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在计划经济体制的管理模式下,大部分城市根据国家宏观经济政策中的“一、二、三”产业在城市中的分布与计划比例来规划,结果由于人口增长,导致城市外延不断扩大;又由于工业企业占据中心大量土地,城区土地价值因此而长期沉淀。第一,第二产业企业与商业、商务部门在城市中心参差交错,“烟囱林立,马达声隆”,已不再是城市繁荣的代名词。据上海市调查统计,在中心城区的66平方公里中,商业、服务业用地仅占3.4%左右,低于发达城市十个百分点;而工业、仓储用地占28%,则高于发达城市十个百分点。另外,中心城区的绿地、住宅以及交通等公共设施的用地情况与现代国家大都市的要求也有一段差距。上海市去年对中心城区工商、仓储等行业的4371家企业所使用的国有土地清查估价,仅土地一项的评估价值即达89.2亿元。然而在现实中因为土地实际上的分散管理,这批存量土地的巨大潜在价值却始终无法实现。
Under the management mode of planned economy, most cities are planned according to the distribution and proportion of “one, two and three” industries in cities in the national macroeconomic policy. As a result, population growth leads to the continuous expansion of urban expansion; and As industrial enterprises occupy a large amount of land in the center, urban land values have been precipitated for a long time. The first and second industrial enterprises and commercial and commercial sectors staggered in the center of the city, “chimney everywhere, motor Shenglong” is no longer a synonym for urban prosperity. According to Shanghai’s survey and statistics, of 66 square kilometers of downtown area, commercial and service land use only accounts for about 3.4%, less than ten percentage points in developed cities; while industrial and warehouse land occupies 28%, which is higher than that in developed cities percentage point. In addition, the land use of public facilities such as green space, residential buildings and transportation in the central urban area is also somewhat different from that of modern metropolitan areas. Last year, in Shanghai, the state-owned land inventory and valuation used by 4,371 enterprises in the industrial, warehousing, and other industries in the downtown area only amounted to 8.92 billion yuan. However, in reality, because of the de facto decentralized management of land, the great potential value of these stocks of land has never been realized.