Factors Influencing Land Development and Redevelopment during China’s Rapid Urbanization: Evidence from Haikou City, 2003–2016
Abstract
:1. Introduction
2. Research Design
2.1. An Improved Hedonic Model for Land Development & Redevelopment
2.2. Selection and Description of Independent Variables
- Parcel characteristicsThe characteristics of parcels generally meant physical elements, meaning the pre-development floor area ration (FAR). These attributes will not disturbed by external factors. There were no buildings or structures before the original parcels were developed, and the FAR was zero. However, most urban land has already been developed in the process of urbanization in China but the efficiency of use and economic benefits are low. There is also much unused land that is not developed after gaining approval and most housing amenities are not able to meet the needs of urban residents today. With the concept of land use intensification [28] and sustainable development based on urban smart growth that attempt to balance growth while fulfilling economic, social, and environmental needs [29,30], a large amount of urban stock land has been redeveloped. Thus, the concept of pre-development FAR was realized. If there are large structures or buildings on the original parcels, the pre-development FAR will be high, and the demolition of the original structures will be hampered to some extent. That directly results in a greater difficulty of redevelopment of the parcels. Based on the reasons above, this paper chooses pre-development FAR as the main feature variables of parcels.
- Location characteristicsThe influence of location characteristics on urban land prices is obvious. In most studies, location factors are divided into two groups, fixed location attributes [31,32] and location-related attributes [33]. Bhattacharjee, A. et al. [34] considered the second categories as spatial dependence, and spatial dependence may be caused by different kinds of spatial spill-over effects. The fixed location attributes are quantitative influence factors from the standpoint of the whole city, mainly referring to the influence degree of downtown areas. The location-related attributes mainly refer to the quantitative index of accessibility, which is focused on public transport facilities and arterial traffic. Alonso [9] uses normative analysis to prove that the degree of influence of downtown has an important impact on urban land prices which decrease with the distance from downtown. That means there is a negative gradient of urban land price. Some scholars have explained that land value is the result of mutual balance between central economic value, flowing cost, and neighborhood advantage, and pointed out the need for good planning activities and a balanced process of transformation in the city, to avoid social inequality and to promote the sustainable development of the city [35]. Urban main traffic and public transport facilities determine the accessibility of transportation, which is a “positive capitalization” of urban land prices. Proximity to urban rail transit can increase the accessibility of residents to downtown and promote employment opportunities in other parts of the city, as well as increasing land prices [11]. Therefore, this paper chooses the distance of the land parcel to the CBD, arterial traffic, airport, and railway as the specific variables of location characteristics.
- Neighborhood characteristicsLinneman’s [36] studies indicate that 15%–50% of land price changes are caused by neighborhood factors, which thus attract more LDR activities. Natural conditions of land parcels, such as near coastline or river, are the characteristics of advanced project development. Paul Cheshire & Stephen Sheppard [10] and Geoghegan, J. [37] thought that open spaces often lead to the possibility of development because of its pleasant features. Haikou has unique island scenery and a good ecological environment, and can be actively developed with leisure vacation, health care, shopping, travelling, and other tourism services, which will bring great opportunities for LDR.For man-made facilities, school, hospital, and park are important factors of neighborhood characteristics. Kain & Ouigley [38] and Walden [39] compared the relationships between the quality of different schools and urban land prices. The studies of Jae-Young Son showed that hospitals have a positive impact on urban land prices. As for studies related to parks, Richardson, H.W. Vipond. J. & Furbey. R. A. [40] found that land prices near parks were higher. Therefore, this paper chooses the sea, rivers, schools, hospitals and parks as important variables in the neighborhood characteristics.
