5.1. Initiating Regeneration with Delegated Planning and Regulatory Authority
The Lanzhou City Government has been considering redevelopment of urban industrial land since 2008 due to the desire for land finance and the state’s land policy on protecting basic farmland. Redeveloping industrial areas is also seen as a way to free up space for mega-infrastructure projects and new urban economies, and a visual manifestation of local political achievements. However, opposition from local industrial enterprises and their employees, as well as entanglement of interests between local officials and business leaders, slowed reconstruction before 2014 (Interview, August 2016).
Lanzhou’s nomination as a national pilot has incentivized local governments to restart the project. The Lanzhou Municipal Government and its superior Gansu Provincial Government quickly initiated the revision of the Lanzhou 13th Five-Year Plan (hereinafter LFYP) in early 2014. After assessing Lanzhou’s conditions and referring to the new national guidelines on optimizing the industrial structure and promoting energy conservation, it proposed a local governance agenda for the next five years.
Abandoning its positioning as a traditional manufacturing center, the Lanzhou Municipal Government decided to build a new industrial center and logistics hub in the west, as well as a national pilot for energy conservation and a cultural upland for Yellow River tourism (Interview, December 2021). It conducted urban functional zoning to implement differentiated management of the spatial units within its jurisdiction. Similar to the central government’s approach, it divided the jurisdiction into multiple control areas based on the similarity of industrial structure and economic foundation, assigned distinct socioeconomic functions to each area, and set different evaluation indicators for each (
Figure 3).
Combined with indicators in RPNOIB, it further refined the development indicators of each industrial sector in each area and formulated targets for environmental governance, energy conservation, and emission reduction, and proposed major construction projects in each area (Interview, August 2016). Through a comprehensive assessment of local socioeconomic conditions and a localized interpretation of national strategic intents, the Lanzhou Municipal Government has linked the upper-level targets with local development realities. This has not only rationalized the restoration of the municipal reconstruction plan but made national strategies practical locally. Furthermore, differentiated management of space, refinement of objectives, and downward assignment of tasks make subordinate authorities better aware of their responsibilities and provide a legal basis for their future actions (Interview, August 2016).
The urban master plan and detailed plans are auxiliary techniques for local governments to realize interventions. According to China’s Urban Planning Law, all enterprises, institutions, and individuals, must abide by the plans. The decentralized authority to formulate plans allows local governments to implement governance agendas and (re)arrange socioeconomic projects through land-use adjustments. By adjusting the land-use layout and specifying the development standards for individual plots, it can easily guide actions by sub-authorities and developers.
The Lanzhou Municipal Government asked the Lanzhou Urban and Rural Planning Bureau to revise the City Master Plan (2010–2020) with several planning institutes in 2014. Through technical calculations of local economic and ecological indicators, in the pre-planning report, industrial land in the city center was problematized as inefficient, with low economic output and severe industrial waste and sewage pollution. As a result, commercial and residential redevelopment was proposed to overcome the city’s economic decline and environmental degradation. By measuring the size of the population that can be accommodated after redevelopment and the potential employment opportunities, old industrial areas proved worthy of reconstruction, and also investable. In the plan, the total industrial area of the city decreased from 34 km2 in 2014 to 24 km2 in 2020, while the land for residential and public facilities increased by 30 km2. More than 10 km2 of industrial land was redefined for commercial and residential use in the following decade.
Spatially, the reduced industrial areas and their locations can be accurately labeled and visualized with professional cartography, and also legally supported. To make the intervention more precise, the municipality required the district and county governments to further revise the sub-detailed plan, to accurately calculate the land use and development intensity of each plot, and to specify building standards for ground attachments, such as floor area ratio, building density, and greening rate. Temporally, in the Lanzhou Urban Industrial Enterprise Relocation and Reconstruction Plan released in 2014, the municipal government classified the city‘s industrial enterprises based on ownership and formulated strict relocation schedules and reward and punishment measures, to convey the urgency of relocation and their firm determination to advance reconstruction.
