Metropolitan Housing Development in Urban Fringe Areas-A Case Study of Three Metropolitan Cities of South Africa: Johannesburg, Ekurhuleni and Tshwane

Purpose:The metropolitan cities of Johannesburg,Ekurhuleni and Tshwane play an important role in the economy of the Gauteng province in South Africa.The region constitutes to 22.4 percent of the total population of South Africa and has a strong presence and contributes in areas of manufacturing sector,financial and business services,retail and wholesale trade,etc.The rapid urban population,increase in the informal settlements and socio-economic opportunities has resulted in considerable urban sprawl in and around the urban fringe areas of these metropolitan cities.The urban fringe areas of these metros often come under the influence of rapid urbanization process and pressures.Coupled with the economical and potential land dynamics and lack of priority of spatial development guidelines,these areas attract rapid and haphazard development from communities and developers.Research Design/Methodology:This research is based on a qualitative approach through a comprehensive literature review that included content analysis of key documents on housing sector such as IDPs(Integrated Development Plans),Municipal Annual Reports,Growth Development Strategies,and among other sectoral documents on housing sector.Some of the key priority issues considered in the housing sector included:eradication of housing backlogs,spatial restructuring of housing,provision of choice in terms of location,tenure and housing typology.Findings:The current paper discusses the approaches of metropolitan housing development processes in three metropolitan cities of South Africa from Gauteng region,namely:Johannesburg,Ekurhuleni and Tshwane.The paper discusses the existing housing sectoral scenario along with the fringe areas in three cities with focus on:formal and informal settlements,housing segregation and the backlogs,current institutional arrangements,role of public private participation,and scope for alternate mechanisms.The paper concludes in discussion on sustainable development options for housing development in urban fringe areas.

Simulation of urban affordable housing land-use evolution based on CA-MAS model

In order to simulate the evolution of affordable housing land use a dynamic model that combines cellular automata CA and a multi-agent system MAS is established.This paper aims to utilize the approach of decision factors on site selection of affordable housing through a literature review to construct a hierarchy model of those factors identifying the weight of each factor by an analytic hierarchy process AHP .Based on those weight factors the CA-MAS model is designed. Nanjing city is taken as an example to verify the feasibility of the model.The results show that the CA-MAS model is pragmatic and effective in simulating evolution of affordable housing land use which also promotes the fundamental understanding and perception of the development of affordable housing and urbanization.

Relationship between Housing Price and Land Price Based on Grey Relational Analysis

In recent Years, China＇s real estate market has been rapid developed, and real estate has become a hot spot of consumption and investment. In some large and medium-sized cities there has been a rapid rise in housing prices. The rapid rise in housing prices has led to difficulties in the purchase of houses in some cities and towns, and this phenomenon has aroused the attention and con- cern of all walks of life. Housing is the basic human life needs. Housing problem is not only an economic problem, but also a social problem. The relationship between house price and land price and the effective control of housing prices have become the focus of government and scholars. Thus, grey relational analysis is used to ana- lyze the relationship between housing prices and land prices, and the grey relational coefficients are calculated.

Establishment of Rural Housing Land Standard in China

On the basis of rural household survey in 12 provinces of China in 2005,this research built an econometrical model to find the area standard for rural housing land.This standard is expected to facilitate rural housing land administration,efficient and intensive housing land use and policy making.This research concludes:1) according to the household survey data,the average area for rural housing land in China is about 235.26 m 2,and the rural housing land mainly includes unused land(42.89%) and house construction land(37.76%) with the average floor-area ratio of 0.42;2) the indexes in the standard concern the factors such as location,landform,house form,household population and cultivated land area per farmer,which all have significant effects on rural housing land use;3) the reasonable area for rural housing land may be 150 m 2 in average before 2020,and the referential standards in different provinces are 120 m 2,130 m 2,140m 2,150 m 2,160 m 2,170 m 2,190 m 2,200 m 2,210 m 2,220 m 2,230 m 2 and 250 m 2 respectively;and 4) if there are less than two persons or more than five persons in a family,these standards need to be decreased or increased by 7%.When the cultivated land area per farmer is lower than the provincial average,the standards have to reduce by 3.5%.

