快速城市化地区土地发展权的演化及其空间效应研究——以佛山市南海区狮山镇为例

Evolution of Land Development Rights and Its Spatial Effect in Rapid Urbanization Area:A Case Study of Shishan Town at Nanhai District of Foshan City

经过经济快速增长阶段,中国的快速城市化地区具有显著的发展成就,但也遗留了以空间低效蔓延、功能混杂破碎等为代表的大量空间问题,其根源在于同步演化的土地发展权及其产生的空间效应。对此,选取自上而下的园区工业化与自下而上的农村工业化两条主线并行的佛山市南海区狮山镇,探讨土地发展权的演化过程及其带来的空间效应。结果表明:快速城市化过程中,地方政府通过土地制度变迁,逐渐构筑与完善了国有与集体土地发展权在地方政府、集体经济组织、用地企业等权利主体中的配置格局,从而推动了农村工业化与园区工业化,进而实现了快速城市化地区的空间演化。在存量时代,地方政府又通过构建“三旧”改造等制度安排,引发了新一轮土地发展权的演化,但也由于农民手中的土地发展权已经由资源转变为资产,造成“三旧”改造统筹尺度下沉等一系列问题。以土地发展权为核心的制度优化将是突破“三旧”改造困局的关键。

Due to rapid economic growth,China's fast-urbanized areas have made remarkable achievements.But they have also been left with many spatial problems represented among others by the spread of low spatial efficiency and mixed and broken functions.These problems are rooted in the synchronous evolution of land development rights and the spatial effects it has produced.In this regard,this article chooses Shishan Town at Nanhai District of Foshan City,Guangdong Province as an example,which has two main lines of top-down park industrialization and bottom-up rural industriali-zation,hoping to explore the evolution process of land development rights and its spatial effects.The results show that in the process of rapid urbanization,local governments have gradually constructed and improved the allocation pattern of state-owned and collective-owned land development rights through the change of land policy,so as to promote rural industrialization and park industrialization and realize the spatial evolution of rapid urbanization areas.Now local governments have triggered a new round of evolution of land development rights by constructing institutional arrangements such as Sanjiu(three-olds)transformation.However,the transformation of land development rights in the hands of farmers from resources to assets has given rise to a series of problems such as the sinking of the overall scale of Sanjiu transformation.The system optimization with land development rights as the core will be the key to overcoming the dilemma of Sanjiu transformation.