Obviously, planning and cartography are beyond prescriptive documents, comprising rather geospatial techniques. With them, the municipal government endows new functions to a given location and legalizes them. However, planning and mapping prioritize government interests and exclude the public, inevitably encountering resistance. The opposition mainly comes from the relocation enterprises and their employees. Dissatisfaction mainly involves the exclusion of enterprises from the formulation of planning schemes, and the unfairness of benefit sharing after land transformation. In fieldwork conducted in 2013, the leadership and employee representatives of the Lanzhou Petrochemical Group told us that “the relocation project is essentially a unilaterally initiated project by the government; from the very beginning, the opinions of enterprises and employees have not been widely solicited, and the loss of profits and risks that enterprises and employees may suffer are totally ignored”. In addition, some enterprises were aware of the potential huge land gains from the redevelopment of industrial land. However, the municipality’s ambiguous attitude towards land ownership after relocation and transformation, profit sharing after land use change, and source of relocation compensation have made enterprises and employees dissatisfied (Interview, September 2013). Dissatisfaction spreads in society. Except for a few provincial and municipal state-owned enterprises that responded positively, the vast majority of enterprises refused to cooperate on the pretext of unsatisfactory compensation and difficulty in personnel placement (Interview, August 2016). Land lease contracts signed with local governments offered a legal basis for enterprises’ non-cooperation (Interview, August 2016). Furthermore, the leaders of individual central-owned enterprises refused to follow the municipal arrangements because their administrative level was higher than that of the municipality. According to the municipality’s plan, 110 industrial enterprises in the city would formulate their relocation and reconstruction plans and complete the site selection of new factories by the end of 2014, while all inner-city industrial lands would be redeveloped by 2016. In fact, by 2014, less than 30% of enterprises on the list had completed their preliminary relocation plans (Interview, August 2016).
5.2. Governing Resistance with Discretion
The anti-relocation alliance among enterprises and their employees forced the Lanzhou municipal government to make concessions, given the implementation deadline stipulated by the RPNOIB on the one hand, and social stability on the other hand (Interview, August 2016). In response to the above dissatisfaction, the exclusion of the planning process and compensation policy formulation and the uneven distribution of potential land benefits, the government used its delegated autonomy and adopted a non-coercive approach to resolve resistance.
The first is to address grievances arising from participation exclusion. According to the Regulations on the Collection and Compensation of Houses on State-owned Land issued by the State Council in 2011, “If most of the requisitioned subjects involved in urban renewal have objections to the requisition and compensation scheme, the requisitioner should organize a public hearing to modify the scheme and conduct a social risk assessment.” However, the central government pointed out in RPNOIB that local governments can make policy innovations according to local conditions. This provision gave local governments operational flexibility. In order to avoid a direct collision with the anti-relocation alliance, the municipal government adopted a more flexible approach to lobbying. The government established the Municipal Demolition Supervision Office, led by Mayor Yuan Zhanting. The Office then transferred officials from the municipal and district bureaus of industry and information technology and established steering groups in key local industrial enterprises to conduct negotiations with business leaders and employee representatives. The aim is to collect their opinions and suggestions and formulate personalized compensation schemes for their demands, disintegrate the anti-relocation alliance, and let the relocation project proceed on the right track as soon as possible (Interview, August 2016).
Under the supervision of the Municipal Demolition Supervision Office, “One Enterprise, One Policy” (OEOP) was proposed [
31]. OEOP is an ambiguous negotiation framework, suggesting that there is no standard policy or timetable for redevelopment. It enables the municipal government to exercise more specific but very effective forms of power to supervise reconstruction while discovering the most appropriate way to balance different stakeholders’ interests.
Funding sources for new plant construction, employee placement compensation, and the distribution of income after land redevelopment are other considerations for business leaders and employees. With the mayor’s acquiescence, the steering groups made the huge appreciation potential of industrial land and benefit sharing the key to lobbying (Interview, August 2016). City officials used the media to release a key signal that the municipal government and planning department were considering upgrading the old industrial base in Qilihe District to a new city center and high-speed rail economic zone. The municipal government’s approach greatly stimulated public expectations of land appreciation and an emerging modern urban center. It not only strengthened public confidence in real estate investment, but also the government’s ability to negotiate with enterprises. With the autonomy of innovation in land supply and land use policies, the municipal government promised that after paying a one-time conversion tax and fee for land use, enterprises could retain the land use right. They can choose to commercialize the land themselves, or entrust a third-party developer with reconstruction and sell or lease out ground attachments in exchange for rent, according to their own situation. Although the State Council has explicitly banned land transfers through agreements since 2007, the “exception for innovation” has been at the core of China’s political ecology and central land relations since decentralization [
24]. For enterprises unwilling to retain land use rights and conduct independent redevelopment, the municipal government promised to increase the compensation from 45% of the land transfer fee proposed in 2011 from 65% to 85%. In exchange, the enterprise promised to complete the relocation and construction of the new factory by the end of 2016 (Interview, September 2013). Other informal practices hailed as “innovations” continue to emerge in the negotiations between steering groups and relocated enterprises, such as modifying floor area ratio and building density standards that had been published in plans to benefit enterprises and their designated developers [
32]. Innovation for the exception under the one-to-one framework made enterprises a major beneficiary of land appreciation and transformed those that retain land use rights from the dispossessed to the de facto landlord.
