Socially Responsible Real Estate in China: Context, Discourse and Practice
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The document discusses three case studies of socially responsible real estate development in China: 1) Liangzhu Cultural Village in Hangzhou, a new town developed by private capital with a focus on livability, cultural heritage, and community. 2) Suzhou-Singapore Industrial Park, a new city developed through government leadership with high-quality planning, functional zoning, and social services. 3) Urban renewal in Nanchang, which focuses on secondary development led by private capital and the market. The cases illustrate different approaches to socially responsible development in China.
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Socially Responsible Real Estate in China: Context, Discourse and Practice
- 1. The Real and the Imagined Socially Responsible Real Estate in China － Context, Discourse, and Practice MIT China Talk | Prof. Chen Weizhen | Tongji University 2016.2.24 1
- 2. Key Words • Tax distribution between the central and local government • Nationalization of Land/the paid use of land（70/40） • Financing of Land • Entrepreneurial government 1. Context of China’s Real Estate 2
- 3. Land Financing Non-tax land revenue Land Revenue Land mortgage financing Land rent Land-transferring Other income Direct Tax Income Indirect Tax Income Urban Land Use Tax Property Tax Increment Tax On Land Value Agriculture land occupation tax Deed tax Real Estate Tax Construction tax Tax distribution between the central and local goverment 3 Local Government Central Government
- 4. 163 214 142 109 19.55% 49.96% 47.45% 43.02% 0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 0 50 100 150 200 250 300 350 400 450 500 2012 2013 2014 2015 Beijing state financing income (billion RMB) total finance income land finance income completed transactions land financing percentage Land Financing Debts from real estate 4
- 5. Land capital is the key to entrepreneurial government Agricultural land or Village Land 农用地或农村建设用地 levelled land平整后的土地 Land Reserve Urban Construction Land Rural Collective Land (Including industrial land and farmers housing land) Land for Urban Construction Primary Land Development Public land leasing or allocating 招拍挂或划拨 Return Farmland To Forest退耕还林 Return of property rights 产权返还 Demolition拆迁 Government-led① ② ③ ④ Demolition Primary Land Development Secondary Development of Land土地二级开发 ⑤ STATE-OWNED PROPERTY COMPANY (Shanghai chentou Holding Co. LTD., EXPOshanghai Group, Greenland Group, etc..) Land Operation Model SOD Service-Oriented Development AOD Anticipation-Oriented Development New Town Making Movement PRIVATE CAPITAL (Vanke Group, GreenTown Group., etc..) 5
- 6. Land urbanization overbuilt, land as incentive for new town development ghost city Population urbanization Hukou, housing needs for floating population 6 LAND CONVENTIONREAL ESTATE INDUSTRY GOING BUST
- 7. Corporate Social Responsibility (also called corporate conscience, corporate citizenship or responsible business) CSR Royal Institution of Chartered Surveyors (RICS) & ‘best practice in corporate social responsibility’ (2016, June), especially in field of property industry 2. Discourse of socially responsible real estate in China 7
- 8. Public Perspective • Media overstate: real estate industry is the ugliest industry? • Windfall Profit • Land requisition chaos • Unaffordable housing price Mismatch?
- 9. 云南鲁甸地震灾区捐款 | Donation for Earthquake 2014.08.03 1636 children 5，000，000 CNY 向石楼县滑坡灾区捐款 | Donation 2013.07 1，200，000 household 1，000，000 CNY 向四川雅安地震灾区捐款 | Donation 2013.04 5，000，000 CNY name Amount (billion) donation enterprises Tang Lixin 0.315 education Xinshang Wang Jianlin 0.311 education, donation Wanda Xin fuping 0.31 education Liwang Tao xinbo 0.3 education Boli Huang Rulun 0.28 Education, charity Jinmao centrury Xu Rongmao 0.19 Education, charity Shimao Chen yuandong 0.17 education Xibu development Charity Mismatch? 9 Resource： 2014 Green Building Evaluation Report，Ministry of housing and urban rural development of science and technology and Industrial Development Center Green building evaluation in China Total Green Buildings: 2538 Design labelled built area: 272,000,000 m2 Run labelled built area: 20,000,000 m2 Total built area: 292,000,000 m2 (design label: 2379; run label:159) Developer: Perspective
- 10. “Top 100 Chinese Socially Responsible Real Estate Corporation” • By “CHINA CONSTRUCTION NEWS” & Ministry of Housing and Urban- Rural Development • 10 aspects & 100 indexes target management, enterprise operation, the rights and interests of shareholders, employees' interests protection, consumer protection, contribution to the society, the responsibility of the venture, contribution to the public interest, contribution to the energy conservation and environmental protection, special evaluation and social evaluation. 10
- 11. NEGOTIATION AMONG STAKEHOLDERS shareholders employee consumer supplier Government community EnvironmentSaving energy Reduce emission Public facilities Environment management Community culture Community Services Property management Applying for green operation system Green procurement Advanced technology Environment index Reduce safety risk Maintain corporate benefits and public image Enhance community culture Better communication with government Obey legitimatepolicy Pay tax in time Provide job opportunity Honest operation Fair competition Obey contract Win-win oriented Take responsibility Increase information sharing Ensure suppliers’ responsibility Continuous tracking and evaluating Enhance control of service quality Improve experience service for clients Improve after sale service Increase the quality of return visit Health care Right to know Multiple demands Compliance of sales and advertising Health & safety Shrink service Performance evaluation employee demands Provide training opportunity Add values Negotiation Information transparency Appreciate the negotiation Seriously choose shareholders Broader financing path Career development Community autonomy Life and professional morality Index System of Top 100 Chinese Socially Responsible Real Estate Corporation STAKEHOLDERS In Enterprise Public customer supplier contractor community Environment Government share holders employees 11
- 12. “Top 100 Chinese Socially Responsible Real Estate” • 2015 Topic “Craftsman’s Spirit, Centennial Enterprises” • 2015 Top 10 Vanke/Greenland/Glendale/Poly/Wanda • 2015 The Annual Leader: Country Garden, YANG Guoqiang Country Garden Forest CityGreenland, New York Brooklyn project controversial 12
- 13. Hypothesis 1. The concept of “social responsibility” is broadly conceptualized and focused on physical and technological solutions. Although the social/community is listed as one key indication category, its measurement is lost in the evaluation process. 13
- 14. Hypothesis 2. The construction of new urbanization under the “new normal” will be shifted from the physical construction to the “spiritual” construction, and more attention will be paid on people's livability and social-cultural heritage. What is the core value, which can reflect the most needed perspective ? The NEW URBANIZATION The NEW NORMAL Community-based Focusing on people, culture and quality of living Flexible adaption to economic downturn and incubating social innovation Return of social functions and cultural alignment 14
- 15. Three Cases A ---- New town development driven by private capital private capital-driven primary land & secondary land development LIANGZHU,HANGZHOU（2003~）6.7km2 B ---- New city making Government-driven primary land development, private capital/market driven secondary land development. SUZHOU-SINGAPORE INDUSTRIAL PARK（1994~）278km2 C ---- Block scale urban renewal Private capital/market driven secondary land development. NANCHANG XIANGSHAN NANROAD RENEWAL（To be built ）10ha 15
- 16. 16 The Case of Residential Development in Liangzhu 3 hrs by car 188km 50 mins by car 20km Practice Analysis A: Liangzhu Cultural Village in Hangzhou 16
- 17. Biggest Residential Project of Vanke 1st ‘UNSTANDARD’ New Town Practice • total area is about 6.7km2, • total residential development area is about 3.3 km2, GFA=3,400,000m2, • residential GFA: 2,300,000 m2; Public Facilities GFA:500,000m2, tourism facilities GFA:700,000m2 • accommodated 30,000- 50,000 people. 17
- 18. “A Livable Heaven Never Been Seen In China” YU Qiuyu, a famous Chinese writer 18
