYHUQPHQWEX\EDFNIURP7DEOH-LQVKRX C-04 O-2 (64.01) N-8 (82.17) 679,786 178,730 51,379 25,604 11,202 589,891 15 Changdong No. 1 ʊ ʊ 53

─ 327 ─ 6HOOSURSHUW\WRJRYHUQPHQW

3URSHUW\VZDS

'LODSLGDWHGEXLOGLQJ &RQVWUXFW � 6 *RYHUQPHQW &RQVWUXFW 5 Xishanjiayuan 6 Haichengyayuan 5HVHWWOHPHQW Photo 5, 6 �� KRXVLQJDUHDV

a=27,253,067 b1-b2-c-d-e-f=3,310,542 Trade-in of old apartments = 89.2% Price gap paid with money = 10.8% 3DUNLQJORW

Fig. 6��- Fig. 9�� four standards (60 m², 80 m², 100 m², and 120 m²) was provided

a-(b1-b2)=20,059,766 c+d+e+f=3,882,759 for homeowners to select from. The price gap between old and Swapping and purchasing old apartments = 83.8% Compensation expenses = 16.2% new apartment was paid in the form of money (Fig. 5, column b). Besides, homeowners received reward for prompt contract signing,

Fig. 7�� as well as compensation for interior finishing and ancillary �� facilities, temporary settlement, and relocation (Fig. 5, column c, d, e). An equivalent number of 24 million CNY (Fig. 5, last row “Grand total”) was spent by local government, in the form of property (new apartments) and money.

From homeowners' perspective, 89.2% of the cost to get a new apartment was offset by their old apartment and government voluntary compensations, and only 10.8% were paid in the form

P P of money (calculation shown in Fig. 6). From local government's perspective, 83.8% of their cost was used to exchange or purchase the old apartments from homeowners, both in the form of new P P apartment trade-in or money (calculation shown in Fig. 7).

Because the limited government funding is only enough to tackle Class D buildings, other classes could only be monitored regularly by the government at the moment. On the other hand, the distance between building No.4 and the closest building to it is 5.8m (Fig. 8). Considering the condition of building foundation RIDGMDFHQWEXLOGLQJVLWLVWHFKQLFDOO\LQIHDVLEOHWRFRQVWUXFWQHZ &ODVV'GLODSLGDWHGKRXVLQJ &ODVV&GLODSLGDWHGKRXVLQJ apartment building on the site. Consequently, the old building 6WRUDJHRUVHOIFRQVWUXFWHGURRP *UHHQVSDFH and land that government has acquired is impossible to be Fig. 8�� redeveloped*17). In this case the old building was transformed into DSDUNLQJORW 3KRWR WRUHOLHYHWKHSDUNLQJSUHVVXUHLQ-LQVKRX 3. �nal�sis of �nancing �attern in �inshou case stud� residential area. ,Q-LQVKRX3URMHFWIRUKRPHRZQHUVVROGWKHLUSURSHUW\WR local government, the government acquisition price is based on 4. Conclusions and future works appraisal of old property (Fig. 5, row A-03 and B-08 in lower 7KURXJKFODULI\LQJWKHILQDQFLQJSDWWHUQLQ-LQVKRXFDVH table). Though the old building could not be resided any more, study, it could be concluded that government appropriation is government appraisal 10620 CNY/m² was close to the second-hand WKHNH\LQFXUUHQW'8+5SURMHFWVWKLVPRGH is isolated from the house price in nearby areas, which was around 12000 CNY/m². PDUNHWDQGFRPSOHWHO\UHOLHVRQJRYHUQPHQWIXQGLQJ7KHPDMRU For property swap, two residential areas located on the fringe of part of government expense is used to purchase or exchange the Dinghai metropolitan area were constructed by local government dilapidated properties from homeowners, with a minor part used in advance, specially for relocation households in OCR and DUHR as subsidy and incitation. in Fig. 4). New apartment layouts (Fig. 5, upper right) of Since the DUHR funding comes from upper-level administrative ڹ )

─ 328 ─ 6HOOSURSHUW\WRJRYHUQPHQW appropriation, local government finance, and bank loans, such References ÀQDQFLQJSDWWHUQZRXOGOD\DKHDY\EXUGHQRQGLIIHUHQWOHYHOVRI 1) -/XH%HLMLQJ·V2OGDQG'LODSLGDWHG+RXVLQJ5HQHZDO&LWLHV9RO No. 2, pp. 59–69, 1997 government. With limited fund, only a small part of dilapidated 2) -/XH3*5RZHDQG-=KDQJ(GV0RGHUQ8UEDQ+RXVLQJLQ 3URSHUW\VZDS urban housing, i.e. Class D, could be involved, while no essential &KLQD3UHVWHO measure could be taken for other classes. Local government could 3) -6XR6WXG\RQ6XVWDLQDEOH5HQRYDWLRQRI8UEDQ([LVWLQJ+RXVLQJDW 'LODSLGDWHGEXLOGLQJ Abroad and China, Dalian University of Technology, 2013 (In Chinese) &RQVWUXFW not retrieve their investment, because the single dilapidated � 6 *RYHUQPHQW 4) .)DQJDQG<=KDQJ3ODQDQG0DUNHW0LVPDWFK8UEDQ &RQVWUXFW 5 Xishanjiayuan 6 Haichengyayuan buildings and land they acquired from homeowners could hardly 5HGHYHORSPHQWLQ%HLMLQJGXULQJD3HULRGRI7UDQVLWLRQ$VLD3DFLÀF 5HVHWWOHPHQW Photo 5, 6 �� be sold or redeveloped. (Fig. 9) The amount of appropriation is 9LHZSRLQW9RO1RSS² KRXVLQJDUHDV 5) 06KLK7KH(YROYLQJ/DZRI'LVSXWHG5HORFDWLRQ&RQVWUXFWLQJ hard to be kept at a steady level in China, so DUHR’s capability to a=27,253,067 b1-b2-c-d-e-f=3,310,542 ,QQHU&LW\5HQHZDO3UDFWLFHVLQ6KDQJKDL7KHHYROYLQJ