- Political characteristicsPolitical characteristics are the main means for the government to control the depth and distance of urban development in temporal and spatial dimensions. On the issue of the property attributions, the first development of land ownership belongs to the government. However, the core of land redevelopment is the reconstruction of land development rights, which allows property to transform land exploitation from a lower-yield to a higher-efficiency, or to enhance land-use intensity for more revenue. When it comes to the distribution of this revenue from land development, some people think that the development rights of collective land should still be owned by the farmers. Whereas, other people think that the right of land redevelopment belongs to the government, even though this dampens the enthusiasm of the former land users, leading finally to a negative impact on economic growth and reduced potential for land reutilization. According to the Concentric Zone Theory put forward by American sociologist E.W. Burges, the urban land function zoning model around the downtown of a city is an outward expanding concentric circle, which leads to different land values of different areas. The farther away the land parcel is from the downtown area, the poorer the land use is, and then the lower the rent and land value. Liu et al. [41] used ArcGIS spatial analysis and regression models to study the effect of development intensity factors and validated the spatial distribution of land use gradient, and has shown a strong distance decline law and the characteristic of centripetal. The Chinese government often takes the city center as the origin, divides the land according to the specific circumstances of each parcel, and stipulates the benchmark land price. That is, the closer to the central area, the greater the possibility of LDR. The government always uses its own benchmark land price as a means to control land. The FAR is also a key index of the government’s urban control planning, which uses the significance of society, economy and environment, and influences LDR. Generally speaking, when the land price unit is constant, the FAR is larger, the land use intensity is greater and the revenue for developers is higher. Rosen [42] and Anderson [43] proposed that the public capital that is provided by the government’s early fixed assets investment constituted the external environment characteristics of land, and the hedonic model was used to verify the feasibility of this model. The impact of land reserves on the land development market should be considered from the equilibrium system of land supply and demand. Land supply in the early stages of land reservation decreases, which leads to a rise of market demand. Then, land prices are promoted to rise to a certain extent, which improves the probability of LDR. The land reserve has a stabilizing effect on land prices in the long run. Developers use formal bidding, auction, or selling procedures to obtain the land. Some land parcels with superior location and price rising potential will lead to regional competition, thus promoting local land development. Therefore, this paper chooses the pre-development land property rights, benchmark land price, social investment in fixed assets, land reserves, and planning FAR as the key political characteristic variables.
3. Data and Analysis
3.1. Study Area Selection
3.2. Data
3.3. Data Analysis Results
3.4. Results Analysis
3.4.1. For the Government
- Parcel characteristicsAs expected, the regression coefficient of the pre-development FAR is negative. That means that the higher the pre-development FAR, the more difficult it is for the land to be developed and redeveloped. Land demand is a kind of derived demand. Because Haikou is a seaside city with tropical characteristics, the development of its tourism led to a rapid development of the real estate industry. High housing prices led to high land prices and a high demand for land [44,45]. Now, the land supply is a “double-track” system, which means that the first is the government’s administrative allocation and paid transfer in the primary land market, and the second is the supply of the stock land. Many countries and cities promoted FAR to achieve an efficient use of land. For example, in Singapore, the provision of FAR is generally 1.6–2.3, while in Japan it is stipulated between 1 and 4, and in Hong Kong it is between 6 and 10. Many experiences show that an appropriately high FAR will not only create economic benefits, but also alleviates the shortage of land. Major stock land in Haikou is inefficient and low FAR, between 0–2. Some of this FAR is more than 2, which represents the original concentration of urban village agglomeration land. The government wants a balanced development of urban areas and efficient use of urban villages near the city center, will be affected by the original inhabitants and developers and other pressure. Therefore, the higher pre-development FAR, the lower the probability of land development.
- Location characteristics and Neighborhood characteristicsBoth the Disttrunkroad and the Distrailway are negatively correlated with the dependent variable, which embodies the idea that public transport, the government’s extremely advantageous resource, not only optimizes the convenience of traffic for urban residents, but also results in industry accumulating in the planning area. This contributes to the overall development of the city and regional economic growth. Since 2003, Haikou has vigorously developed the traffic system that matches the city’s spatial layout, constructing urban arterial roads and at the same time, while taking into account the existing important roads to open up the whole city. In the sample area, several main roads have been built, such as Guoxing Road and Binjiang Avenue. Main Roads, as a part of the transport network, provide opportunities to increase land prices [10]. The Haikou Railway Station, which has the most radiating networks to the sample area, is an important transportation hub connecting the old parts of the town with the new. This not only achieves the functions of an urban light rail network, but is also included in the East-ring railway planning. The coastline is the most important natural resource for Haikou. The regression coefficient of DISTSEA is the same as what was expected. It shows that the closer the proximity of the land parcel to the sea, the more easily it can be developed. Based on the needs of the island inhabitants to improve their living conditions and the tourism requirements of visiting non-residents, the government has made full use of the sea resource and constructed infrastructures for the coastline, thus speeding up the development and redevelopment of land.