Laws,Defects and Countermeasures on the Circulation of Rural Housing Land——From the Perspective of Farmer Rights Protection

The thesis combs the existing legal provisions about rural housing land from the perspectives of use restriction,means restriction,subject restriction and mortgage prohibition,and finds out their defects,namely,weakening real right,confused knowledge about the integration of house property and land property,the loophole in Land Administration Law,the bans on the rural residents' purchase of housing land and so on.Then the thesis expounds the harms of restricting the circulation of housing land,for example,it will result in underground transaction of housing lands;lead to untenanted lands and waste of resources;bring about financing difficulty for peasants;do harm to the interest of land owners(rural collective economic organizations) and so on.The thesis further proposes to establish the legal lease model to solve the problems in the circulation of housing lands,specifically explains the definition of the legal lease model of housing lands,illustrates its detailed information from the aspects of object,subject and content and elaborates a series of problems involving,how to distribute the rent of housing lands,as well as how to perfect relevant procedures and formalities in the credit circulation of housing lands so as to realize the legitimate and effective circulation of rural housing lands and protect the peasants' interests.

LAND SUPPLY AND HOUSING PRICE:THE CASE IN HONG KONG

In this study we examine the relationship between land supply and housing price, percentage of land premium in the total government revenue and housing price, with reference to Hong Kong from 1981 to 1994. To do this we employ the Granger causality method to test the underlying hypothesis whether Hong Kong Government adopt high land-price policy. We use the first difference of data to ensure the stationarity in time series with the help of augmented Dick-Fuller unit root test. The results of the paper suggest no strong evidence to support the view that the land control of the government has caused soaringly rising housing prices. The findings also apparently implicate that the government has the revenue-maximizing behavior which is consistent with efficient allocation of resources.

“聊宅志异” 从“22 HOUSE”开始的社会住宅实践

高目建筑设计咨询有限公司自2007年便开始了根植于中国大环境的居住研究与城市研究。看似"边缘"化的众多社会住宅项目,从96住宅国际竞赛项目"里仁为美",到核心研究项目"22 HOUSE",以及两个落地项目——上海嘉定城北福临佳苑和徐汇滨江龙南佳苑,它们在众多层面反思了中国目前的居住问题。住宅形态的研究、城市形态的改良、公共空间的置入、住宅高度与密度对舒适度的影响等等始终存在于这些项目中。高目建筑设计咨询有限公司的社会住宅实践事实上也扮演着佐证和推动其他类型住宅设计改良的重要角色。

Discussion on Registration Validity Doctrine of Housing Land Use Right

Relationship between the registration and right change of housing land use right is not clearly stipulated in the Property Law. Land registration involves functions of private law and public law. It is partial to only considering private rights dimension when deciding whether registration validity doctrine or registration confrontation doctrine should be implemented in housing land use right. Compilation of land use planning, implementation of land use control and promotion of arrangement project in rural residential area all rely on sound and complete housing land registration data. To clarify housing land right adscription, eliminate hidden troubles causing housing land dispute and promote the establishment of harmonious countryside can never be achieved without housing land registration data. To carry out registration validity doctrine of housing land use right can effectively guide farmers' registration behavior and thus build a perfect registration information system of housing land use right. After the cross-village and even cross-town arrangement in rural residential areas, rural acquaintance society has transformed into semi-acquaintance society and even stranger society. Therefore, housing land use right commending its existence with registration in public form has been a necessary choice in legislation.

Innovate the Land Supply Pattern and Stabilize the Housing

In the process of building a harmonious socialist society, the protection of people＇ s livelihood is the priority, and to solve the housing problem of over one billion residents is the top priority. The present thesis begins with the land supply mechanism, and do researches on the style, the source and the type of land supply. With the analysis of land finance, the present thesis finally put forward the measures to innovate the land supply pattern, to increase the supply of low-income housing, to reform the way of land supply and to explore the circulating pattern of normative collective construction land that comes to is on the market. Meanwhile, it combines the present house property tax reform, putting forward the idea that imposing land property tax should be a way to inhibit the behavior of speculation. The present thesis aims at keeping the housing price at a reasonable level so that the purpose of stabilizing the housing price can he achieved.

