偏离与校正:开发权转移与奖励的经济效益评估——以上海虹口区风貌保护街坊更新(17和69号)为例
Fallacies and Revisions:Evaluation of Economic Benefits of Development Rights Transfer and Density Bonus:17Th and 69Th Neighborhoods in Shanghai Hongkou Historic Conservation Districts Regeneration as the Case
卓健 1周广坤 2姚嘉琦 3卞硕尉4
作者信息
- 1. 同济大学建筑与城市规划学院,上海,200092;高密度人居环境生态与节能教育部重点实验室,上海,200092
- 2. 同济大学建筑与城市规划学院,上海,200092;山东工艺美术学院,山东济南,250013
- 3. 广州市城市规划勘测设计研究院,广东广州,510060
- 4. 上海市城市规划设计研究院,上海,200092
- 折叠
摘要
开发权转移与奖励在上海风貌保护街坊更新中常被隐晦地、模糊地用作一种经济补偿工具来使用,用以实现更新的成本收益平衡.然而,这却是对开发权转移与奖励作用效果的误读和偏离.以虹口区17和69街坊更新为例,阐述了上海风貌保护街坊更新的成本收益的制约因素,对开发权转移与奖励的市场机制进行深入分析,借助土地价值分配率法和收益还原法对开发权转移与奖励的经济效益进行了详细评估.研究认为:(1)地方政府在使用开发权转移和奖励时往往存在容积率"幻觉",应克制对增配容积率的冲动,并使其恢复公共利益导向的基本属性.并探索从征收拆迁模式到权利变换模式的转变,降低城市更新成本;(2)城市更新成本收益平衡的思路掩盖了开发权转移制度的本质和价值,开发权转移的本质是通过开发权的动态调整,实现整体空间资源的重新配置和增效利用,这为该制度引入我国提供了新的思路;(3)市场主体利用转移和奖励可以获得更多的经济收益,理应对地区发展愿景做出更多的"特殊公共贡献",同时建议引入"奖励系数"和"奖励规模"的概念对奖励标准进行精准核算;(4)开发权转移与奖励应考虑其对周边地区的外部效应,应进一步开展承接地块外部效应的量化评价研究,指导开发权转移与奖励技术的实践应用.以上结论可为构建我国可持续城市更新实施模式提供有益的借鉴.
Abstract
Development rights transfer and density bonus(TDR&DB)are often vaguely and implicitly used as a financial compensation tool in historic conservation districts regeneration in Shanghai to compensate to achieve a comprehensive cost-benefit balance.However,this is a misinterpretation and deviation of the effect of TDR&DB.This paper takes the 17th and 69th neighborhoods in Hongkou District as an example,explains the constraints on the cost-benefit of the regeneration,analyzes the market mechanism of TDR&DB,and evaluates the economic benefits of TDR&DB in detail with the help of land value allocation rate method and revenue reduction method.The study concludes that:(1)local governments often have the false illusion of FAR when using TDR&DB,they should restrain their urge to increase FAR and restore the basic attributes of public interest orientation of TDR&DB.They should explore the shift from the land expropriation model to the rights conversion model to reduce the cost of urban regeneration;(2)the idea of cost-benefit balance has obscured the essence and value of TDR,the essence of the TDR is to realize the efficient utilization of overall spatial resources through the dynamic adjustment of development rights.This provides a new way for the introduction of this system into our country;(3)market players can obtain more economic benefits by using TDR&DB,and they should make more"special public contributions"for the regional development.It is suggested to introduce the concepts of"incentive coefficient"and"incentive amount"to accurately evaluate the"special public contributions";(4)The TDR&DB should take into account their external effects on the surrounding areas,and further research should be conducted to quantify and evaluate the external effects of the receiving lots,so as to promote the practical application of TDR&DB.The above conclusions can provide useful references for constructing a sustainable urban regeneration mechanism in China.
关键词
开发权转移与奖励/经济效益评估/经济测算/风貌保护街坊/市场机制/城市更新Key words
Development Rights Transfer and Density Bonus(Tdr&Db)/Evaluation of Economic Benefits/Economic Calculations/Historic Conservation Districts/Market Mechanism/Urban Regeneration引用本文复制引用
基金项目
国家自然科学基金面上项目(52178051)
住房和城乡建设部科学技术计划项目(2021-H-002)
高密度人居环境生态与节能教育部重点实验室(同济大学)暨上海同济城市规划设计研究院有限公司联合自主课题(KY-2022-LH-A06)
出版年
2024
NETL
NSTL
万方数据