Because of differentiated and targeted compensation schemes, the anti-relocation alliance has been greatly disintegrated. For those companies that refuse to relocate, the government exerted economic pressure by raising the rates for industrial water and electricity usage and increasing penalties for air and water pollution in inner cities. In addition, it cooperated with local media to expose polluting companies and exert pressure on public opinion. Under the intervention of carrots and sticks, by the middle of 2015, as many as 48 companies had signed agreements with the government (Interview, August 2016).
5.3. Innovating Market Tools to Accelerate the Relocation
Making land appreciation foreseeable mobilized enterprises’ enthusiasm for relocation and public investment desire. To deliver on its commitment, the government needs to act to promote the appreciation of industrial land in order to compensate enterprises and expand municipal funds. Due to the tight municipal finances and the need for central transfer payments annually to maintain local income and expenditure balances, the government cannot advance the full amount of relocation funds for enterprises (Interview, September 2013). Despite the attractive land value-added benefits and the government’s promised low purchase price of new plant land (some even at zero cost), unknown risks and financial difficulties make enterprises reluctant to initiate relocation (Interview, September 2013).
The government’s solution is to raise the first bucket of gold from the debt market to cover relocation compensation and primary land development, later using land appreciation and continuous investment in real estate to expand the city’s finances and realize the rolling development of industrial land in the city. This debt-investment model has been widely adopted by Chinese local governors [
33]. Similar to most cities, the Lanzhou Municipal Government established a government-run financing platform, Lanzhou Industrial Development and Construction Co., Ltd. (LIDC), in 2013, and injected large-scale land and state-owned enterprise assets. LIDC was established to circumvent national regulations that “prohibit local governments from borrowing directly from the market and acting as guarantors.” [
33]
LIDC is administratively affiliated with the municipal government, but in operation is legally independent and self-financing, just like a modern corporate entity. It takes over from government tasks such as relocation supervision, personal rearrangement, and compensation, and has some market functions, namely land acquisition and auction as well as land reserve and financing. It mortgages land assets and corporate fixed assets in the name of independent legal persons and raises funds from the market through bank borrowings and bond issuance. Although the government is the
de facto guarantor, LIDC nominally bears the market risk [
33]. At the beginning of its establishment, LIDC easily obtained Pudong Development Bank’s 1 billion RMB credit line with its assets and the government’s endorsement.
In a sense, LIDC was intentionally created by the municipal government to exercise greater freedom in the market without violating national rules [
33]. Its role as a limited liability company enables the municipal government to extend from the land market to the financial market, and therefore initiate commercial development of industrial land. LIDC is also a safe haven, partially transferring the social risks of the municipality. By taking responsibility for land acquisition and compensation payments, it acts as an intermediary between the government and society, further avoiding confrontation between local officials and social forces.
With start-up funding, LIDC can speed up negotiations with companies and conduct initial development and public auctions on land acquisition or retain it for further financing. For enterprises that develop land independently, LIDC and the municipal government raise funds by mortgaging all or part of the land. With the land as collateral, LIDC successfully raised 1.3 billion RMB in startup capital for the relocated enterprises by the end of 2014, which did not include the funds raised by enterprises through their own mortgages. For example, Lanzhou Petroleum Machinery Co., Ltd., the largest manufacturer in Qilihe District, was given a good rating by financial institutions for the appreciation potential of the original land and its good reputation due to the expansion of production and industrial upgrading after relocation. With the help of LIDC, it obtained 19.357 billion RMB in credit lines from 15 commercial banks in 2014. After raising 9.266 billion RMB from the society in the same year, it redeveloped its 1 km2 of original industrial land for commercial and residential uses and invested in a new factory in Lanzhou New District (Interview, August 2016).