Trade-in of old apartments = 89.2% Price gap paid with money = 10.8% meet the increasing need for renewal is in question. ODZRIGLVSXWHGUHORFDWLRQLQ6KDQJKDL,QWHUQDWLRQDO-RXUQDORI8UEDQ 3DUNLQJORW Considering the similarities in terms of strategies adopted DQG5HJLRQDO5HVHDUFK9RO1RSS² 6) 0=KDR<6XQ1'XDQG:=KDR2QWKH*UDGXDO8UEDQ5HQHZDO LQ'8+5PRYHPHQWLQGLIIHUHQWDUHDVLQ=KHMLDQJ3URYLQFH Fig. 6��- Fig. 9�� 7KHRU\DQG3UDFWLFDO6WUDWHJLHV8UEDQ3ODQQLQJ,QWHUQDWLRQDO9RO (as stated in Section 2), many cities—e.g. Shangcheng District, 25, No. 1, pp 24-30, 2010 (In Chinese) �� four standards (60 m², 80 m², 100 m², and 120 m²) was provided -LDQJJDQ'LVWULFWRI+DQJ]KRX-LDQJEHL'LVWULFWRI1LQJER—will 7) ;/XRDQG-6KHQ&RDOLWLRQLQ&KLQD·V8UEDQL]DWLRQ$&DVH6WXG\ RI-LDQJ\LQ(FRQRPLF'HYHORSPHQW=RQHLQ-LQMLDQJ&LW\3ODQQLQJ for homeowners to select from. The price gap between old and encounter the same problem as in Dinghai District of Zhoushan. a-(b1-b2)=20,059,766 c+d+e+f=3,882,759 5HYLHZ9RO1RSS² ,Q&KLQHVH Swapping and purchasing old apartments = 83.8% Compensation expenses = 16.2% new apartment was paid in the form of money (Fig. 5, column b). Besides, the whole country is following the same administration 8) <+XDQG-=KDQJ,QWHUSUHWDWLRQDQG5HFRQVWUXFWLRQRI+RXVLQJ Besides, homeowners received reward for prompt contract signing, files, while such financing pattern problems will bring severer 5HGHYHORSPHQWLQ&KLQD7RZDUGVD-XVW6SDFH3URGXFWLRQ&KLQD $UFKLWHFWXUH %XLOGLQJ3UHVV ,Q&KLQHVH as well as compensation for interior finishing and ancillary consequences in regions that are economically less developed than Fig. 7�� 9) =4X7KH6WXG\RQWKH5HQRYDWLRQRI8UEDQ2OG5HVLGHQWLDO �� facilities, temporary settlement, and relocation (Fig. 5, column =KHMLDQJ3URYLQFHSince the currently diagnosed class D buildings %XLOGLQJV ³ 7DNH%HLMLQJ4LDQ6DQ0HQ+LJKULVH5HVLGHQWLDO c, d, e). An equivalent number of 24 million CNY (Fig. 5, last DUHMXVWD VPDOOSDUWRISRWHQWLDOEXLOGLQJVWKDWQHHGVWREH %XLOGLQJV$V([DPSOH7VLQJKXD8QLYHUVLW\ ,Q&KLQHVH row “Grand total”) was spent by local government, in the form of renewed or reconstructed*18)PRUHVXVWDLQDEOHÀQDQFLQJSDWWHUQ— property (new apartments) and money. with which the government’s cost could be retrieved—needs to be Notes *1) Constitution of urban housing stock in China in 1995, 2002, and 2010 From homeowners' perspective, 89.2% of the cost to get a new explored in further studies. 6RXUFH1DWLRQDO%XUHDXRI6WDWLVWLFVRI&KLQD apartment was offset by their old apartment and government Local government should not take full responsibility for Year 1995 2002 2010 voluntary compensations, and only 10.8% were paid in the form the problems identified, since the problems to a larger extent 3URSRUWLRQRISXEOLFKRXVLQJ 56.8% 15.6% 11%

