Dwelling in Shenzhen: Development of Living Environment from 1979 to 2018 Xiaoqing Kong Master of Architecture Design A thesis submitted for the degree of Doctor of Philosophy at The University of Queensland in 2020 School of Historical and Philosophical Inquiry Abstract Shenzhen, one of the fastest growing cities in the world, is the benchmark of China’s new generation of cities. As the pioneer of the economic reform, Shenzhen has developed from a small border town to an international metropolis. Shenzhen government solved the housing demand of the huge population, thereby transforming Shenzhen from an immigrant city to a settled city. By studying Shenzhen’s housing development in the past 40 years, this thesis argues that housing development is a process of competition and cooperation among three groups, namely, the government, the developer, and the buyers, constantly competing for their respective interests and goals. This competing and cooperating process is dynamic and needs constant adjustment and balancing of the interests of the three groups. Moreover, this thesis examines the means and results of the three groups in the tripartite competition and cooperation, and delineates that the government is the dominant player responsible for preserving the competitive balance of this tripartite game, a role vital for housing development and urban growth in China. In the new round of competition between cities for talent and capital, only when the government correctly and effectively uses its power to make the three groups interacting benignly and achieving a certain degree of benefit respectively can the dynamic balance be maintained, thereby furthering development of Chinese cities. Declaration by author This thesis is composed of my original work, and contains no material previously published or written by another person except where due reference has been made in the text. I have clearly stated the contribution by others to jointly-authored works that I have included in my thesis. I have clearly stated the contribution of others to my thesis as a whole, including statistical assistance, survey design, data analysis, significant technical procedures, professional editorial advice, financial support and any other original research work used or reported in my thesis. The content of my thesis is the result of work I have carried out since the commencement of my higher degree by research candidature and does not include a substantial part of work that has been submitted to qualify for the award of any other degree or diploma in any university or other tertiary institution. I have clearly stated which parts of my thesis, if any, have been submitted to qualify for another award. I acknowledge that an electronic copy of my thesis must be lodged with the University Library and, subject to the policy and procedures of The University of Queensland, the thesis be made available for research and study in accordance with the Copyright Act 1968 unless a period of embargo has been approved by the Dean of the Graduate School. I acknowledge that copyright of all material contained in my thesis resides with the copyright holder(s) of that material. Where appropriate I have obtained copyright permission from the copyright holder to reproduce material in this thesis and have sought permission from co-authors for any jointly authored works included in the thesis. Publications included in this thesis No publications included. Submitted manuscripts included in this thesis No manuscripts submitted for publication. Other publications during candidature Kong Xiaoqing, “Formation of China Merchants Port’s ‘Shekou Model’,” National Maritime Research, no.19 (2017): 38-54. Kong Xiaoqing, “Book Review: Creating a Paradise for Consumption, Department Stores and Modern Urban Culture in Shanghai by Lien, Ling-ling,” Journal of history and Anthropology, vol.16, no.2 (2018): 165-168. Contributions by others to the thesis No contributions by others. Statement of parts of the thesis submitted to qualify for the award of another degree No works submitted towards another degree have been included in this thesis. Research involving human or animal subjects This thesis includes interviews and questionnaires. The Human Research Ethics Approval was granted by University of Queensland Humanities and Social Sciences, Low & Negligible Risk Ethics Sub-Committee on 31 January 2018. The approval number is 2018000087. Acknowledgements First of all, I would like to thank my principal advisor, Professor Chi-Kong Lai, for his erudition and wisdom, for his model of being a decent and objective scholar, for his kindness and patience in guiding me, a layman of historical research, in the study of history and everyday life. I also would like to thank Professor Andrew