粮食安全视角下农村乱占耕地建房执法问题研究——基于400个典型案例的实证分析

粮食安全关乎国运民生。当前,我国农村乱占耕地建房问题突出,对粮食安全造成一定威胁,国务院及其相关部门虽多次加大对农村乱占耕地建房的执法力度,但执法效果仍存在较大提升空间。文章通过对筛选的400个农村乱占耕地建房典型案例进行实证分析,认为当前农村乱占耕地建房执法仍存在执法权横向划分不明确、基层执法权纵向配置不合理、综合执法力度不足、执法队伍业务水平不高等问题,并提出明确划分执法权限、推进部门综合执法、下放行政执法权、提高执法队伍业务水平是突破农村乱占耕地建房执法困境、守牢耕地红线、夯实粮食安全根基的因应之策。

中国式现代化的合理住房制度构建

我国现行住房制度与全体人民住有所居的目标差距显著,症结在于普通商品房结构性过剩,重售轻租、重商品轻保障和供需错配的结构性矛盾突出。系统构建面向中国式现代化的合理住房制度,需要协同发挥政府和市场两种力量,以普通商品房合理调控推动实现人口规模巨大的现代化,以保障性住房合理建设推动实现全体人民共同富裕的现代化,以改善性住房合理供给推动实现人与自然和谐共生的现代化。房地产税改革将从效率、公平和治理三个维度完善合理住房制度构建。在调整中央与地方财权与事权关系的前提下,流通和保有环节的差异化课税对促进合理住房制度内部循环意义重大,并在远期推动实现物质文明与精神文明相协调的中国式现代化。

宅基地使用权依托农房转让的制度沿革、司法裁判与实践创新

宅基地使用权依托农房转让的制度沿革经历了从允许到限制的转变,体现了政府政策的强制驱动和利益诱导的结合。宅基地使用权依托农房转让的司法裁判具有明显的被动性,农户在集体经济组织外部转让农房时,法院一般会认定该转让合同无效,但司法政策又为宅基地改革预留了政策空间,体现了原则性与灵活性的统一。在宅基地使用权依托农房转让的实践创新中,国家并没有直接废除宅基地使用权依托农房限制转让的既有路径,径行允许转让,而是秉持审慎原则,独辟蹊径。试点地区宅基地使用权依托农房转让下受让人范围拓展,与集体经营性建设用地入市衔接,与宅基地资格权退出耦合及与宅基地入股、合作打通,均体现了对宅基地使用权权能受限的克服。

我国房屋养老金制度:背景与框架

房屋安全既是城市安全运行的重要组成部分,也是人民“安居”的重要保障。为破解房屋安全管理难题,强化房屋全生命周期的安全保障,应加快研究完善房屋安全全生命周期管理制度,包括研究建立房屋养老金制度。本文聚焦房屋养老金制度“为什么建”“建什么”“如何建”,梳理地方有益探索实践,重点分析房屋养老金资金来源和如何实施管理等关键问题,提出由公共账户、个人账户、补充账户三个账户组成的房屋养老金制度设计框架,明确房屋养老金的主要资金来源、适用范围、统筹使用等内容,进而提出有序推进房屋养老金制度实施的政策建议。

永久基本农田全部建成高标准农田的实现路径研究

逐步把永久基本农田全部建成高标准农田是党中央、国务院根据国际国内形势变化和我国国情农情作出的重大战略部署。我国推进永久基本农田全部建成高标准农田的工作,面临建设任务重与推进难度大、建设成本不断提高与财政投入不足、已建设农田标准低与改造难度大、土地承包权分散与建设要求统一集中、重视建设数量与缺乏建后管护、高标准农田建设社会效益高与经济效益低等现实问题。需从加强组织和规划、大力拓展筹资渠道、采取建改并举方针、完善管护机制、整合土地经营权、丰富土地利用方式等方面寻求破解路径,并基于更加合理地划定永久基本农田、做好高标准农田的统筹规划、因地制宜分类施策建设高标准农田、严格执行高标准农田建设标准、将满足宜机化作业改造置于高标准农田建设首位等维度对永久基本农田全部建成高标准农田进行深层思考。