P 3URSRUWLRQRISULYDWHKRXVLQJ 40.7% 78.5% 89% P of money (calculation shown in Fig. 6). From local government's originated from the DUHR mechanism, which has led to the Others 2.5% 2.5% — perspective, 83.8% of their cost was used to exchange or purchase dominance of property swap and government buy-back. From the *2) Chinese private urban housing comes in a variety of forms, this study the old apartments from homeowners, both in the form of new SHUVSHFWLYHRIÀQDQFLQJSDWWHUQRQHRIWKHVROXWLRQVFRXOGEHWR focuses on the type known as residential areas (“ ᑠ༊ ”). The dwelling P units are outright owned by each homeowner, while the land and P apartment trade-in or money (calculation shown in Fig. 7). LQFOXGHVXUURXQGLQJODQGDQGEXLOGLQJVLQDSURMHFWVRWKDWWKH ancillary facilities are co-owned by all homeowners. Its form is usually Because the limited government funding is only enough to land that local government has acquired could be redeveloped several multi-storey apartment buildings standing in a park-like WHUULWRU\ tackle Class D buildings, other classes could only be monitored to balance costs. And this solution should be studied together 2ZQHGE\KRPHRZQHURIHDFKDSDUWPHQW regularly by the government at the moment. On the other hand, ZLWKWKHPDUNHWDELOLW\RISURMHFWORFDWLRQVLQFH'8+5SURMHFWV 2ZQHGE\KRPHRZQHUVLQWKHFRQGRPLQLXP the distance between building No.4 and the closest building to it GRHVQRWKDYHWKHEHVWORFDWLRQDVLQ2&5SURMHFWV+RZHYHU &RRZQHGE\DOOKRPHRZQHUVLQWKHFRPSOH[ is 5.8m (Fig. 8). Considering the condition of building foundation current DUHR mechanism does not allow for such solution, so the RIDGMDFHQWEXLOGLQJVLWLVWHFKQLFDOO\LQIHDVLEOHWRFRQVWUXFWQHZ mechanism needs to be carefully remodeled. &ODVV'GLODSLGDWHGKRXVLQJ &ODVV&GLODSLGDWHGKRXVLQJ apartment building on the site. Consequently, the old building What’s more, housing renewal is not merely a matter of 6WRUDJHRUVHOIFRQVWUXFWHGURRP *UHHQVSDFH and land that government has acquired is impossible to be economy, the boundary of financing pattern is closely related Fig. 8�� redeveloped*17). In this case the old building was transformed into to the boundary of physical environment improvement, and the DSDUNLQJORW 3KRWR WRUHOLHYHWKHSDUNLQJSUHVVXUHLQ-LQVKRX DUHR efforts will eventually touch upon physical environment 3. �nal�sis of �nancing �attern in �inshou case stud� residential area. issues not only on a building scale, but also on residential area *3) Faced with these issues, this study focuses on housing constructed during early 1980s to early 1990s, which in many cities occupies 1/4 of ,Q-LQVKRX3URMHFWIRUKRPHRZQHUVVROGWKHLUSURSHUW\WR DQGXUEDQVFDOH7KHUHIRUHLQIXWXUHZRUNVQHZÀQDQFLQJSDWWHUQ WKHZKROHKRXVLQJVWRFN local government, the government acquisition price is based on 4. Conclusions and future works needs to be integrated with new design strategies, including =KHMLDQJ appraisal of old property (Fig. 5, row A-03 and B-08 in lower 7KURXJKFODULI\LQJWKHILQDQFLQJSDWWHUQLQ-LQVKRXFDVH the remodeling of urban structure in old city area, and building 6KDQJKDL table). Though the old building could not be resided any more, study, it could be concluded that government appropriation is FRGHVLQ&KLQDVRWKDWWKHUHVHDUFKÀQGLQJVPD\UHDOO\HQOLJKWHQ %HLMLQJ government appraisal 10620 CNY/m² was close to the second-hand WKHNH\LQFXUUHQW'8+5SURMHFWVWKLVPRGH is isolated from the SUDFWLFDOÀHOG EHIRUH DIWHU house price in nearby areas, which was around 12000 CNY/m². PDUNHWDQGFRPSOHWHO\UHOLHVRQJRYHUQPHQWIXQGLQJ7KHPDMRU *4) According to Standard of Dangerous Building Appraisal ( ༴㝤ᡣ For property swap, two residential areas located on the fringe of part of government expense is used to purchase or exchange the Acknowledgment ᒇ㚷ᐃᶆ‽-*- GDQJHURXV RUGLODSLGDWHG EXLOGLQJV ༴ Dinghai metropolitan area were constructed by local government dilapidated properties from homeowners, with a minor part used This work is supported in part by scholarship from China ᡣ ) are categorized into four classes (A, B, C, D) according to their in advance, specially for relocation households in OCR and DUHR as subsidy and incitation. Scholarship Council. physical condition. Class A means the main structure is still safe for daily use though with minor damage; Class B means some structure in Fig. 4). New apartment layouts (Fig. 5, upper right) of Since the DUHR funding comes from upper-level administrative ڹ )