- 19. MORPHOLOGY ETHNOGRAPHY ECONOMY Refinement Development Of Multi-functional Residential Area 功能复合的居住区精细化开发策略• Compact and mixed-use • TOD • Mix-use strategies for commercial and residential areas • Mix-use strategies for working and living areas • Townscape systems Place Making Of Public Facilities • Public places and public facilities • Availability of public facilities and shared community service centers Neighborhood Public Spaces & Informal landscape Geographic Relations 地缘关系 • Insurance for native villagers • Social integration of immigrants • Demographic features Community of Living 生活共同体 • Profiles and daily life • Community differentiation • Community of living Social And Cultural Media • Media influence • Frequency of using Community Business & Commercial Industry 社区商业与产业培育 • Developing mode • Industrial cultivation Social Innovation Urban Tourism ` LAND OPERATION TOP BOTTOM BOTTOM TOP ` INTERESTS COORDINATION AMONG STAKEHOLDERS ` COMMUNITY Governance VOLUNTARY RIGHTS ACTIVIST SENSE OF COMMUNITY COMMUNITY SERVICES FACILITATION `COMMUNITY PLANNER 19
- 20. Morphology Refined Design Of Multi- Functional Residential Area • Compact and mixed-use • Pedestrain friendly • Mix-use strategies for commercial and residential areas • Mix-use strategies for working and living areas New Town Neighborhood 动区 静区 小镇风情度假区 森林生态休闲区 核心旅游区 2 dimensions in spatial planning 20
- 21. Morphology Place Making Public places and public facilities Availability of public facilities and shared community service centers New Town Neighborhood 2 dimensions in spatial planning Mei Li Zhou Church Located in a wooded development in Hangzhoug China, the Mei Li Zhou Church was an attempt to merge seamlessly not only into the buildings surrounding nature, but also into the lives of those who live within its surrounding community. Mei Li Zhou Church was not only created for religious services, but as both a spiritual and community gathering space for broader area. Liangzhu Culture Museum The museum houses a collection of archaeological findings from the Liangzhu culture, also known as the Jade culture (c3000 BC). It forms the northern point of the ‘Liangzhu Cultural Village’, a newly created park （0.54km2） town near Hangzhou. The museum is designed by David Chipperfiled, in which there are 3 interior gardens which along with benches reveal the character of Chinese traditional gardens. 21
- 22. Morphology New Town Neighborhood 2 dimensions in spatial planning CULTURAL FACILITIES 文化设施 SPORTS FACILITIES 休闲运动设施 COMMERCIAL FACILITIES 商业设施 MEDICAL FACILITIES 医疗设施 EDUCATION FACILITIES 教育设施 LIANGZHU CULTURAL MUSEU 良渚博物馆 MEI LI ZHOU CHURCH 美丽洲教堂 MEI LI ZHOU PARK 美丽洲公园 MOUNTAIN CLIMBING TRAIL 阳光天际游山步道 BAI LU WAN PARK 白鹭湾公园 YU NIAO LIU SU COMMERCIAL 玉鸟流苏 TOURISM HOTEL 白鹭湾君澜度假酒店 YU NIAO KINDERGARDEN 玉鸟幼儿园 EXPERIMENTAL SCHOOL 劝学里(9年制实验学校) CHA YU PARK 茶语公园 MOUNTAIN CLIMBING TRAIL 竹径茶语游山步道 YOU GARDEN 悠园 HEALTH CARE CENTRE 浙医一院良渚保健中心 Public Facilities 22
- 23. Morphology Neighborhood public spaces & informal landscapes Spatial Formation of Bailujun Precinct 23
- 24. Ethnography • From house owner to community member • Harmonious geographical relationships • Security for native villagers • Social integration between native and new villagers LIVING ENVIRONMENT OF NATIVE VILLAGERS 原住民生活空间 LIVING ENVIRONMENT OF NEW RESIDENTS 新住民生活空间 24
- 25. Ethnography COMMUNITY OF LIVING From house owner to community member • Profiles and daily life • Community diversification • Community of living 25
- 26. Economy COMMUNITY BUSINESS & COMMERCIAL VILLAGE LIBRARY VILLAGE CANTEEN PUBLIC SERVICES DIRECTLY PROVIDED BY REAL ESTATE ENTREPRISE 自持商业设施 3-3-3 mode 1/3 run by VANKE itself, 1/3 by branded retails, 1/3 by local villagers The public service is divided into restaurants, community services and special services for children and elder people. 26
- 27. Economy URBAN TOURISM Nature + Culture 27
- 28. Community Centre Why do Young Chinese People Choose To Live Here? 10-year cultivation of commercial industry From introducing mature retailers to cultivating specific self-run public services From satisfying basic requirements to fulfilling the needs of diverse of community life 28
- 29. LIANGZHU CULTURE VILLAGE Hangzhou, China Community services for commerce, culture, education, retirement, etc. Exceptional natural foundation New harmonious geographical relations Creation of informal economic and job opportunities Affordable housing for young professionals Mix of various social groups Sprout of community planners Suburb, local economy insufficient to support large amount of jobs, residential, and touristic town? 29
- 30. Community Indications of Vitality SENSE OF COMMUNITY 社区意识 RIGHTS ACTIVISM 维权活动 VOLUNTARY 志愿性 Community Services Facilitation 社区服务 Community Planner 社区规划师 30
- 31. Suzhou China-Singapore Industrial Park Total area: 278km2 • 3.4% land • 5.2% population • 7% electricity consumption • 2% COD emissions • 15% Suzhou GDP • 25% of foreign capital Practice Analysis B: 31
- 32. China-Singapore Suzhou Industrial Park • High quality planning • Strict functional zoning • Government-led urban development 32
- 33. High-quality planning Strict functional zoning Government-led urban development 33
- 34. • Primary development: Entrepreneurial Government: high land premium, successful land operations Socially Responsible Government: high-quality social service facilities (community center), affordable housing, middle class or high income class oriented market. Good ecosystem and slow- transport/pedestrian system. • Secondary development: new town with sense of happiness and high occupation rate 01 02 03 04 05 06 07 08 09 10 11 12 01 02 10000 12000 14000 16000 18000 20000 22000 24000 26000 28000 House rate / m2 03 2015 2016 Time 34
- 35. “菁仁公寓”优租房 Housing Type Rent (plus maintenance fee) Internet Cleaning Fee Deposit Single bedroom 900yuan/month/room 30yuan/month/room 200yuan/month/room 200yuan/unit 35
- 36. 邻里中心 community center 学校 school 商业零售retail 36
- 37. 1. Community center: one stop service The community center is centralized with other community facilities such as schools and commercial retailers which is convenient for residents. 2. Disappearance of retail shops on the streets However, the disappearance of retail shops on the streets make the urban atmosphere dull and lack of vivid life activity. Lack of activities and people. Not because of lack of public space, rather it is the design of the space which leads to a low usage of utility. 3. Traffic jams Since the industrial park is the new business center of Suzhou where there are plenty of job opportunities, this clean and tidy city is always turned into a huge and crowded places during commuting weekdays. Moreover, huge road grid (basic units of road for 1 km), public transport is not convenient, not pedestrian friendly. Suzhou China-Singapore Industrial Park 37
- 38. 3 days ago, 2016-02-21 The State Council of PRC "new regulations on urban planning and construction" “China will promote new block/street structure in new residential areas. Gated communities will no longer be built. The built residential areas and danwei housing will gradually be opened up, to convert internal roads to public streets, to solve layout issue with the transportation networks, and to promote efficient use of land.” (In old days, gated community is a way to manage risk and cut down on the costof city management) Taking social responsibilities as a chance to create shared value Community Vitality 38
- 39. Xiangshan South Road, Project, Nanchang-Urban renewalPractice Analysis C: 39
- 40. Underdeveloped local economy Eager for capital Xiangshan South Road, Nanchang-Urban renewal 40
- 41. Xiangshan South Road, Nanchang-Urban renewal Rich local culture 41
- 43. Protection and retrofit of the historical buildings Xiangshan South Road, Nanchang 43
- 44. Xiangshan South Road, Nanchang Owner: Greenland group Planning concept: SOM Planning and design: Urban Architecture Architecture: Urban Architecture Landscape: SWA Interior design: HBA Globalization Innovation? Urban renewal Gentrification. Reservation of the Authenticity? 44
- 45. Greenland Group - aggressive development and its intrinsic mode Strategic Positioning 战略定位 Do what government want to do but hard to do .做政府想做但不易做的事 Second and third-tier cities 二三线城市 Product advantages 产品优势 New town comprehensive development 新城综合开发 Super high-rise 超高层 Complex 综合体 Market effect 市场效果 Fit the urban development 符合城市发展方向 Low cost 低成本 High premium 溢价高 Autonomous investment 主动投资 Bank investment 银行资金 Diversified investment 多元化资金 leverage 撬动 Greenland Group’s business model 绿地集团商业模式 “the developers who know government the best” Xintiandi, Shanghai 45
- 46. 46 Developer and local government’s shared Value Orientation • Profit / benefits • Public image Some local governments welcome such changes to make the urban space modern, fascinating, and global. Prefer these kinds of “safe,” breathtaking, dramatic urban images, even though they are all homogenized. Every city wants their own Guggenheim, SOHO, Tianzifang, and the tags of “vintage,” “innovative,” “art,” “cool.” Is it proper for a third-tier inland city, such as Nanchang, to use Shanghai “Xintiandi”’s urban renewal model? How to balance the aggressive development mode and the local context to avoid the homogenizing effects of a GLOBAL TOOLKIT FOR URBAN RENEWAL? A GLOBAL TOOLKIT FOR URBAN RENEWAL ?