- Political characteristicsSIFA (the social investment in fixed assets), the positive regression coefficient, which shows that the government’s urban investment is an important factor of land development and redevelopment. According to the data provided by the government, this paper divides SIFA into three different groups according to the degree of social investment in fixed assets by government during 2003 to 2016. SIFA has a gradient effect on LDR based on the lowest fixed investment from the government. The more fixed investment the government has, the higher the possibility of LDR. SIFA can improve the infrastructure, public service facilities, and environment of the specific land parcel by building rainwater drainage, sewerage, power and gas works, public traffic systems, and residential and recreational facilities. At the same time, it promotes the industrial agglomeration in the neighborhood and takes full advantage of the combined effect caused by economies of scale [46]. Because of the different needs of city planning, the government has different prophase investment elements in different parcels of land, which has made a solid foundation for the structural adjustment of urban space and the determination of land use, thus greatly improving the probability of LDR according to different plan attributes.
3.4.2. For the Enterprise
- Parcel characteristicsThe government’s urban planning often expects all regions of the city to develop evenly. Therefore, for the cost of demolition of the land which has a large amount of original old buildings, the government will often transfer it to the enterprise to bear. For the enterprise, the pursuit of profit is preferred. Due to the gradual improvement of law and the improvement of residents’ consciousness of safeguarding their rights, the parcels with higher volume rate before the renewal will lead to the obstruction of urban housing demolition. The obstruction of urban housing demolition is an important factor that leads to the redevelopment and utilization of the land cannot be carried out smoothly, which leads to waste of land resources. There are many specific reasons for the obstruction of demolition: not unified the minimum standard of compensation, relocation difficulties, demolition, reconstruction, resettlement, requires a lot of cost, income redistribution of property demolition problems, and so on. In some old urban districts with better location conditions, the problem of demolition obstruction is particularly serious. Therefore, the pre-development FAR is a very important indicator of enterprises.
- Location characteristics and Neighborhood characteristicsEnterprises in the choice of land development will focus on the selection of location characteristics and neighborhood characteristics. Generally, the more advantageous resources of the land is more easily favored by enterprises, and enterprises has a stronger desire and driving force to promote LDR. The results of this study show that the main roads and railway stations are the most important factors for enterprises to profit growth. The strong resources, such as the sea, are the focus of competition among the major enterprises. However, contrary to the expectation, the DISTCBD regression coefficient shows that the enterprise has different consideration on the influence of the city center on the surrounding region’s land. Given their own costs and profits, companies will show cautious thinking and systematic cost-budgeting for parcels that are closer to downtown, which land costs rise, echoing the political factors behind them.
- Political characteristicsLand Property Rights are classified as categorical variables, taking rural collective land as the contrast. The regression coefficient of land property right (1) represents a significant level of state-owned land relative to rural collective land. Land property rights (2) represents the significance of the urban built collective land relative to the rural collective land. State-owned land mainly includes the highly efficient constructed land, idle land, and inefficient constructed land. Among them, the idle land and inefficient constructed land belong within the category of stock land. The result of the regression shows that the coefficients of state-owned land relative to all collective land are positive and significant. The main reason is due to the efficient and intensive plan and use of the stock land by Haikou government. In 2007, the stock construction land in Haikou that had been revitalized and reintroduced into the market was an important source of the whole year’s land supply (as shown in Table 5). Haikou carried out two large-scale disposals of idle land since 2013. Governments at all levels have carried out a comprehensive clean-up of state-owned construction land that was originally supplied by means of transfer, assignment, and lease. Governments have also carried out a remediation of unused and inefficient state-owned lands. They have invested a lot of effort to activate the stock land and reclaim the unused land. The unused land has been put onto the land market again and has become an effective supplement to the raw land market.