─ 329 ─ components are in danger, but the whole building is still safe; Class C *12) By 2017, Building No. 2, 3, 7, 8, 9, 13, 24, 25, 40, 44, 47, 48, 51, 52, means a building is partly in danger, and could still be occupied after 53, 54, 57, 58, 68, 71, 75, 76 are diagnosed as Class C Dilapidated reinforcement; Class D is the most dilapidated level, indicating the Housing. main structure can no longer bear normal use and the whole building *13) The four strategies are specified in administration files listed in is in danger. (QGQRWH 7KHSURYLQFHOHYHOILOHQRWHGWKDWVWUDWHJLHVLQFOXGLQJ *5) On April 4th, 2014, a five-storey condominium constructed in 1994 structure reinforcement, in-situ reconstruction, government buy-back, FROODSVHGLQ)HQJKXD=KHMLDQJNLOOLQJRQHSHUVRQZKLOHVL[RWKHUV HWFFRXOGEHDGRSWHGLQ'8+5SURMHFWV ᱎ㧞᱃䎟⥀⫌㬊ᷛ᷉ⱟ᷊㘘㦘 ZHUHLQMXUHG 䐯㏎ⶥ䋍Ⳟ㬞᱄⧨䎓㸄㈪䓂䍍Ⳡ㸾䐯㏎ⶥ䋍䇇⭒䇦㻩⤪㦂䄵㼏㚠㾯㬞⭥⧪ *6) :KLOHWKHUHLVQRXQLIRUPWHUPIRUWKLVPRGHLWLVGHÀQHGLQ8UEDQ 㠍ⶥ䋍Ⳟ㬞᷍䄓㋪䄵⤪䇤㸍㾿ゴ⹭᱃⥑⨞䐹ㅉ〓䎀⿹⹛⪇䐤⭩⭆Ⱑⶥ䋍Ⳟ DQG5XUDO3ODQQLQJ/DZ ᇛ㒓つ๸ἲ, Article 29 and 31) and 㬞᱄ᱎ 7KHPXQLFLSDOLW\OHYHOÀOHVSHFLÀHGWKDWWKHUHQHZDORIVLQJOH 5HJXODWLRQRQWKH([SURSULDWLRQRI%XLOGLQJVRQ6WDWHRZQHG/DQG dilapidated building could adopt structure reinforcement, in-situ and Compensation ( ᅜ᭷ᅵᆅୖᡣᒇᚁ཰࿴⿵ൾ᮲౛ , Article 8). Old reconstruction, property swap, and government buy-back. (ᱎ㯥᱃䑘䄋 City Renovation ( ᪧᇛᨵ㐀 ) is one of the most commonly used title for 㦯㹒ᷛᱎ᷉ⱟ᷊㘘㦘䐯㏎ⶥ䋍Ⳟ㬞᷍⳷㏁㵧㆙ⶥ䋍⹅䔘ᷛᱎ ⭆⪒㸄Ⳡⶥ this mode. 䋍ⷚ㈾㠡⹡ㆂ⺜⤪㦂㸍㾿ゴ⹭᱃⥑⨞䐹ㅉ᱃䅍⭹䐤⿜〓䎀⿹⹛⪇䐤Ⳟ㬞㆙ *7) The FAR limit varies from city to city, location to location. For 㾱ⶥ䋍᱄ᱎ 7KHGLVWULFWOHYHOÀOHVSHFLÀHGWKHVDPHVWUDWHJLHVZLWKWKH example, in central area of Hangzhou, the limit could be 4.5, in PXQLFLSDOLW\OHYHOÀOH ᱎ⭻㡀䍣ⶥ䋍Ⳟ㬞ᷛᱎ⭻㧞㬏䄜㳖ᱎ㸄㈪Ⳡⶥ䋍 Shenzhen, the number could be as high as 6.0. Government’s planning ㋪䄵⤪㦂㸍㾿ゴ⹭⼮Ⳡ㸾䎘㬶Ⳟ㬞᱄ᱎ㬖㬊Ⳡ㸾䎘㬶⭥᷍㋪⤪㦂䊎⭹䐹ㅉ᱃ RI)$5OLPLWWDNHVLQWRFRQVLGHUDWLRQWKHSURÀWVSDFHIRUGHYHORSHUV 䅍⭹䐤⿜᱃〖⡳⤚⧆⭩㧞䐷䑘䄋Ⳟ㬞᱄ᱎ). and maximum population density of a region (Liu et al., 2010). *14) The data of Hangzhou, Ningbo, and Shaoxing listed in Table 2-2 for *8) ,Q-XQHRI&KLQHVH6WDWH&RXQFLOFDUULHGRXW*XLGLQJ2SLQLRQV FRPSDULQJDUHFROOHFWHGDQGUHRUJDQL]HIURPWKH2IÀFHIRU'LODSLGDWHG RIWKH*HQHUDO2IÀFHRIWKH6WDWH&RXQFLORQ5HQRYDWLQJ'LODSLGDWHG Housing Renewal of Hangzhou, and Bureau for Housing and Urban- Housing and Improving Supporting Facilities ( ᅜົ㝔㛵ன㐍୍Ṍ೴ዲ rural Development of Ningbo and Shaoxing, extracted from database ᇛ㙠Ჴᡞ༊࿴ᇛ㒓༴ᡣᨵ㐀ཬ㓄ዓᇶ♏タ᪋ᘓタ᭷㛵ᕤసⓗពぢ ), in order of Renewal Strategy for Urban Dilapidated Housing. The data has also to comprehensively promote the urban renewal process across the been cross referred to aggregate data from Department of Housing nation. The mode of “ ༴ᡣᨵ㐀 ” is mentioned in Article 14. A subsidy DQG8UEDQUXUDO'HYHORSPHQWRI=KHMLDQJ3URYLQFH6DPSOHVRIWKH of 150 billion CNY was appropriated by the central government. A RULJLQDOGDWDDUHVKRZQLQWKHWDEOHEHORZ total number of 18 million housing units will be involved from 2015 to Location Structure Strategy Time 2017...... *9) 'LIIHUHQWOHYHOVRIDGPLQLVWUDWLYHÀOHVUHODWHGWR'8+5 Ⳟ㩞㵘⼦ ⪒ 䓊」ㆂ⹚ 䅍⭹䐤⿜᱃⿹⹛⪇䐤㾗䓰㣦⼦䓊」ㆂ⹚ 㸍㾿ゴ⹭ Level Administrative File Date 