- 47. Ann, Weizhen Chen, Tongji University Ann_1101@163.com
Editor's Notes
- According to the law in China, our country land are owned by the state. If some land need to be developed, government will give the land use right to group or individual in a limited period of time, and the land user should submit payment for the land at once or by year. The using time of different land uses is not the same. residential land can be used for 70 years. Business, tourism and entertainment land are 40 years. Others are 50 years. real eatate, we can see it as economic growth engine to china, it is basic industry, 60% industries are related to it. The economic recession in china now is closely bound up with it
- Land price in 1st –line cities increased 85% by 2015. Take Beijing as an example, from 2013, the percentage of land financing of total state income has always been above 45% even though there are less completed transactions, the land financing is still increasing. And this reflects on the increasingly higher house price. In 2015, the average price per sqm of newly built reached 30,000 RMB, and the price has been increased by 14%. In 2015, Beijing’s Fiscal Revenue was 472.3 billion yuan, in which land revenue was 203.2 billion yuan. This is the highest level on record. 土地资本的积累与竞争-中国债务七年翻四倍 地产相关债务比例过高2007年至2014年，中国新增债务20.8万亿美元债务，占到全球同期新增债务的1/3。债务增长最大的来源是非金融机构（包括房地产开发商）的借款。中国的公司债务占到GDP的125%，为全球最高之一。麦肯锡表示，中国的债务增长不可持续。其中，地产相关债务比例过高，令人担忧。 Land price in 1st –line cities increased 85% by 2015.
- 中国目前的地产运营包含一些关键词：政府主导的一级土地开发、民间资本或市场主导的二级土地开发。 这两方的价值观主宰着今天中国地产发展的趋向 Land Operation : a mechanism of redistribution of social wealth and property 土地开发过程模型：一种社会财富和产权的再分配机制 任何土地开发的研究都应该包括土地所有 权作用的研究(Healey P，1991)，正如布赖恩 特(Bryant C R，1982)等学者在《城市的乡村： 城乡结合部地区土地及其管理》(The City’s Countryside, Land and Its Management in the Rural-urban Fringe)一书中所描述的：“城乡结合 部地区的土地开发会带来产权结构的改变与土地 投机市场的出现，这使得开发过程成为一种社会 财富和产权的再分配机制。” 叶嘉安 和吴缚龙(Yeh & Wu,1996)总结提炼了中国城市 土地市场双轨制和土地交易模型(图3) AOD is anticipation oriented development, which means the government manages the city and intrigues its development through publishing planning information in advance. Open planning information can attract certain private capitals to do the development according to certain legitimate spatial plans. In this way, the government can achieve intended results for the city at lowest cost. AOD则是政府充分利用发布规划信息的诱导作用来进行城市经营。政府通过预先发布某些地区的规划消息，公开相关信息，来激发、引导市场力量进行先期的相关投入，以尽快形成与规划目标相一致的外围环境和所需氛围，以便于政府在最为适合的时机，以较小的投入即可实现原先的规划建设意图。例如，在“杭州城市发展概念规划中”，针对未来远期要形成的CBD地区，就提出导入AOD的概念：在钱江新城南岸（未来CBD核心区）以低廉的土地价格预征土地，并向社会明确发布政府未来的规划意图信息，以形成强大的社会心理预期，引导开发商在周边地区进行相应的开发，促使CBD所需的配套环境和氛围尽快形成。届时待建设时机与项目储备成熟，政府再进行CBD核心区的开发就是水到渠成了，一定也可获得高额的土地资金回报。 Meanwhile, SOD is service-oriented development, by which city government is using administrative monopoly advantage to move or establish new administrative or commercial center wherever it needs to be. And since its mostly conducted by the government, the municipal facilities and social facilities are normally constructed at the same time, which adds great values to the raw lands surrounded. Once developers and private capitals buy the lands, the government gets back what they have paid for the public facilities and also benefits from land assets. sod- 城市政府利用行政垄断权的优势，通过规划将行政或其他重要城市功能进行空间迁移，使新开发地区的市政设施和社会设施同步形成，进一步加大“生熟”地价差，从而同时获得空间要素功能调整和所需资金保障。 一个成功的经典案例，是当年青岛市政府出让了老城区用地，而率先进入新区，实现了城市功能转移、空间疏解与优化、政府财政状况改善等多重目标。此外还需要指出的是，SOD尤其是以政府为核心的行政中心转移，给社会带来的巨大示范效应和心理预期效应，是无法衡量的。 Country Garden Corporate – “New Town Establisher” 碧桂园-城镇建造者 Projects located in suburban area with good natural scene and all in large volume. From 50,000 -200,000 population per project. Literally a real town. More than 200 projects in 120 cities in China, such as Phoenix city, grand garden and Europe City. In last ten years, such private-led New Town construction has been a typical mode for Chinese urbanization 可见，碧桂园一家企业所开发的郊区楼盘，便可以容纳600万人口居住。如果把六百万碧桂园楼盘居住人口这算为一个城市的话，那么碧桂园城已经堪称为一个特大型城市。 2012年之后，国家倡导新型城镇化战略，其中工业化、信息化、农村现代化，在新城区建设、农村新社区建设的新空间落点中，郊区城镇化、卫星城镇成为了未来国家新型城镇化的主要空间载体形态。所以2002年的碧桂园凤凰城模式，10年之后，正契合了国家开发战略。碧桂园也主动提出了城镇化建造者的口号。 Land Operation : a mechanism of redistribution of social wealth and property 土地开发过程模型：一种社会财富和产权的再分配机制 双轨，进入二级开发，城投等国资背景地产企业（跨界一级和二级开发的上海浦东控股、后世博集团、绿地集团）、民间资本（万科、绿城等）。 特质：一级开发、二级开发，ｐｐｐ，以及地方政府与开发商在此中的角色与价值实现？ 中国目前的地产运营包含一些关键词：政府主导的一级土地开发、民间资本或市场主导的二级土地开发。 这两方的价值观主宰着今天中国地产发展的趋向 任何土地开发的研究都应该包括土地所有 权作用的研究(Healey P，1991)，正如布赖恩 特(Bryant C R，1982)等学者在《城市的乡村： 城乡结合部地区土地及其管理》(The City’s Countryside, Land and Its Management in the Rural-urban Fringe)一书中所描述的：“城乡结合 部地区的土地开发会带来产权结构的改变与土地 投机市场的出现，这使得开发过程成为一种社会 财富和产权的再分配机制。” 叶嘉安 和吴缚龙(Yeh & Wu,1996)总结提炼了中国城市 土地市场双轨制和土地交易模型(图3) AOD is anticipation oriented development, which means the government manages the city and intrigues its development through publishing planning information in advance. Open planning information can attract certain private capitals to do the development according to certain legitimate spatial plans. In this way, the government can achieve intended results for the city at lowest cost. AOD则是政府充分利用发布规划信息的诱导作用来进行城市经营。政府通过预先发布某些地区的规划消息，公开相关信息，来激发、引导市场力量进行先期的相关投入，以尽快形成与规划目标相一致的外围环境和所需氛围，以便于政府在最为适合的时机，以较小的投入即可实现原先的规划建设意图。例如，在“杭州城市发展概念规划中”，针对未来远期要形成的CBD地区，就提出导入AOD的概念：在钱江新城南岸（未来CBD核心区）以低廉的土地价格预征土地，并向社会明确发布政府未来的规划意图信息，以形成强大的社会心理预期，引导开发商在周边地区进行相应的开发，促使CBD所需的配套环境和氛围尽快形成。届时待建设时机与项目储备成熟，政府再进行CBD核心区的开发就是水到渠成了，一定也可获得高额的土地资金回报。 