转型期城市居住用地更新的空间加密化研究——广州市金花街改造再考

Redevelopment of Residential Land and the Densification of Inner City Admist Transition: Revisiting the Case of Jinhua Neighbourhood in Guangzhou

选择具有代表性的广州市金花街改造项目（1988～2003年）为案例研究对象,分析了政府主导下改造方案的调整过程和改造空间特征,探讨居民诉求和政府旧改政策对旧城空间的影响。研究表明：金花街居民的原地安置诉求和城市政府依此设计的以民生为导向的改造安排,乃是影响旧城空间的重要原因;在准市场化融资方式和福利化拆迁安置方式下,城市政府提出的有关提供公共服务设施、解决居民临时安置问题和让居民原地安置的要求,使改造规划多次提高改造容积率,以保持改造经济平衡;改造后的金花街在房屋和人口两个维度呈现空间加密化的态势,即存在原地安置房叠加融资商品房、原地安置居民叠加购房迁入居民的社会空间现象,金花街改造并未出现以外来中产人口大规模替代原住低收入人口为基本特征的绅士化过程。最后,从引入转让开发权和鼓励微改造两方面对当前广州的旧城改造提出政策建议。

This article studies the effects of residents＇ demands and municipal government＇s value preference in policy-making on the space of inner city in urban regeneration. Through the case study of Jinhua Neighbourhood redevelopment project in Guangzhou, this study analyses the process of redevelopment plan adjustment and the resultant spatial characteristics under the dominance of municipal government, and attributes the high redevelopment FAR to local residents＇ demands for livelihoods and municipal government＇s people-oriented redevelopment arrangements. Specifically, based on the redevelopment framework of quasi-market financing and welfare-oriented housing demolition and resettlement, requirements being made on developers by the municipal government regarding the provision of public service facilities as well as the offering of interim houses and subsidies and on-site resettlement to relocated residents have in turn forced the municipal government to increasingly raise the redevelopment FAR to keep the redevelopment economics in equilibrium. In the aspects of buildings and populations, the Jinhua Neighbourhood redevelopment represents a densification of space,namely, an urban social spatial phenomenon about infilling on-site resettlement buildings with financing buildings, and infilling on-site resettlement populations with house buyers, which indicates that the Jinhua Neighbourhood redevelopment is by no means a process of gentrification featured by the local indigenous people being edged out of their community by the middle-class group. In the end, this article puts forward some suggestions on current urban policy of Guangzhou.