䐱䁈㝋⼦⪒ 䓊」ㆂ⹚ 䅍⭹䐤⿜᱃⿹⹛⪇䐤 *XLGLQJ2SLQLRQVRIWKH*HQHUDO2IÀFHRIWKH6WDWH&RXQFLO 㹆㏐㲢㔘⼦䓊」ㆂ⹚ 䅍⭹䐤⿜᱃⿹⹛⪇䐤 on Redevelopment of Shanty Areas and Dilapidated Nation Buildings and Improving Supporting Facilities 2015.06 㤙⹅㩭㰚㯿㪂䓊」ㆂ⹚ 㸍㾿ゴ⹭ ᅜົ㝔㛵ன㐍୍Ṍ೴ዲᇛ㙠Ჴᡞ༊࿴ᇛ㒓༴ᡣᨵ㐀ཬ㓄ዓᇶ♏ ...... タ᪋ᘓタ᭷㛵ᕤసⓗពぢ *15) Nonetheless, there are also exceptions. In Yuecheng District of 1RWLFHRIWKH3HRSOH·V*RYHUQPHQWRI=KHMLDQJ3URYLQFH on Comprehensively Advancing the Work of Renovating Shaoxing, the marketized OCR mode has taking a dominant role 3URYLQFH Urban Dilapidated Housing 2015.06 in redeveloping the old city area. Among the 22 remaining Class D ύỤ┬ேẸᨻᗓ⟍බᗇ㛵ன඲㠃᥎㐍ᇛ㙠༴ᪧఫᏯᡣᒇ἞⌮ᨵ 㐀ᕤసⓗ㏻▱ dilapidated housing, 15 of them adopted a), 7 of them adopted c) and d). ,PSOHPHQWDWLRQ2SLQLRQVRIWKH3HRSOH·V*RYHUQPHQWRI *16) 7KHGLODSLGDWHGKRXVLQJLVVXHRI-LQVKRX1REXLOGLQJKDGEHHQ Zhoushan on Advancing the Work of Renovating Urban Municipality 2015.08 reported many times in local news before 2015. Therefore local Dilapidated Housing ⯚ᒣᕷேẸᨻᗓ㛵ன᥎㐍ᇛ㙠༴ᪧఫᏯᨵ㐀ᕤసⓗᐇ᪋ពぢ government had a strong will to deal with No.4 building as soon as the Implementation Measures of Dinghai District on DUHR movement is carried out. And this case is implemented as a District Renovating Urban Dilapidated Housing 2015.11 ᐃᾏ༊ᇛ㙠༴ᪧఫᏯᨵ㐀ᕤసᐇ᪋⟍ἲⓗ㏻▱ SLORWSURMHFWWRVKRZWKHYLUWXHVRI'8+5 *17) Such close distance between buildings and bad condition of building *10) In China, urban and rural areas follow completely different land and foundation could be observed in many residential areas of the 1980s. housing systems as shown in the table below. This paper focuses on *18) Take Dinghai Metropolitan Area for example, by 2017, aside from 75 dilapidated housing issue in urban area. diagnosed Class D Dilapidated Buildings, 465 buildings are diagnosed Urban housing (private sector) Rural housing - State owned 9LOODJHFROOHFWLYHO\RZQHG as Class C Dilapidated Building (Fig. 4), which are also in urgent - Individuals are granted with use 9LOODJHUVDSSO\WRYLOODJHIRU need of renewal. Besides, the emerging of newly diagnosed dilapidated right, which could be transferred land use right for free (a welfare Land system) building is unpredictable. ownership - Land use right cannot be transferred to individuals outside the village collective - Owned by individuals - Owned by villager House - Could be transferred - Cannot be transferred to ownership individuals outside the village collective *11) +DQJ]KRXLVWKHFDSLWDOFLW\RI=KHMLDQJ3URYLQFHZLWKDSRSXODWLRQRI 1LQJERLVWKHVHFRQGODUJHVWFLW\LQ=KHMLDQJ3URYLQFH with a population of 7605689 (2010). Shaoxing is a prefecture-level city LQ=KHMLDQJ3URYLQFHZLWKDSRSXODWLRQRI =KRXVKDQ LVDSUHIHFWXUHOHYHOFLW\LQ=KHMLDQJ3URYLQFHZLWKDSRSXODWLRQRI 1121261 (2010). The Dinghai metropolitan area covers an area of 12 km², with a population of 305761 (2010). At present the population of Zhoushan is still growing due to the rapid economic growth in Yangtze 'HOWD5HJLRQ Census year Total population / growth rate Total households / growth rate 1990 976132 — 302500 — 2000 1001530 2.60% 360700 19.24% 2010 1121261 11.95% 454800 26.09%