Meanwhile, SOD is service-oriented development, by which city government is using administrative monopoly advantage to move or establish new administrative or commercial center wherever it needs to be. And since its mostly conducted by the government, the municipal facilities and social facilities are normally constructed at the same time, which adds great values to the raw lands surrounded. Once developers and private capitals buy the lands, the government gets back what they have paid for the public facilities and also benefits from land assets. sod- 城市政府利用行政垄断权的优势，通过规划将行政或其他重要城市功能进行空间迁移，使新开发地区的市政设施和社会设施同步形成，进一步加大“生熟”地价差，从而同时获得空间要素功能调整和所需资金保障。 一个成功的经典案例，是当年青岛市政府出让了老城区用地，而率先进入新区，实现了城市功能转移、空间疏解与优化、政府财政状况改善等多重目标。此外还需要指出的是，SOD尤其是以政府为核心的行政中心转移，给社会带来的巨大示范效应和心理预期效应，是无法衡量的。 Country Garden Corporate – “New Town Establisher” 碧桂园-城镇建造者 Projects located in suburban area with good natural scene and all in large volume. From 50,000 -200,000 population per project. Literally a real town. More than 200 projects in 120 cities in China, such as Phoenix city, grand garden and Europe City. In last ten years, such private-led New Town construction has been a typical mode for Chinese urbanization 可见，碧桂园一家企业所开发的郊区楼盘，便可以容纳600万人口居住。如果把六百万碧桂园楼盘居住人口这算为一个城市的话，那么碧桂园城已经堪称为一个特大型城市。 2012年之后，国家倡导新型城镇化战略，其中工业化、信息化、农村现代化，在新城区建设、农村新社区建设的新空间落点中，郊区城镇化、卫星城镇成为了未来国家新型城镇化的主要空间载体形态。所以2002年的碧桂园凤凰城模式，10年之后，正契合了国家开发战略。碧桂园也主动提出了城镇化建造者的口号。
- barriers 城市政府为了形象，对开发商商业开发采取一味鼓励的态度，地价的高，城市形象的巨大外在效应，但是导致了目前大量的商业过量。 消极的一面：土地的城镇化而非人的城镇化 土地的城镇化：overbuilt、以地产推动的新城建设=鬼城 人的城镇化：户口、流动人口（新市民）的住房需求 不是建立在经济理性的基础上，而是AOD规划预期-蓝图憧憬
- 社会责任地产这个词真的在中国也是一个非常陌生的词， TOP 100 Socially Responsible Real Estate In China. It is quasi-official evaluation.
- In recently years, land value is rapidly increasing and house price in Beijing and shanghai has been the same in New York.High interest industry depending on the rise of land value。 i believe most of people will have kind of mixed feeling. Actually most of the biggest real estate enterprises has been doing charity for the last 10 years. Also, if we take a look at the top ten charitarans in china, there are 7 people from real estate industry and their donation is mainly in education funds. Although the real estate industry is the pillar industry in china, it has always been blamed for it high interests, land abuse and environment pollutions. 近年来，中国房地产价格快速上涨，北京上海核心区域房价已经接近纽约水平。 中国的大学毕业生大约年薪10万，上海一套普通住房300万，大约需要20-30年。 2015年一线城市土地均价13745元/平 狂涨85% Land price in 1st –line cities increased 85% by 2015. 靠土地增值也能赚到比制造业高的利润，房地产企业的利润。 近年来，中国房地产价格快速上涨，北京上海核心区域房价已经接近纽约水平。 房市、社会责任，最丑陋的地产商？ 昨日发布的《2015胡润慈善榜》显示，有100名中国最慷慨的慈善家上榜。其中，排在前十名的大陆慈善家族中，有七位来自地产行业。 作为我国国民经济支柱的房地产行业始终处在舆论的风口浪尖上，从暴利的指责、土地征用乱象到大肆兴建对周边环境的破坏，这一行业在公众层面的不良形象已成为众多房地产企业背上的社会包袱。 有他们信任的品牌，但整体形象与社会责任有违。
- In recently years, land value is rapidly increasing and house price in Beijing and shanghai has been the same in New York.High interest industry depending on the rise of land value。 i believe most of people will have kind of mixed feeling. Actually most of the biggest real estate enterprises has been doing charity for the last 10 years. Also, if we take a look at the top ten charitarans in china, there are 7 people from real estate industry and their donation is mainly in education funds. Although the real estate industry is the pillar industry in china, it has always been blamed for it high interests, land abuse and environment pollutions. 近年来，中国房地产价格快速上涨，北京上海核心区域房价已经接近纽约水平。 中国的大学毕业生大约年薪10万，上海一套普通住房300万，大约需要20-30年。 2015年一线城市土地均价13745元/平 狂涨85% Land price in 1st –line cities increased 85% by 2015. 靠土地增值也能赚到比制造业高的利润，房地产企业的利润。 近年来，中国房地产价格快速上涨，北京上海核心区域房价已经接近纽约水平。 房市、社会责任，最丑陋的地产商？ 昨日发布的《2015胡润慈善榜》显示，有100名中国最慷慨的慈善家上榜。其中，排在前十名的大陆慈善家族中，有七位来自地产行业。 作为我国国民经济支柱的房地产行业始终处在舆论的风口浪尖上，从暴利的指责、土地征用乱象到大肆兴建对周边环境的破坏，这一行业在公众层面的不良形象已成为众多房地产企业背上的社会包袱。 有他们信任的品牌，但整体形象与社会责任有违。
- "China construction news" is in the charge of “Ministry of Housing and Urban-Rural Development of the People’s Republic of China”, which is the only comprehensive newspaper in the field of housing and urban and rural construction. The Ministry of Housing and Urban-Rural Development of the People’s Republic of China was established in 2008 as a ministry under the State Council responsible for the administration of construction projects in China. 十大目录，一百项指标，十个方面包括了目标管理、企业运营、股东的权益、员工的利益保护、消费者的利益保护、对社会的贡献、对合作企业的责任、在公共利益方面的贡献、节能环保方面的贡献以及社会评价和特别评价。 评委会的组成：中国建设报？半官方的评选 semi-official 20 key indicators of social responsibility in Chinese real estate entrepreneurship 对于这些地产品牌也许有些熟悉，因为他们是当下中国地产商海外拓展的主力军，就像碧桂园的马来西亚森林城市
- There are 10 aspects and 100 index in this evaluation, including target management, enterprise operation, the rights and interests of shareholders, employees' interests protection, consumer protection, contribution to the society, the responsibility of the venture, contribution to the public interest, contribution to the energy conservation and environmental protection, special evaluation and social evaluation. csr在中国，是当下中国非常热门的话题，每年的报告，但是社会责任地产这个词如果地产行业的产品是人们“生活的容器”the container of life，any difference from those manufacturing industry enterprises,or it enterprises. 那怎样理解社会责任地产中的责任才够完整呢？
- There are 10 aspects and 100 index in this evaluation, including target management, enterprise operation, the rights and interests of shareholders, employees' interests protection, consumer protection, contribution to the society, the responsibility of the venture, contribution to the public interest, contribution to the energy conservation and environmental protection, special evaluation and social evaluation. 十大目录，一百项指标，十个方面包括了目标管理、企业运营、股东的权益、员工的利益保护、消费者的利益保护、对社会的贡献、对合作企业的责任、在公共利益方面的贡献、节能环保方面的贡献以及社会评价和特别评价。 评委会的组成：中国建设报？半官方的评选 semi-official 20 key indicators of social responsibility in Chinese real estate entrepreneurship 对于这些地产品牌也许有些熟悉，因为他们是当下中国地产商海外拓展的主力军，就像碧桂园的马来西亚森林城市