集体建设用地新政下的城中村复兴模式探讨——以华工-伯克利“黄埔新溪国际城市设计工作坊”为例

国土资源部和住房和城乡建设部于2017年联合印发的《利用集体建设用地建设租赁住房试点方案》,为解决当前城中村改造模式中的现实问题提供了新机遇。文章以华工-伯克利“黄埔新溪国际城市设计工作坊”为例,分析现有城中村改造模式面对的挑战;在城市设计方案中结合“试点方案”创新方向,提出以社区复兴和社区融合为导向的城中村改造目标;探讨“收益转移的改造策略、渐进过渡的改造步骤”等有助于村民、租户、企业、政府等相关群体实现经济、社会效益均衡的实施手段。

“三权分置”下农村宅基地流转的路径选择与规则建构

农村宅基地流转是实现宅基地“三权分置”的重要内容,其路径选择与规则建构对于宅基地“三权分置”的有效实现具有重要意义和价值。宅基地的“保障功能”和“福利性”决定了农村宅基地权利不能单独流转,“房地分离”理论不符合房屋与土地的天然附合,“房地一体”的天然属性决定了房地权利必然一并流转,房带动地流转成为“三权分置”下宅基地流转的路径选择。宅基地使用权在该流转中是一种由《民法典》宅基地使用权分化出来的以使用和收益为内容的用益物权,其应当是有偿、有期限的,类似于“土地经营权”的用益物权。文章以浙江省象山县宅基地改革实践为基础,明确“确权是基础、赋能是核心、机制是关键、保障为根本”的理念,并以此为基础对农民宅基地流转进行规则建构和机制完善。

宅基地使用权抵押问题的审视与厘正

抵押是实现用益物权收益权能的重要手段,允许宅基地使用权抵押符合宅基地“三权分置”改革中放活宅基地使用权的实践需求,也是城镇化进程中赋予农民更多财产权利的必要手段。结合我国各地宅基地使用权抵押试点的现实做法,我国应在房地一体及抵押登记的原则下设计科学可行的抵押规则。具体而言,应当基于确权登记确定适格的抵押人,将申请抵押前提限定在抵押财产外申请人仍有其他稳定居所;在宅基地使用权担保价值方面,应建立宅基地使用权价值评估平台,规范评估担保价值;考虑到宅基地资格权的身份限制及保障农民基本生活权益的需求,建议引用强制管理理念创新抵押权实现方式,同时逐步放宽抵押财产受让人范围,并通过设定赎回权为农户创设回复宅基地使用权的渠道。

西方城市规划对居住分异的影响及其启示

针对居住分异易引发社会隔离等城市问题,从城市规划的角度,探讨和总结其对居住分异的作用。通过文献综述及案例分析,发现西方城市规划直接而显著地影响城市居住分异格局,主要体现在三方面:1)土地利用区划的包容性以及开发密度影响居住分异程度;2)住房规划中的住房类型与产权多样性能缓解居住分异;3)在城市形态方面,城市规模、住区封闭性和建筑地块的面积等可能影响居住分异程度。从土地利用、住区模式和街区形态角度,对我国城市规划应对居住分异提出建议。

农村房地一体确权登记工作探究

农村房地一体确权登记是深化农村集体产权制度改革、助力乡村振兴的重要支撑,事关农民合法权益。农村房产权籍调查基础薄弱,时间久远,加之农房建设点多面广、情形复杂,需要的技术要求比较高,实际工作中存在诸多问题和制约。笔者通过工作及调研,主要就农村房地一体确权登记中的难点进行剖析,提出相关应对措施,从而推动该项工作的有序开展,维护农民的切实利益。

高度城镇化地区土地综合整治创新机制研究——以南海区地券、房券和绿券为例

文章以广东省佛山市南海区为例,研究分析高度城镇化地区土地综合整治试点的成效与问题。南海区针对土地综合整治试点面临耕地保护压力大、低效建设用地腾退阻力大、发展权保障不足、生态保护效益低,以及政策机制运行不顺畅等现实困境,通过借鉴国内先进地区低效建设用地腾退、美国“湿地缓解银行”、德国“生态账户”制度的经验做法,创新构建基于低效建设用地腾退的地券及绿券机制、基于房屋发展权转移的房券机制、基于生态用地占补平衡的生态券机制,完善城乡土地要素市场化配置和空间腾挪集聚配套政策,破解土地利用碎片化难题。