─ 330 ─ components are in danger, but the whole building is still safe; Class C *12) By 2017, Building No. 2, 3, 7, 8, 9, 13, 24, 25, 40, 44, 47, 48, 51, 52, ࿴ᩥせ⣙ ୓ඖࢆ୍ࡘࡢ᭦᪂஦ᴗ࡟㈝ࡸࡋࡓࡇ࡜ࡀ᫂ࡽ࠿࡟࡞ࡗࡓࠋఫᏯ means a building is partly in danger, and could still be occupied after 53, 54, 57, 58, 68, 71, 75, 76 are diagnosed as Class C Dilapidated reinforcement; Class D is the most dilapidated level, indicating the Housing. ᖺ௦࡟☜❧ࡉࢀࡓ୰ᅜࡢ⚟฼ᆺ㒔ᕷఫᏯไᗘࡣࠊ ᖺࡢఫ ᡤ᭷⪅ࡢ᪂ࡋ࠸ఫᏯ࡬ࡢධᒃ࡟࠿࠿ࡿ㈝⏝ࡢ ࡣࠊᨻᗓࡢ⿵ຓ main structure can no longer bear normal use and the whole building *13) The four strategies are specified in administration files listed in Ꮿᨵ㠉࡟ࡼࡗ࡚ᕷሙ୺ᑟࡢఫᏯไᗘ࡬࡜㌿᥮ࡉࢀࡓࠋ୰ᅜ࡟࠾ࡅࡿ 㔠࡜ఫᏯ኎༷㔠࡟ࡼࡾ㈥ࢃࢀࠊ ࡢ㈝⏝ࡢࡳఫᏯᡤ᭷⪅ࡣ⮬ᕫ㈇ is in danger. (QGQRWH 7KHSURYLQFHOHYHOILOHQRWHGWKDWVWUDWHJLHVLQFOXGLQJ ⌧ᅾࡢ㒔ᕷఫᏯ౪⤥ࢩࢫࢸ࣒࡛ࡣࠊẸ㛫ఫᏯࡀ୺ᑟⓗ࡞ᆅ఩ࢆ༨ࡵ ᢸࡋࡓࠋᆅ᪉ᨻᗓࡢ ࡢ㈝⏝ࡣࠊᡤ᭷⪅࠿ࡽఫᏯࢆ㈙ྲྀ࠶ࡿ࠸ *5) On April 4th, 2014, a five-storey condominium constructed in 1994 structure reinforcement, in-situ reconstruction, government buy-back, FROODSVHGLQ)HQJKXD=KHMLDQJNLOOLQJRQHSHUVRQZKLOHVL[RWKHUV HWFFRXOGEHDGRSWHGLQ'8+5SURMHFWV ᱎ㧞᱃䎟⥀⫌㬊ᷛ᷉ⱟ᷊㘘㦘 ࡚࠸ࡿࠋᮏ✏࡛ࡣࠊࡇࡢẸ㛫ఫᏯ࡟㛵ࡍࡿㄢ㢟࡟㛵ࡋ࡚ㄽࡌࡿࠋ ࡣ஺᥮ࡍࡿࡓࡵ࡟⏝࠸ࡽࢀࡓࡀࠊᆅ᪉ᨻᗓ࡟ࡼࡾ㈙࠸ྲྀࡽࢀࡓᅵᆅ ZHUHLQMXUHG 䐯㏎ⶥ䋍Ⳟ㬞᱄⧨䎓㸄㈪䓂䍍Ⳡ㸾䐯㏎ⶥ䋍䇇⭒䇦㻩⤪㦂䄵㼏㚠㾯㬞⭥⧪ ᛴ㏿࡞㒔ᕷ໬ࡢ㐍⾜࡟క࠺ఫᏯ᭦᪂࡟ᑐࡍࡿࢽ࣮ࢬࡢ㧗ࡲࡾ࡟ࡼ ࡣࠊࡑࡢᑠࡉࡉ࠿ࡽ෌㛤Ⓨࡍࡿࡇ࡜ࡀ㞴ࡋ࠸࡜⪃ᐹࡉࢀࡿࠋ *6) :KLOHWKHUHLVQRXQLIRUPWHUPIRUWKLVPRGHLWLVGHÀQHGLQ8UEDQ 㠍ⶥ䋍Ⳟ㬞᷍䄓㋪䄵⤪䇤㸍㾿ゴ⹭᱃⥑⨞䐹ㅉ〓䎀⿹⹛⪇䐤⭩⭆Ⱑⶥ䋍Ⳟ ࡾࠊ ᖺ௨㝆ᕷሙ୺ᑟࡢࠕᪧᇛᨵ㐀ࠖ࡜ᨻᗓ୺ᑟࡢࠕ༴ᡣᨵ㐀ࠖ ᮏ✏࡛ࡣࠊ௨ୗࡢ୕Ⅼࢆ⤖ㄽ࡜ࡋࡓࠋ➨୍࡟ࠊࠕ༴ᡣᨵ㐀ࠖࡢ᭦ DQG5XUDO3ODQQLQJ/DZ ᇛ㒓つ๸ἲ, Article 29 and 31) and 㬞᱄ᱎ 7KHPXQLFLSDOLW\OHYHOÀOHVSHFLÀHGWKDWWKHUHQHZDORIVLQJOH 5HJXODWLRQRQWKH([SURSULDWLRQRI%XLOGLQJVRQ6WDWHRZQHG/DQG dilapidated building could adopt structure reinforcement, in-situ ࡟ࡼࡿẸ㛫㒔ᕷఫᏯ᭦᪂࡟㛵ࡍࡿ஧ඖⓗไᗘࡀᵓ⠏ࡉࢀࡓࠋᮏ✏࡛ ᪂᪉ἲࡣࠊ୙ື⏘ᕷሙ࠿ࡽ࠿ࡅ㞳ࢀࠊᨻᗓࡢ⿵ຓ࡟᏶඲࡟౫Ꮡࡋ࡚ and Compensation ( ᅜ᭷ᅵᆅୖᡣᒇᚁ཰࿴⿵ൾ᮲౛ , Article 8). Old reconstruction, property swap, and government buy-back. (ᱎ㯥᱃䑘䄋 ࡣࠊࡇࡢࢩࢫࢸ࣒࡟࠾࠸࡚᪂ࡋ࠸ࠕ༴ᡣᨵ㐀ࠖࡢ᭦᪂᪉ἲ࡟╔┠ࡋࠊ ࠾ࡾࠊᆅ᪉ᨻᗓࡢᢞ㈨ࡣᅇ཰࡛ࡁ࡞࠸ࡇ࡜ࡀ᫂ࡽ࠿࡟࡞ࡗࡓࠋ➨஧ City Renovation ( ᪧᇛᨵ㐀 ) is one of the most commonly used title for 㦯㹒ᷛᱎ᷉ⱟ᷊㘘㦘䐯㏎ⶥ䋍Ⳟ㬞᷍⳷㏁㵧㆙ⶥ䋍⹅䔘ᷛᱎ ⭆⪒㸄Ⳡⶥ ㈨㔠ⓗഃ㠃࠿ࡽࡇࡢ᪉ἲࡢㄢ㢟ࢆ᫂ࡽ࠿࡟ࡍࡿࡇ࡜ࢆ┠ⓗ࡜ࡍࡿࠋ ࡟ࠊࠕ༴ᡣᨵ㐀ࠖ࡟ࡼࡿ᭦᪂᪉ἲ࡛ࡣࠊ' ⣭࡟ศ㢮ࡉࢀࡓᘓ≀ࡋ࠿㐺 this mode. 䋍ⷚ㈾㠡⹡ㆂ⺜⤪㦂㸍㾿ゴ⹭᱃⥑⨞䐹ㅉ᱃䅍⭹䐤⿜〓䎀⿹⹛⪇䐤Ⳟ㬞㆙ *7) The FAR limit varies from city to city, location to location. For 㾱ⶥ䋍᱄ᱎ 7KHGLVWULFWOHYHOÀOHVSHFLÀHGWKHVDPHVWUDWHJLHVZLWKWKH ᮏ✏ࡢ◊✲ᑐ㇟ᆅᇦࡣࠊύỤ┬⯚ᒣᕷᐃᾏ༊࡛࠶ࡾࠊ ᖺ࠿ࡽ ᛂࡉࢀ࡞࠿ࡗࡓࡓࡵࠊఫᏯᆅᇦ඲యࡢ≀ⓗ⎔ቃࡢᨵၿ࡟᭷㝈ⓗ࡛࠶ example, in central area of Hangzhou, the limit could be 4.5, in PXQLFLSDOLW\OHYHOÀOH ᱎ⭻㡀䍣ⶥ䋍Ⳟ㬞ᷛᱎ⭻㧞㬏䄜㳖ᱎ㸄㈪Ⳡⶥ䋍 ᖺࡲ࡛ࡢ୕ᖺ㛫࡟ᐇ᪋ࡉࢀࡓࠕ༴ᡣᨵ㐀ࠖ࡟ࡼࡿఫᏯ᭦᪂ࢆศ ࡿࠋ㝈ᐃⓗ࡞ᨻᗓ㈨㔠࡛ࡣࠊ⪁ᮙ໬ࡋࡓఫᏯࡢ୍㒊ศࡋ࠿≀ⓗ⎔ቃ Shenzhen, the number could be as high as 