- 自2012年十八大明确提出“新型城镇化”以来，城镇化、新型城镇化渐成社会各界关注的热点。在这种社会关注升温的背后，则是城镇化将带给未来中国经济社会发展巨大的新能量。以往的城镇化更多地表现为规模的城镇化。简单一味的追求土地的城镇化，推崇增长主义，带来的是“空城”、“睡城”等房地产问题。正如李克强总理指出，新型城镇化核心在于人口城镇化，关键是提高城镇化质量,目的是造福百姓和富裕农民。 同时中国正在经历经济转型，习近平指出中国经济呈现出新常态，经济增长更趋平稳，增长动力更为多元。现阶段，中国正在协同推进新型工业化、信息化、城镇化、农业现代化，这有利于化解各种“成长的烦恼”。由此可见，在新常态下的新型城镇化建设将从物质空间建设向人文精神建设转移，关注民生与社会文化的承继。 自20 世纪80 年代中后期以来，我国社区发展和社区建设进入了一个新的时期。住房的迅速商品化不仅仅带来了一系列新的经济关系, 也带来了与之相关的很多新词汇(例如业主、按揭抵押、房地产开发商)。与此同时, 城市社区生活也发生了改变.住区空间模式从地产导向及开发商主导向开放社区萌芽，“单位办社会”的状况开始改变，大量的社会职能向社区回归和转移，社区成为人们安居乐业的重要场所和实现社会整合功能的基础单元 Since 2012 ，“new urbanization‘ had become the focus of the society. And with the heated-up attention, urbanization has brought tremendous new opportunities for China's economic and social development in the future. Urbanization, in the past, was more concerned on urbanization of land. This Simple constantly pursuit of physical growth has caused problems such as "empty city", "sleeping city" and other real estate issues. As Prime Minister Li keqiang pointed out, the core of the new urbanization is urbanization of people, the key is to improve the quality of urban life and benefit people. At the same time, China is undergoing economic restructuring, Xi pointed out that China's economy has shown a new normal situation, in which economic growth tends to be more stable , and in more diverse growth momentum. At present, China promotes industrialization, informatization, urbanization, and agricultural modernization, which is conducive to resolving all kinds of "growing pains". This shows that the construction of new urbanization in the’ new normal’ will be shifted from the physical construction to the spiritual construction, and more attention will be paid on people's livelihood and socio-cultural heritage. Since mid 80s, community development in china has been stepping into a new era. The rapid commercialization of residential housing has not only changed a series of economic relations, but also brought a few new word such as property owner, real estate developer. Meanwhile, daily lifestyle has also been changed because of the design transition to open community.more and more social functions has been returned and shifted to community and thus, it become a vtial place for harmonizing society and accommodating people.
- 自2012年十八大明确提出“新型城镇化”以来，城镇化、新型城镇化渐成社会各界关注的热点。在这种社会关注升温的背后，则是城镇化将带给未来中国经济社会发展巨大的新能量。以往的城镇化更多地表现为规模的城镇化。简单一味的追求土地的城镇化，推崇增长主义，带来的是“空城”、“睡城”等房地产问题。正如李克强总理指出，新型城镇化核心在于人口城镇化，关键是提高城镇化质量,目的是造福百姓和富裕农民。 同时中国正在经历经济转型，习近平指出中国经济呈现出新常态，经济增长更趋平稳，增长动力更为多元。现阶段，中国正在协同推进新型工业化、信息化、城镇化、农业现代化，这有利于化解各种“成长的烦恼”。由此可见，在新常态下的新型城镇化建设将从物质空间建设向人文精神建设转移，关注民生与社会文化的承继。 自20 世纪80 年代中后期以来，我国社区发展和社区建设进入了一个新的时期。住房的迅速商品化不仅仅带来了一系列新的经济关系, 也带来了与之相关的很多新词汇(例如业主、按揭抵押、房地产开发商)。与此同时, 城市社区生活也发生了改变.住区空间模式从地产导向及开发商主导向开放社区萌芽，“单位办社会”的状况开始改变，大量的社会职能向社区回归和转移，社区成为人们安居乐业的重要场所和实现社会整合功能的基础单元 Since 2012 ，“new urbanization‘ had become the focus of the society. And with the heated-up attention, urbanization has brought tremendous new opportunities for China's economic and social development in the future. Urbanization, in the past, was more concerned on urbanization of land. This Simple constantly pursuit of physical growth has caused problems such as "empty city", "sleeping city" and other real estate issues. As Prime Minister Li keqiang pointed out, the core of the new urbanization is urbanization of people, the key is to improve the quality of urban life and benefit people. At the same time, China is undergoing economic restructuring, Xi pointed out that China's economy has shown a new normal situation, in which economic growth tends to be more stable , and in more diverse growth momentum. At present, China promotes industrialization, informatization, urbanization, and agricultural modernization, which is conducive to resolving all kinds of "growing pains". This shows that the construction of new urbanization in the’ new normal’ will be shifted from the physical construction to the spiritual construction, and more attention will be paid on people's livelihood and socio-cultural heritage. Since mid 80s, community development in china has been stepping into a new era. The rapid commercialization of residential housing has not only changed a series of economic relations, but also brought a few new word such as property owner, real estate developer. Meanwhile, daily lifestyle has also been changed because of the design transition to open community.more and more social functions has been returned and shifted to community and thus, it become a vtial place for harmonizing society and accommodating people.
- 3 Almost all types of China's real estate development can be cataloged into the three Cases
- The village is designed in respects of nature and sustainable development so that half of the area is nature environments. As we can see from the masterplan, the natural mountains in the north has been preserved and on the south, there is continuing real estate projects which can meets all kinds of needs, including social elites, young peoples and elder people,. Liangzhu cultural village total area is about 0.67square kms. Biggest Residential Project of Vanke ,To an extent, it is a “UNSTANDARD’New Town Practice under Capital Dominance. Starting from 2003, this area is not in 、the local authority's blueprints.
- According to social media, The village implies vernacular culture and demulcent pace as it grows from nature. The famous Chinese writer has said that liangzhu culture village is a liable heaven that never been seen in china. The village has become a dreamland for people to come.
