Village Differences During the Evolution of Land Development Rights in Rapid Industrialization Areas:A Case Study in Nanhai District,Foshan
In regions of rapid industrialization,institutional imbalance induces significant development disparities at various spatial scales.When considering spatial differences between villages,institutional bias is often more significant and thus is an important research window to observe fairness-efficiency imbalance in institutional design.Land development rights are a crucial theoretical tool to discuss fairness-efficiency imbalances.By examining economic and spatial differences between villages,the processes of opportunity fairness(outcome fairness and allocation of land development rights)were established according to division of the process theories.Institutional and market factors can influence these relationships,thus enabling recognition of 4 types of village in rapid industrialization regions:complete fairness of institution and market balances(A),complete domination by market bias(B),domination by institutional bias(C),and both institutional bias and market bias(D).A case study was carried out on Nanhai District,Foshan.The representation of overall village differences in Nanhai District at different stages were deconstructed.The differential influences of institutional and market factors were distinguished.Results show that:1.On the institutional level,planning control symbolizes the imbalance of initial allocation of land development rights.Due to the lack of regulatory mechanisms,opportunity unfairness spreads and outcome unfairness grows.In other words,spatial differences among villages are produced and transmitted,causing their economic differences.On the market level,there's a universal trend towards pursuit of benefits.Even though all regions have the same construction opportunities,there may still be outcome unfairness due to different locations.Hence,institutional bias and market bias influence the allocation and execution process of land development rights,thus producing opportunity unfairness and outcome unfairness.2.In the early industrialization stage of rural communities,village differences dominated by market bias began to develop in Nanhai District.In the synchronous industrialization stage of rural areas and industrial parks,Nanhai District faces both institutional bias and market bias.During the industrialization of industrial parks,local governments play a dominant role by gathering resources and trigger institutional bias in their initial allocation of land development rights.During industrialization of rural areas,the location condition's influence on the market remain.The relatively uniform informal development opportunities are selectively executed.In the late stage of rapid industrialization,the institutional bias is amplified due to the strict land use control and right confirmation of illegal land use and illegal buildings in renovation of"old towns,old factories,and old villages".This causes significant opportunity unfairness.3.In rapid industrialization areas represented by Nanhai District,the low-efficiency scattered construction spatial pattern and fragmented non-construction spatial pattern collide with the space locking dilemma under the strict control of the"three space and three lines"construction pattern.This suggests an urgent need for overall planning and optimization of spatial patterns in the region.The impacts of space locking are transmitted to the economic level and the agricultural space continues to adopt low-income agricultural development.The previous illegal low-efficiency construction space is endowed with official power and functions after rights confirmation,thus enabling extra renovation income.As a result,the economic difference of"the poor staying poor and the rich staying rich"is supported.4.It is necessary to establish a comprehensive spatial strategy for full-domain land management to support the overall spatial pattern optimization in rapid industrialization areas,establish the institutional responses of land development rights transfer and transactions,and support comprehensive land management in the whole region through a value-added income sharing system of land coupons,house coupons,and green coupons as well as the protection responsibility sharing system of land coupons and ecological coupons.
Land development rightsvillage differencesrapid industrialization areasNanhai Districtinstitutional response
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