6.0. Government’s planning ㋪䄵⤪㦂㸍㾿ゴ⹭⼮Ⳡ㸾䎘㬶Ⳟ㬞᱄ᱎ㬖㬊Ⳡ㸾䎘㬶⭥᷍㋪⤪㦂䊎⭹䐹ㅉ᱃ ᯒᑐ㇟࡜ࡍࡿࠋࡲࡓࠊࡇࡢఫᏯ᭦᪂ᡓ␎ࡢ≉ᚩ࠿ࡽࠊࠕ㔠ᑑ᪂ᮧ㸲Ჷࠖ ࢆᨵၿ࡛ࡁ࡞࠸ࠋ➨୕࡟ࠊࠕ༴ᡣᨵ㐀ࠖࡢ᭦᪂᪉ἲࡢ㈨㔠ࣃࢱ࣮ࣥࡣࠊ RI)$5OLPLWWDNHVLQWRFRQVLGHUDWLRQWKHSURÀWVSDFHIRUGHYHORSHUV 䅍⭹䐤⿜᱃〖⡳⤚⧆⭩㧞䐷䑘䄋Ⳟ㬞᱄ᱎ). and maximum population density of a region (Liu et al., 2010). *14) The data of Hangzhou, Ningbo, and Shaoxing listed in Table 2-2 for ࢆ඾ᆺⓗ࡞஦౛࡜ࡋ࡚㑅ᐃࡋࠊ≀ⓗ⎔ቃᨵၿࢆ⪃៖ࡋࡓ஦ᴗ㈨㔠⤫ ⪁ᮙ໬ࡋࡓఫᏯᩘࡢቑຍ࡟ᛂࡌ࡚ᨵၿࡋࠊᨻᗓࡢ㈇ᢸࡍࡿ㈝⏝ࢆᅇ *8) ,Q-XQHRI&KLQHVH6WDWH&RXQFLOFDUULHGRXW*XLGLQJ2SLQLRQV FRPSDULQJDUHFROOHFWHGDQGUHRUJDQL]HIURPWKH2IÀFHIRU'LODSLGDWHG ィࡢศᯒࢆ㏻ࡋ࡚ࠊࠕ༴ᡣᨵ㐀ࠖࡢ᭦᪂᪉ἲࡢᐇែࢆ᫂ࡽ࠿࡟ࡋࡓࠋ ཰࡛ࡁࡿࡼࡾᣢ⥆ྍ⬟࡞㈨㔠ࣃࢱ࣮ࣥࢆᵓ⠏ࡍࡿᚲせࡀ࠶ࡿࠋࡉࡽ RIWKH*HQHUDO2IÀFHRIWKH6WDWH&RXQFLORQ5HQRYDWLQJ'LODSLGDWHG Housing Renewal of Hangzhou, and Bureau for Housing and Urban- ศᯒࡢ⤖ᯝࠊ⪁ᮙ໬ࡋࡓఫᏯࡣࠊᆅ༊ࢥ࣑ࣗࢽࢸ࢕ࡢ㥔㌴ሙ࡬࡜ ࡟ࠊ᪂ࡋ࠸㈨㔠ࣃࢱ࣮࡛ࣥࡣࠊ᪂ࡓ࡞≀ⓗ⎔ቃࡢࢹࢨ࢖ࣥᡓ␎࡜⤫ Housing and Improving Supporting Facilities ( ᅜົ㝔㛵ன㐍୍Ṍ೴ዲ rural Development of Ningbo and Shaoxing, extracted from database ᇛ㙠Ჴᡞ༊࿴ᇛ㒓༴ᡣᨵ㐀ཬ㓄ዓᇶ♏タ᪋ᘓタ᭷㛵ᕤసⓗពぢ ), in order of Renewal Strategy for Urban Dilapidated Housing. The data has also ㌿᥮ࡉࢀࠊ඲ ேࡢఫᏯᡤ᭷⪅ࡢෆ ேࡣᨻᗓࡢᡤ᭷ࡋ࡚࠸ࡓ୙ ྜࡍࡿࡇ࡜ࡀồࡵࡽࢀࡿࡓࡵࠊᮏ✏ࡢᡂᯝࡣࠊᐇ㊶㡿ᇦ࡟࠾࠸࡚㔜 to comprehensively promote the urban renewal process across the been cross referred to aggregate data from Department of Housing ື⏘࡬⛣㌿ࢆᢎㅙࡋࠊ ேࡢఫᏯᡤ᭷⪅ࡣᆅ᪉ᨻᗓ࡟኎༷ࡋࡓࠋᆅ せ࡞♧၀ࢆ୚࠼ࡿ࡛࠶ࢁ࠺ࠋ nation. The mode of “ ༴ᡣᨵ㐀 ” is mentioned in Article 14. A subsidy DQG8UEDQUXUDO'HYHORSPHQWRI=KHMLDQJ3URYLQFH6DPSOHVRIWKH ᪉ᨻᗓ࠾ࡼࡧఫᏯᡤ᭷⪅ࡢᨭฟ࡜཰ධࡢศᯒ࡟ࡼࡾࠊᆅ᪉ᨻᗓࡣ⣙ of 150 billion CNY was appropriated by the central government. A RULJLQDOGDWDDUHVKRZQLQWKHWDEOHEHORZ total number of 18 million housing units will be involved from 2015 to Location Structure Strategy Time 2017...... （2018 年 4 月 25 日原稿受理，2018 年 11 月 7 日採用決定） *9) 'LIIHUHQWOHYHOVRIDGPLQLVWUDWLYHÀOHVUHODWHGWR'8+5 Ⳟ㩞㵘⼦ ⪒ 䓊」ㆂ⹚ 䅍⭹䐤⿜᱃⿹⹛⪇䐤㾗䓰㣦⼦䓊」ㆂ⹚ 㸍㾿ゴ⹭ Level Administrative File Date 䐱䁈㝋⼦⪒ 䓊」ㆂ⹚ 䅍⭹䐤⿜᱃⿹⹛⪇䐤 *XLGLQJ2SLQLRQVRIWKH*HQHUDO2IÀFHRIWKH6WDWH&RXQFLO 㹆㏐㲢㔘⼦䓊」ㆂ⹚ 䅍⭹䐤⿜᱃⿹⹛⪇䐤 on Redevelopment of Shanty Areas and Dilapidated Nation Buildings and Improving Supporting Facilities 2015.06 㤙⹅㩭㰚㯿㪂䓊」ㆂ⹚ 㸍㾿ゴ⹭ ᅜົ㝔㛵ன㐍୍Ṍ೴ዲᇛ㙠Ჴᡞ༊࿴ᇛ㒓༴ᡣᨵ㐀ཬ㓄ዓᇶ♏ ...... タ᪋ᘓタ᭷㛵ᕤసⓗពぢ *15) Nonetheless, there are also exceptions. In Yuecheng District of 1RWLFHRIWKH3HRSOH·V*RYHUQPHQWRI=KHMLDQJ3URYLQFH on Comprehensively Advancing the Work of Renovating Shaoxing, the marketized OCR mode has taking a dominant role 3URYLQFH Urban Dilapidated Housing 2015.06 in redeveloping the old city area. Among the 22 remaining Class D ύỤ┬ேẸᨻᗓ⟍බᗇ㛵ன඲㠃᥎㐍ᇛ㙠༴ᪧఫᏯᡣᒇ἞⌮ᨵ 㐀ᕤసⓗ㏻▱ dilapidated housing, 15 of them adopted