- 研究希望从横向及纵向两个维度，交叉剖析社区营建的指标特征及多方利益对社区营造机制的促生。希望梳理从社区到住区的空间、社会、经济的各表征情况；探索多方利益协调下，社区营造的可持续机制；新常态下，地产企业如何通过责任转型，增加客户忠诚度与客户黏性；研究地产开发中社会责任与单一市场操作之间的博弈与双赢——永远的利润追求之下的地产商的社会责任 Research from both the horizontal and vertical dimensions, and dice indicators of community building features and create mechanisms promoting multi-stakeholder community. Hope Combs from community to live district of space, and social, and economic of the characterization situation; exploration multi interests coordination Xia, community create of can continued mechanism; new normal Xia, real estate Enterprise how through responsibility transformation, increased customer loyalty degrees and customer viscous; research real estate development in the social responsibility and single market operation increase of game and win-win--forever of profit pursuit the bottom-up of real estate business of social responsibility
- In the study of morphology , there are some points that we need to study. Such as Compact and mixed-use, TOD,Mix-use strategies for commercial and residential areas,Mix-use strategies for working and living areas,Townscape systems They are in 3 scales in spatial scope and the first is at the new town aspect. difining the refinement development strategies of mouti-functional residential area. 居住区的物质环境、个体行为和社区感之间存有紧密的联系，会在一定程度上促成集体行为，形成社会精神。因此可以通过社区、邻里层级的设计来培育基于社区的社会资本和邻里精神， The physical environment of the residential area, individual behaviour and a sense of community there is a close link between, will to a certain extent contribute to collective behavior, community spirit. So can communities, neighbourhood-level design to foster community-based social capital and community spirit
- In the neighborhood level, there is more attentions paid on the construction of public services and facilities. The chapel is what I meant. It provides people a place for communication in the neigoohoos level. Kevin lynch对于美好城市空间的意向描绘，结合心理学感知，从点、线、面三个基本的空间构成元素着手，强调公共建筑及公共空间系统对形成城市“可读性“（张钦楠, 著 2004, 阅读城市 = Reading city, 生活·读书·新知三联书店, 北京.）的重要支撑。社区中的公共建筑一般承载着社区设施的空间作用。国外学者认为，社区设施主要指影响并提供社区居住人群健康的社会和自然环境及设施或场所（ Kevin Lynch for the good intention of the urban space depicted, combined with the psychology of perception, from point, line, face three basic spatial elements, public buildings and public space system to form the "readability" (Zhang Qinnan, a 2004 reading = Reading of the city city life • read • news publishing company, Beijing.) an important support. Public buildings in the community generally carry the spatial effects of community facilities. Foreign scholars, mainly refers to the impact of community facilities and provide community health community and the natural environment and the facilities or places
- 在良渚文化村，博大渊博的博物馆、充满创意和人文气息的商业街区、条件优越的社区医院以及完善的教育系统、游山步道、各类公园等等，共同构成了文化村的城镇级配套。 In the same time, besides public facilitis, the village has also a museum, a libarary, and lots of creastive commercial blocks. We need to figure out and make it clear that weather the using of public facilities can be see as a place making process in liangzhu Liangzhu Cultural Village have enough supporting facilities，such as interesting museum, creative and humanistic commercial blocks, perfect community hospitals and education system, different mountain trails and parks, and so on, all this makes village become a mature town.
- Also , in precinct level, the design and operation of residential sites pay more attention to the public spaces and its formation of informal landscape. Neighbourhood shared space (communal space) have potential residents can create community cohesion and community spirit, and to encourage residents to participate in Community Affairs 邻里共用空间(communal space) 拥有潜能，能在居民中营造社区凝聚力和集体精神，并鼓励居民参与社区事务. In the right pic, you can see the transformation of urban fabric which is changing from normal and dull residential Fabric to a scattered and small scaled field which can provide more public spaces in site. by each housing cluster turned slightly, the design creates a flow of public space, integrated into the landscape community. Each housing cluster made up of 8 3-5-story apartment building, forming a continuous complex located on the public base, and create a clear structure and community space. Stone base not only provides a public garage, also formed a two-story private garden, making it into the overall landscape, buildings surrounding a central courtyard on the base, for the apartments offers a beautiful landscape of the green gardens. Building height of scattered, making the apartment itself the flow of indoor and outdoor space [8]. It can be seen that flow weakens the privatization of space, creating a more free and open space system 设计通过将居住组团之间彼此轻微转动，创造出流动的公共空间，把景观融入了社区。每个居住组团由8栋3-5层的公寓组成，形成了位于公共基座上的连续综合体，并创造出结构清晰的邻里空间。石质基座不但提供了公共车库，还形成了二层的私家花园层，使其结合到整体景观当中，基座上的建筑围成了中心庭院，为公寓提供了绿色的庭院的动人景观。建筑高度位置的错落，也塑造了公寓自身室内外空间的流动[8]。可以看出，空间流动削弱了空间的私有化感受，创造了更自由、开放的空间体系
- As for the study of ethnography. We need to sort out the geographic relations and the community relations in the village. There is a big difference between living environment of remaining villages and living environment of new residents. we need to how the responsible real estate development can help reduce the moral difference on both remaining villages and new residents. 陌生人之间的社会关系是特殊的，帕克在对移民社区进行研究后指出，随着城市的发展，社区中人与人的联系中，间接关系或称次级关系（Secondary relation）已经取代了原来的直接关系、面对面的首属关系（Primary relation），而这种次级关系将会导致个体在情感上的疏离[10]。《城市的胜利》一书中指出：“城市中面对面的人际交流、多元文化的碰撞，是人类进步的引擎。互联网技术越发达，类似硅谷、班加罗尔这样的人才精英集聚的空间的需求就越迫切。”从物质空间规划的角度来看，社区的营建在空间上表现为通过作为载体的物质空间的催化作用塑造现代地缘关系。而城市化与新城镇开发也带来了地缘关系的变化，从单一的农村关系，管变为新土地政策下就村民与新村民融合的居住人群、社区经济就业人口（一部分是社区居民、村民、外来的一部分），社区管理者（各种万科教育资源的组织－这也是万科地产的核心资源，地产中的优质资源）。因此研究需要厘清三个层面的问题：1，在地村民与新移民的文化差异与异质的生活空间，怎样保障各自的个体特质并融合？2. 怎样推动多元化的新移民人口，保证社区的多元与开放，建立融合的生活共同体？3.这种社区文化的推动与形成的起因是否是开发商的服务开发模式及文化推广策略？其经济利益与社会责任的动因如何界定？然而，学界针对良渚文化村人口及社会关系的研究少之又少，我们仅能从相关的报刊，寻得一些研究线索。 social relation between strangers is special of, Parker in on immigration community for research Hou pointed out that, with city of development, community human and people of contact in the, indirect relationship or said secondary relationship (Secondary relation) has replaced has original of directly relationship, and face-to-face of first is relationship (Primary relation), and this secondary relationship will will led to individual in emotional Shang of alienation [10]. In his book the city's victory, pointed out: "face-to-face communication, multiculturalism in the city clash, is the engine of human progress. More developed Internet technology, like Silicon Valley, Bangalore elites gathering space needs more urgent. "From the point of view of physical planning, community construction in space, by acting as a carrier of material space of the catalytic role in the shaping of modern geopolitics. And urbanization and new town development also brings has geo relationship of changes, from single of rural relationship, tube into new land policy Xia on villagers and new villagers fusion of live crowd, and community economic employment population (part is community residents, and villagers, and foreign of part), community managers (various vanke education resources of organization-this is vanke real estate of core resources, real estate in the of quality resources). The study will need to clarify the force's problems: 1, the villagers and the new immigrants ' cultural differences and heterogeneity of living space, how to safeguard their individual characteristics and integration? 2. how to promote a wide range of new immigrant populations, ensuring diversity in the community and open to combine community? 3.This community culture promote and form results is the developer of service development and cultural promotion strategy? Motivation, how to define their economic interests and social responsibility? However, scholars of Liangzhu cultural village population and social studies are few and far between, we can only from the associated press, found some clues.
- 在理想的社区的社会形态中，使用者、办公单位、管理单位都应该回归到村规民约这样一个原始的、相互信任的社会契约状态。然而，现代城市中社区居民相互之间没有血缘牵连，也缺乏长幼尊卑的制约力。其次，现实中房产交易的便利性，使得业主既不熟悉周边邻居情况，也不需要为社区长远利益负责，从而社区与业主之间利益关联度不高[13]。怎样能够培养居民们的契约精神从而达到社区自治是研究的重要方向之一。文献表明，“良渚文化村是一个村民自发形成、村民自治的社区文化，或许谈不上治理，但是一种社区的生活方式[13]”。而这种生活方式则是滕尼斯的社区理论中强调的一种强烈的休戚与共的人际关系，一种互相依赖的关系和社区情感。 In an ideal society in the community, users, Office units, management units should return to rule from the original status of the social contract, mutual trust. However, in modern urban community residents has no blood connection to each other, also lacks distinctions of power. Secondly, the convenience of real property transactions, so owners are not familiar with the surrounding neighborhood, and is not responsible for the long-term interests of the community, and community interests associated with the owner is not high [13]. How can foster a spirit so as to achieve community residents self-government is one of the important directions. Literature suggests that the "Liangzhu cultural village is one of the villagers formed the community culture, village autonomy, perhaps not governance, but a Community way of life [13]." While this lifestyle is emphasized Toennies theories of Community solidarity is a strong relationship, a relationship of mutual dependence and community feelings.