4. Conclusions
Acknowledgments
Author Contributions
Conflicts of Interest
References
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Aspects | Factors |
---|---|
Parcel characteristics | Pre-development FAR |
Location characteristics | Distance to urban commercial center (CBD) |
Convenience to mass transit (Arterial Traffic) | |
Distance to public transportation facilities (airport , railway) | |
Neighborhood characteristics | Distance to natural resource (sea, river) |
Distance to Artificial facilities (school, hospital, park) | |
Political characteristics | Land property rights |
Benchmark land price | |
SIFA (the social investment in fixed assets) | |
Reserve situation | |
Urban planning (Planning FAR) |
Variable | Definition | Expectation |
---|---|---|
Parcel | ||
PDFAR (X1) | pre-development FAR | - |
Location | ||
DISTCBD—distance to central business district in meters (X2) | A block unit’s distance to CBD, in meters, static variable | - |
DISTTRUNKROAD—distance to trunk-road in meters (X3) | A block unit’s distance to trunk-road, in meters, static variable | - |
DISTAIRPORT—distance to airport in meters (X4) | A block unit’s distance to airport, in meters, static variable | - |
DISTRAILWAY—distance to railway in meters (X5) | A block unit’s distance to railway, in meters, static variable | - |
Neighborhood | ||
DISTSEA—distance to sea in meters (X6) | A block unit’s distance to sea, in meters, static variable | - |
DISTRIVER—distance to river in meters (X7) | A block unit’s distance to river, in meters, static variable | - |
DISTSCHOOL—distance to school in meters (X8) | A block unit’s distance to school, in meters, static variable | - |
DISTHOSPITAL—distance to hospital in meters (X9) | A block unit’s distance to hospital, in meters, static variable | - |
DISTPARK—distance to park in meters (X10) | A block unit’s distance to park, in meters, static variable | - |
Political | ||
Land property rights (X11) | Dummy variables: 1 = state-owned land; 2 = urban collective Land; 3 = rural collective land (With 3 as the contrast) | |
Land property rights (1) | + | |
Land property rights (2) | + | |
Benchmark land price—Government sets land price (X12) | The government sets the benchmark land price, in yuan | |
SIFA-the social investment in fixed assets (2003–2016) (X13) | The degree of social investment in fixed assets by government between 2003–2016: high, relatively high, general, relatively low investment = 1, 2, 3, 4 (With 4 as the contrast) | |
SIFA(1) | + | |
SIFA(2) | + | |
SIFA(3) | + | |
Reserve situation (X14) | Binary,1 = Reserve land, 0 = otherwise | + |
Planning FAR (X15) | Urban planning floor area ratio | + |
Area Name | Area (km2) | Sample Capacity | Development & Redevelopment Quantity |
---|---|---|---|
Haidian Island | 4.81 | 79 | 58 |
Meilan District | 5.03 | 85 | 45 |
Qiongshan District | 8.95 | 80 | 47 |
Xinbu Island | 5.45 | 78 | 58 |
Jiangdong District | 8.51 | 66 | 15 |
Lingshan Town | 3.65 | 32 | 16 |
Total | 3.64 | 420 | 239 |
Model | Std. Coef | Wals | Df | Sig. | Exp (B) | ||
---|---|---|---|---|---|---|---|
B | Std. Error | ||||||
Independent Variables | |||||||
Parcel | |||||||
