制度不确定性下中国城市化过程中的土地开发

China's Land Development under Institutional Uncertainty During Rapid Urbanization

中国经济改革的关键特征是渐进式的制度变迁,目的在于提高经济发展效率的同时维护社会的稳定。但是,渐进式改革也带来了制度不确定性。因为制度不确定性,农村集体所有土地的模糊和不完整产权明显地影响了在城市化推动下对土地发展的管治。从长远的眼光来看,不确定性能够引发为克服无序制度进一步变迁。但是在短期,模糊和不完整的土地产权引发对土地租金仓促无序的攫取,缺乏规划控制导致大量的负面外在性,城市建成环境恶化。当有效的公共管治缺位时,自发的市场管治取而代之,明确社区内的产权结构的大型商品房门禁社区就是一种市场管治。尽管此新制度满足了新兴中产阶级对良好居住环境的需求,所引起的社会贫富空间隔离成为对城市社会的一个严重挑战。

One of the key characteristics of China's economic reforms is the gradualist institutional change which is meant for improving economic efficiency while maintaining social stability.However,the gradualist economic reforms give rise to institutional uncertainty.Institutional uncertainty,reflected by the ambiguous and incomplete property rights over collectively-owned land,has clearly impacted on the governance over land development during rapid urbanization.In a long-term view,uncertainty will cause further institutional change in order to overcome disorders.Nevertheless,in a short term,ambiguous and incomplete land rights induce disorderly competition for land rents,and negative externalities due to the absence of planning control.As a result,urban environment deteriorates.When effective public governance is absent,private governance arises spontaneously.Private gated housing communities appear as market-based governance where land rights are clear and complete.Though those gated communities cater for the demand for decent living environment from the emerging middle-income class,the derived social segregation is a serious challenge to urban society.