- 对于开发商来说，社区商业不是经过规划的，更多的是一种固有模式，也就是在整体规划的时候设置一些底商作为社区商业，并没有把社区商业的功能考虑清楚，对于业态的设置和商家的开店需求更是不会去规划。以上结果最终导致很多社区商业很难良性运作，在业态布局上捉襟见肘[17]。然而很多社区营造的研究显示，社区商业能够“带给邻里关系一种新型的社会表达 , 并与城市环境在尺度、景观、界面上呈现自然的协调 , 形成便利、舒适、多元的复合城市功能圈 For developers, business in the community is not planned, is more of a stereotype, that is, when planning the whole set as a community business by the end of, and did not consider Community business functions, industry set up shop and business demand is not going to plan. Results make it difficult for many community business function above, stretched on the layout of active State [17]. Many community development studies have shown, however, business in the community "gives neighborhoods a new expression of social and urban environment, coordination of the natural landscape, the interface, form a convenient, comfortable, a versatile composite function 3、3、3模式”是指三分之一商业由万科自营、三分之一通过战略合作方式经营、另外三分之一交由业主经营，充分发挥每个细胞的能动性。 3, 3, 3 mode "refers to the one-third business by vanke self-employed, one-third business through strategic cooperation, and one-third is assigned to owner-operator, and full play to the initiative of each cell.
- Urban tourism is very popular strategies to promote the economy of a city. Based on the natural and cultural feature, the village has welcomed hundreds visitors.
- One of the innovation of the village is the commercial center, which is different from usual street shops. This largely increases the opportunities for communication among residents. Multi-function New Town，Job Opportunities,Public Facilities,Series of services,Natural Environment,Sense of belongings,Cozy atmosphere,Convenience，Inspiration for creative business Hepan, one of my PhD candidates, insists to work in Shanghai, but bought her first apartment here. Besides financial aspects, the sense of belongings is a vital reason for her to choose to “live” in Liangzhu.
- To an extent, 良渚 represent the ideal habitation environment in today's China.
- 对于多方利益的合作协调机制的探索，国内外不少研究都指向“NGO”的“柔性运作”, 意指基层政权、社区自治组织、市民团体、市民个人之间所形成的“根据具体情境的不同而缔结的不同程度的非制度化的合作关系”。同时国内也正在兴起“社区规划师/建造师”制度。社区营造的机制，他的现实意义在于：( 1)有利于协调不同社会利 益群体之间的矛盾冲突; ( 2)提高居住社区空间环境 营造的针对性；( 3)社区建筑师与其他非政府组织共同协助社区建设, 可以减轻政府部门的工作量, 减少了 政府与开发商及基层群众间的矛盾冲突; ( 4)有利于居住社区空间环境的整体协调可持续发展； ( 5)有利于居民社区参与能力的提高和社区 主体性地位的实现规划工作已从“工具理性”走向“交往理性”。社会转型下的城市规划越来越多的被视作一种公共政策，需要基于广泛的社会参与与互动，我国也已经在深圳、成都等地开展实践，可以说社区规划师制度也逐渐成为社区营造机制的必然导向。 Coordination mechanisms for multi-stakeholder cooperation in exploration, research points to many at home and abroad "NGO" "flexible operation" refers to the grassroots, community autonomy organization formed between individuals, community groups, the public, "concluded depending on the specific situation and varying degrees of non-institutionalized partnerships." While China is on the rise "community planner/architect" System. Community development mechanisms, their real significance: (1) facilitate the coordination of conflict between the interests of different social groups; (2) targeted improving residential community space environment, (3) community of architects and other non-governmental organizations to assist in community-building, you can reduce the workload of government departments, reducing conflicts between Government and developers and grass; (4) community space environment of overall, coordinated and sustainable development and (5) community participation improved realization of subjectivity and community planning from the "instrumental rationality" to "communicative rationality". Social transformation of urban planning is seen as more of a public policy, requires broad-based social participation and interaction, have been carried out in Shenzhen, Chengdu, and to practice, said community Planner system is gradually becoming the direction of community development mechanisms. 社区的内涵来自于“自治”机制，它旨在将行政职能从社区居委会剥离出去，从而恢复其基层群众性自 治组织的社会属性，发挥社区自治主体的作用。在社区这一微观层面，国家与社会彼此相遇、交织渗透而又微妙互动。然而，中国城市基层治理存在着高度的国家主导与控制，主要的制度创新均“发动或承认于国家部门”，基于“国家利益”的种种考量，自然将制约基层自治的推进，到头来不免强化现有的威权体制并抑制民主转型的可能 Community content comes from the "autonomous" mechanism, which aims to strip the administrative functions from the neighborhood went out to restore its grassroots organization of community property, play a main role of community autonomy. In the micro-level of community, State and society meet each other, intertwined infiltration and subtle interaction. However, China's urban grassroots governance there is a high degree of national ownership of and control, the main institutional innovation "launched or recognized in the State sector", based on "national interest" considerations, will restrict the autonomy of nature, and inevitably end up strengthening the existing authoritarianism and suppressing democratic transition may. There are 3 indicators that can be explored to see whether the residential fields were community autonomy, including sense of community, right activism and voluntary
- 政府主导的新城开发建设模式：government-led New Town Development it is an typical of land operation from local goverment to praviate capital.
- This is a picture I took at last year's Christmas day when I went there for a field work. Those flamingos are fake, not real just some sculptures. this viewpoint is from the main axis with its most important landmark of Jinji Lake district.this image is the dream of many decision makers , and I have heard more than once that authorities and social elites are trying to introduce similar projects for their city. Suzhou Industrial Park is famous in china for its fast growth, high efficiency and excellent structure. For many years it has maintained an average annual growth rate of 30%, and its comprehensive development index is in second place among all the State-level industrial districts. Covering only 3.4% land, 5.2% population, 7% electricity consumption and 2% COD emissions of Suzhou, the industrial park contributes around 15% GDP of Suzhou and about 25% of actual use of foreign capital. In 2011, the service industry shared 35.7% proportion of the whole industry , and the output value of creative and innovation industry shared about 45.4% of the total park.
- 数字的代表： 政府主导的新城开发建设模式：government-led New Town Development 1.高起点规划：在1995年，以2000万人民币的代价，邀请世界最好的规划团队，规划了园区的建设蓝图，历经二十年，规划方案没有大的变化。 High-qualified planning: In 1995, the government invited the best design team to do the planning at the price of 20,000,000 RMB. However after 20 years, the planning has not been changed so much. 2.严格的功能分区：商业在中间—居住区在两侧—工业区在居住区的外围，整体规划结构按照严格齐整的条带状进行布局。 Strict functional zoning: commercial area is in the center surrounded by residential area on both sides. Industrial area is in the outskirt of the park. The spatial arrangement is strictly according to the proposed axis. 3.政府主导的城市开发：标志性位置、先导开发项目、景观的巨资投入都由政府主导，国资+财政的模式，体现了新加坡“国家资本主义”的开放模式；在保证了项目品质的同时，有力的提升了周边地块的估值。 Government-led urban development has its outstanding location, flagship projects, large public investment in urban landscape constructions. State capitalism is the open financial mode inherited from Singapore which puts state assets into market. This ensures the quality of the projects and help to raise value of surrounding lands, which pays back into government finance.
