土地发展权视角下控规实施的优化路径探索

Theoretical Path of Regulatory Planning Optimization to Promote the Flow of Land Development Right Elements

从产权角度看,控规实施的本质是对地块土地发展权的配置,旨在限定土地发展权的外部性效应—地块开发行为影响城市公共利益且无须补偿的现象。新制度经济学分析认为,控规实施作为一种政府干预手段,难以有效限制土地发展权外部性效应,为产权要素流动设置了阻碍,需要对其进行优化。基于此,文章构建了土地使用者—社会整体的边际成本—边际收益函数分析框架,利用此框架对土地发展权外部性效应影响控规实施的过程和机理进行了分析,解释了控规实施困境的根源与本质,阐释了产权市场交易对于控规有效实施的必要性,并建构了土地发展权交易市场的理论路径,包括控规各类指标影响下的土地发展权直接经济价值测算、外部性间接经济价值测算与验证及产权交易机制的设计,旨在为城市开发控制的市场治理理论与方法研究开拓些许思路。

From the perspective of property rights,the essence of Regulatory Planning implementation is the allocation of land development rights in land parcels,aiming at limiting the externality of the land development rights-the land development behavior affects the public interest of the city without compensation.The New Institutional Economics believes that as a kind of government intervention for urban development,regulatory planning needs optimization in that it cannot effectively limit externalities that impede the flow of property rights elements.In this regard,this article constructs an analytical framework with land user-general society's marginal cost and marginal benefit function,makes an analysis of the impact of land development rights externality on regulatory planning implementation process,explains the root and essence of difficulties in regulatory planning implementation,and indicates the necessity of property rights trading for planning implementation.It proposes a theoretical path of constructing a land development rights trading market,including internal and external economic values assessment and verification,as well as property right trading mechanism,for exploring studies on theory and method of market governance of urban development control.