Bonnell, as my associate advisor, for his support and encouragement. He is always ready to offer direct and valuable advice which enriches and perfects my thesis. Besides, I would express my gratefulness to Ms Ouyang Dipin, Xiao Li and Zheng Bing for their kind help and support when I studied in the Australian National Library. Gratefulness also to Mr. Xiao Bin and all other staffs of The China Merchants Archives, for their patience and kindness. Moreover, I would like to thank my friends in UQ, Yang Yanzhe, Kent Wan, Zhang Mu, Wong Wingfai, and Wang Chenchen, for their help and suggestion during my PhD candidature. I would also offer my gratefulness to those friends and relatives for their recommendation of interviewees, and to all the anonymous respondents for sharing their stories. I could never finish my thesis without your kind help. Special thanks to two of my best friends, Debbie He and Queenie Chen. Our daily “tripartite meetings” across the Pacific Ocean always make me relax and offer me inspiration and confidence. Finally, What I need to thank most is my families, who always support and encourage my pursuit and dream, always give me warmth and comfort, always make me strong and fearless. Financial support This research was supported by Australia Asia Study Grant by The Australian National Library Research Higher Degree Study Grant by the School of Historical and Philosophical Inquiry Keywords Shenzhen, housing development, driving force, government, developer, consumer Australian and New Zealand Standard Research Classifications (ANZSRC) ANZSRC code: 210302, Asian History, 100% Fields of Research (FoR) Classification FoR code: 2103 Historical Studies, 100% Table of Contents List of Figures & Tables …………………………………………………………………i List of Abbreviations used in this thesis …………………………………………….v Chapter 1 Introduction Shenzhen in the Megacity Perspective ……………………………………………….1 Housing Research in Multi-perspectives …………………………………………….12 Sources and Methods ………………………………………………………………….17 Research Framework and Thesis Outline …………………………………………...18 Chapter 2 The Role of Government Introduction ………………………………………………………………………….…..22 Land Supply ………………………………………………………………………….….23 Housing Policies …………………………………………………………………….…..31 Urban Master Planning and Management ……………………………………….…..46 Conclusion ………………………………………………………………………….……63 Chapter 3 The Role of Developers Introduction ………………………………………………………………………….…..64 The Rise, Prosperity and Current Situation of the Real Estate Industry in Shenzhen …………………………………………………………………………….….67 Wang Shi and Vanke …………………………………………………………….……..76 Vanke’s Strategy for Government Policies …………………………........................84 Vanke’s Products, Marketing, and Property Service ………………………….……100 Conclusion ……………………………………………………………………….……..119 Chapter 4 Housing Choice: Evolution of Housing Conditions and Transportation Introduction …………………………………………………………………….……….120 Housing and Community …………………………………………………….………..123 Transportation Development …………………………………………………………153 Chapter 5 Housing Choice: Children’s Education and Age Care Introduction ……………………………………………………………………….…….167 Anxiety of Children’s Education ……………………………………………………...168 Age Care ………………………………………………………………………………..197 Chapter 6 Conclusion: Affordable and livable city ……………………………….211 Bibliography ……………………………………………………………………………..222 Appendix Appendix 01: Questionnaire ………………………………………………………….240 Appendix 02: Summary of interview finding: dormitory ……………………………245 Appendix 03: Summary of interview finding: rental housing ………………………249 Appendix 04: Summary of interview finding: small-profit housing ………………..253 Appendix 05: Summary of interview finding: commercial housing ……………..256 Appendix 06: Letter of The Human Research Ethics Approval …………………261 List of Figures & Tables Diagram Diagram 1.1: key development areas and Shenzhen district layout …………………9 Diagram 1.2: Shenzhen Spatial Direction and Structure in the1980s, 1990s, 2000s, 2010 …………………………………………………………………………………………9 Diagram 1.3: Housing System …………………………………………………………..20 Diagram 2.1: Location of the Luohu Commercial District …………………………….27 Diagram 2.2: double tracks-triple types-multi-prices ………………………………….34 Diagram 3.1: Vanke’s projects in Bantian area, Longgang District, Shenzhen …….91 Diagram 3.2: Vanke 17 Miles in Yantian District, Shenzhen ………………………….91 Diagram 4.1: space reshaping model …………………………………………………..144 Diagram 6.1: T-shaped strategic development structure in China and the area of Guangdong-Hong Kong-Macao Great Bay ……………………………………………216 Diagram 6.2: the four Great Bay Areas of the world ………………………………….216 Diagram 6.3: Xiong’an New District in the Beijing-Tianjin-Hebei Urban Agglomeration …………………………………………………………………………….221 Table Table 2.1: number and area of land transactions of residential