- 一级开发企业家精神政府表现在：丰厚的土地溢价、土地运营的极大成功。社会责任的政府表现在：高品质的社会服务设施供给（邻里中心），优租房（平价住宅），市场化供给面向中产或高收入阶层。优良的生态网络与慢行系统 二级开发：比较有幸福感和较低的空置率新城 the residential Prices have climbed up more than twice incredible ,this area is becoming agglomerations of the upper - income groups rather than high-end industrial urban node .The real estate price is still rapidly rising. 从2015.7-2015.12月，房价翻了2.5番，从1.1-2.5万/平方米，且仍在快速上涨中。 一级开发：企业家精神政府表现在：丰厚的土地溢价、土地运营的极大成功。社会责任的政府表现在：高品质的社会服务设施供给（邻里中心），优租房（平价住宅），市场化供给面向中产或高收入阶层。优良的生态网络与慢行系统 二级开发：地产商营销上的巨大成功，近一年内的飞涨房价，当然也有例外（世纪之门的开发商破产landmark）
- Residential area,The Community center is a building of 120,000 square meters and is combined of complete functions such as retails, sports, culture, health-care and education. 邻里中心的结构，建筑面积１２万，集商业、体育、文化、卫生、教育的功能。 新加坡经验的借鉴： 1.采用组团式的居住结构： 邻里中心+九年一贯制学校 构成了一个居住组团的中心，幼儿园由小区配建。2.沿街商业的缺失：园区取消了几乎所有的沿街商业空间，居民所有的生活所需集中于邻里中心（小型MALL），保证了城市沿街界面干净、美观、有序，但也产生了一系列的问题。 The community center is combined with other community facilities such as schools and commercial retails which is convenient for residents. However the disappearance of retail shops on the streets make the urban atmosphere dull and lack of vivid life. 问题： 1、拥堵： 干净整洁的城市在上下班、周末变成一个巨大而拥堵的场所，作为苏州市商业、城市功能转移的主要场所，集中了最多的就业机会；同时道路网格的巨大（基本的道路单元为1公里），公共交通的不便捷，导致在园区非常不事宜骑行和步行。 Traffic jams: Since the industrial park is the new business center of Suzhou where there are plenty of job opportunities, this clean and tidy city is always turned into a huge and crowded places during commuting weekdays. Moreover, huge road grid (basic units of road for 1 km), public transport is not convenient, which is not walking-friendly. 2、冷漠： 苏州工业园区作为花园城市—新加坡—在中国最成功的案例:美丽的金鸡湖景观带成为国内第一个全人工的5A景区，道路景观空间张弛有度，建筑造型精致细腻，城市建设分区明确、秩序井然；然而在这个美丽的花园中，甚少看到步行和骑行的人，即使是在热闹的周末和下班后的休闲时间。让人迷惑的是：到底是缺少公共活动空间？Or 公共空间的使用效率太低？ Indifferent There is a huge gap between the physical atmosphere and the actual human life. We can not find lots of activities and people on the neat and beautiful. We may ask weather the industrial park is lack of public space or it is the design of the space which leads to a low frequency of utility.
- 非常敏感的话题 a very sensitive topic 中国的门禁社区，街道活力 closed community in China, lack of street vigor 《中共中央国务院关于进一步加强城市规划建设管理工作的若干意见》 “我国新建住宅要推广街区制，原则上不再建设封闭住宅小区，已建成的住宅小区和单位大院要逐步打开，实现内部道路公共化，解决交通路网布局问题，促进土地节约利用。”
- Nanchang is a capital city in midwest region of china, where the local economy is relatively backward. Xiangshan south road project is located in a historical and cultural block in old town, its geographical condition is superior. Around project, located a lot of famous historical sights such as bayi square, bayi memorial hall, sanyanjing historical street area, shenjingta historical sites and so on. 南昌是中西部地区的省会城市，地方经济较落后，象山南路项目位于有着深 厚历史、文化传统的旧城区，区位条件优越，多层次的商业 环境。 项目地块周围分布着八一广场、八一纪念馆、三眼井历史街 区、绳京塔历史街区等著名历史景点。
- 绿地南昌象山南路占地面积160.083亩（合约106722㎡）。 南昌象山南路综合体是南昌市老城区的首个高强度开发的城市更新项目，拥有得天独厚的地理优势，位于市中心的核心区。绿地集团欲重金打造成一个既保护南昌老城区城市肌理又能体现现代都市生活的活力之区——街坊式综合体。 Xiangshan South Road complex is located in Xihu District, south side of Ruzi Road and both sides of Xiangshan South Road, covering an area of 106722㎡. Xiangshan South Road complex is the first urban renewal project in Nanchang old urban district with high-intensity development. It has great location, sitting in the heart of the city center. The Greenland Group is trying to make a neighborhood complex that can both conserve the urban texture and present modern urban lifestyle.
- Prince Teng Pavilion Each historical block has its own character and living experience. Sanyanjing historical block in continuely renewed during the urban building movement in different history period since Qing Dynasty, before that， the urban texture is even and fine because of private property right, and with urban renew year by year, it became what we see in this picture now. 每个老城区都具有不同性格和迥异的生活体验，三眼井历史街区在清代、民国、近代不同时期的城市运动中被持续的更新着，清代以前的城市核心区域遗留下的细碎产权切分形成细密精致的城市肌理；多重的历史被层层叠加形成了现存的城市肌理。 场地中存在多种时期的建筑类型，保持着从清末、民国、文革和80年代的各种风貌，以及闪现着民间智慧的奇异自发搭建。
- According to the building style and reservation situation, also follow the Nanchang historic city conservation plan and the present situation mapping, Rebuilding of the historical and stylistic buildings Retrofit the valuable stylistic buildings The site elements and characteristics should be fused into new constructions. 针对场地中不同的建筑风貌与保存现状，在依据于上位规划《南昌历史文化名城保护规划》以及现状测绘的基础上，制定了三个层次的保护策略。分别是策略一：复建——针对历史风貌建筑的原址复建和异地复建；策略二：整治改造——有价值的风貌建筑改造重建；策略三：更新——新建建筑中融合场地原有元素及特征
- xiangshan nanchang more concern about Maintain corporate benefits and public image.it mainly depend on Physical/Technology solution. “新天地”作为一种全国各地政府喜爱的城市更新解决方案是否合适？ 开发企业的强势开发模式与在地性的平衡？ 经济利益下的公平性？ Is it proper for all the local governments around the nation using “Xintiandi” as an urban renewal solution？ How to balance the aggressive development mode and the local context？ Equity VS. economic benefit? Some local governments welcome such changes to make the urban space modern, fascinating and global. Public sectors always prefer this kind of “safe” 、breathtaking、 dramatic urban images, even though they are all the same. Actually, planners and administrations all refer to the GLOBAL TOOLKIT FOR URBAN RENEWAL. Every city want their own Guggenheim, SOHO, M50, Tianzifang. The tag of “vintage”, “innovative”, “art” means “cool”, which is indubitable. But is it true? If the authenticity of a city comes from its diverse demographic structure and multi-culture, then what we need to do is to avoid the homogenizing effect of GLOBAL TOOLKIT FOR URBAN RENEWAL. In other words, authenticity is not an insubstantial urban travelogue. It need to be discussed from the perspective of “The Right to the City”. 一些城市的政府无疑是欢迎这种变化的，这些看起来很“酷”的空间将城市打造的“摩登”、“迷人”、“全球化”。公共部门追求的正是这种千篇一律但再“安全”不过的都市形象。实际上，城市规划者或行政者的思路往往取自一种都市更新的“全球解决方案”。每个城市都渴望拥有属于自己的古根海姆博物馆、Soho、M50、田子坊。只要贴上“复古”、“创意”和“艺术”的标签，就是“酷”的，拒绝质疑的。但果真如此吗？ 如果，一座城市的“原真性”在于它存有多元化人口结构和多元文化的能力，那么我们要做的就是阻止那个全球化都市更新“解决包”的均质化效应。换言之，“原真性”不是一个虚无缥缈的城市游记，需要落脚到“都市权”（The Right to the City）的讨论上。
- 建立在和谐政商关系基础之上的低成本、高收益以及产品差异化的竞争，是绿地集团商业模式的精髓。绿地自称是“最懂得政府的开发商” Based on harmonious relationship between politics and commerce, the low cost high income and product differentiation strategy is the essence of Greenland Group’s business model. Greenland Group consider itself as “ the developer who know government the best”.