PDFAR | (X1) | −0.862 *** | 0.269 | 10.285 | 1 | 0.001 | 0.422 |
Location | |||||||
DISTCBD | (X2) | 0.002 *** | 0.001 | 6.866 | 1 | 0.009 | 1.002 |
DISTTRUNKROAD | (X3) | −0.002 *** | 0.001 | 7.141 | 1 | 0.008 | 0.998 |
DISTAIRPORT | (X4) | −0.001 | 0.001 | 0.764 | 1 | 0.382 | 0.999 |
DISTRAILWAY | (X5) | −0.001 ** | 0.001 | 4.878 | 1 | 0.027 | 0.999 |
Neighborhood | |||||||
DISTSEA | (X6) | −0.002 ** | 0.001 | 4.924 | 1 | 0.026 | 0.998 |
DISTRIVER | (X7) | −0.001 | 0.001 | 2.287 | 1 | 0.130 | 0.999 |
DISTSHOOL | (X8) | −0.001 | 0.000 | 1.905 | 1 | 0.168 | 0.999 |
DISTHOSPITAL | (X9) | 0.001 | 0.000 | 1.771 | 1 | 0.183 | 1.001 |
DISTPARK | (X10) | 0.000 | 0.000 | 0.001 | 1 | 0.970 | 1.000 |
Political | |||||||
Land property rights | (X11) | 40.987 | 2 | 0.000 | |||
Land property rights (1) | 2.403 *** | 0.473 | 25.839 | 1 | 0.000 | 11.054 | |
Land property rights (2) | −0.471 | 0.611 | 6.866 | 1 | 0.441 | 0.625 | |
Benchmark land price | (X12) | −0.777 ** | 0.338 | 5.284 | 1 | 0.022 | 0.460 |
SIFA | (X13) | 23.515 | 3 | 0.000 | |||
SIFA(1) | 2.344 *** | 0.579 | 16.389 | 1 | 0.000 | 10.424 | |
SIFA(2) | 1.845 *** | 0.469 | 15.463 | 1 | 0.000 | 6.328 | |
SIFA(3) | 2.012 ** | 0.937 | 4.615 | 1 | 0.032 | 7.477 | |
Reserve situation | (X14) | 3.035 *** | 0.487 | 38.817 | 1 | 0.000 | 20.800 |
Planning FAR | (X15) | −1.404 *** | 0.447 | 9.859 | 1 | 0.002 | 0.245 |
(constant) | 18.876 | 14.075 | 1.798 | 1 | 1.8 | 1.576E8 | |
Model fitting index | −2 Log likelihood | 255.08 | |||||
Cox & Snell R Square | 0.532 | ||||||
Nagelkerke R Square | 0.714 | ||||||
Overall Percentage | 87.9% |
Land Planning Attributes | Stock Land (m2) | New Increase Land (m2) | Stock Land Proportion (%) |
---|---|---|---|
commercial services land | 222,355 | 6472 | 6% |
industrial and mining land | 111,481 | 1,965,863 | 3% |
Utility land | 36,471 | 0 | 1% |
Public building land | 812,305 | 56,264 | 20% |
Residential land | 791,683 | 0 | 20% |
Total | 1,974,295 | 2,028,599 | 50% |
© 2017 by the authors. Licensee MDPI, Basel, Switzerland. This article is an open access article distributed under the terms and conditions of the Creative Commons Attribution (CC BY) license (http://creativecommons.org/licenses/by/4.0/).
Share and Cite
Zhou, T.; Zhao, R.; Zhou, Y. Factors Influencing Land Development and Redevelopment during China’s Rapid Urbanization: Evidence from Haikou City, 2003–2016. Sustainability 2017, 9, 2011. https://doi.org/10.3390/su9112011
Zhou T, Zhao R, Zhou Y. Factors Influencing Land Development and Redevelopment during China’s Rapid Urbanization: Evidence from Haikou City, 2003–2016. Sustainability. 2017; 9(11):2011. https://doi.org/10.3390/su9112011
Chicago/Turabian StyleZhou, Tao, Rui Zhao, and Yulin Zhou. 2017. "Factors Influencing Land Development and Redevelopment during China’s Rapid Urbanization: Evidence from Haikou City, 2003–2016" Sustainability 9, no. 11: 2011. https://doi.org/10.3390/su9112011
APA StyleZhou, T., Zhao, R., & Zhou, Y. (2017). Factors Influencing Land Development and Redevelopment during China’s Rapid Urbanization: Evidence from Haikou City, 2003–2016. Sustainability, 9(11), 2011. https://doi.org/10.3390/su9112011