a), 7 of them adopted c) and d). ,PSOHPHQWDWLRQ2SLQLRQVRIWKH3HRSOH·V*RYHUQPHQWRI *16) 7KHGLODSLGDWHGKRXVLQJLVVXHRI-LQVKRX1REXLOGLQJKDGEHHQ Zhoushan on Advancing the Work of Renovating Urban Municipality 2015.08 reported many times in local news before 2015. Therefore local Dilapidated Housing ⯚ᒣᕷேẸᨻᗓ㛵ன᥎㐍ᇛ㙠༴ᪧఫᏯᨵ㐀ᕤసⓗᐇ᪋ពぢ government had a strong will to deal with No.4 building as soon as the Implementation Measures of Dinghai District on DUHR movement is carried out. And this case is implemented as a District Renovating Urban Dilapidated Housing 2015.11 ᐃᾏ༊ᇛ㙠༴ᪧఫᏯᨵ㐀ᕤసᐇ᪋⟍ἲⓗ㏻▱ SLORWSURMHFWWRVKRZWKHYLUWXHVRI'8+5 *17) Such close distance between buildings and bad condition of building *10) In China, urban and rural areas follow completely different land and foundation could be observed in many residential areas of the 1980s. housing systems as shown in the table below. This paper focuses on *18) Take Dinghai Metropolitan Area for example, by 2017, aside from 75 dilapidated housing issue in urban area. diagnosed Class D Dilapidated Buildings, 465 buildings are diagnosed Urban housing (private sector) Rural housing - State owned 9LOODJHFROOHFWLYHO\RZQHG as Class C Dilapidated Building (Fig. 4), which are also in urgent - Individuals are granted with use 9LOODJHUVDSSO\WRYLOODJHIRU need of renewal. Besides, the emerging of newly diagnosed dilapidated right, which could be transferred land use right for free (a welfare Land system) building is unpredictable. ownership - Land use right cannot be transferred to individuals outside the village collective - Owned by individuals - Owned by villager House - Could be transferred - Cannot be transferred to ownership individuals outside the village collective *11) +DQJ]KRXLVWKHFDSLWDOFLW\RI=KHMLDQJ3URYLQFHZLWKDSRSXODWLRQRI 1LQJERLVWKHVHFRQGODUJHVWFLW\LQ=KHMLDQJ3URYLQFH with a population of 7605689 (2010). Shaoxing is a prefecture-level city LQ=KHMLDQJ3URYLQFHZLWKDSRSXODWLRQRI =KRXVKDQ LVDSUHIHFWXUHOHYHOFLW\LQ=KHMLDQJ3URYLQFHZLWKDSRSXODWLRQRI 1121261 (2010). The Dinghai metropolitan area covers an area of 12 km², with a population of 305761 (2010). At present the population of Zhoushan is still growing due to the rapid economic growth in Yangtze 'HOWD5HJLRQ Census year Total population / growth rate Total households / growth rate 1990 976132 — 302500 — 2000 1001530 2.60% 360700 19.24% 2010 1121261 11.95% 454800 26.09%

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