1. Presented by Meicheng Wang, mw833@cornell.edu March 17, 2016 MEICHENG WANG 1, VIDHEE GARG 2, DAVID SMITH 2, RAN TAO 3 1 Cornell University, U.S. 2 Affordable Housing Institute, U.S. 3 Renmin University of China, China REDEVELOPMENT MODELS OF COLLECTIVE-OWNED LAND IN BEIJING AND SHENZHEN UNDER CHINA’S DUAL LAND SYSTEM

2. “TWO TYPES OF URBANIZAITON”  Two types of urbanization: 1) Urbanization of land: expansion of urban built-up area 2) Urbanization of people: rural-to-urban migration  Both inhibit flows of labor and land resources. Resource: The State Council, National New-type Urbanization Plan (2014-2020) 1 State-owned (cities) State-owned (part of suburban & rural) Collective-owned (most suburban & rural)

3.  Discrepancy between built-up reality and dual ownership State- owned Rural area Urban built-up area LAND OWNERSHIP DUALISM Collective-owned 2 State-owned (cities) State-owned (part of suburban & rural) Collective-owned (most suburban & rural) Collective- owned but being built-up

4. LAND EXPROPRIATION  Now the problem:  Type of ownership: a contributor of difference in value  Land expropriation: providing off-budget revenue for local government 3 Expropriation and compensation Self-improvement Market transaction Collectives’ initiatives  But are there alternatives for developing collective-owned land?

5. Beijing Shenzhen 4 Locations of Beijing and Shenzhen (Source: Base map by “Maps”, Apple Inc., 2016 )

6. Pop/km 2 Land Area and Population Density Beijing Shenzhen Data Source: Beijing Statistical Yearbook, Shenzhen Statistical Yearbook Land AreaPopulation Density Land AreaPopulation Density

7. Area of Land LeasingRevenue from Land Leasing Billion yuan Beijing Shenzhen Data Source: Beijing Statistical Yearbook, Shenzhen Statistical Yearbook, China National Land and Resource Yearbook ha

8. REDEVELOPMENT CASES  Beijing: Redevelopment of 50 key villages  1,600 villages on its urban fringe  50 key villages: 200,000+ local villagers, 1,000,000+ migrants Strict control of land development rights Government-led expropriation High compensation 7 Juzifang Village, Chaoyang District Xiju Village, Fengtai Distirct (Source: Google Maps, 2016) (Source: Google Maps, 2016)

9. 8  Shenzhen: Redevelopment of “urban villages”  A city being intensively built-up  Good awareness of the value of land  A strong civil society, a migrant-dominant city Citywide nominal land nationalization (1992 and 2004 ) - Tolerance of illegal collective-owned buildings - Allowing land transferred by collectives The “Shenzhen Urban Renewal Guideline”(2009) - allows previous collectives to draft their own land use plan - have contributed to 70% of newly available land Shenzhen Baishizhou Community (Source: Photo taken by authors in January, 2016) REDEVELOPMENT CASES

10. 9 REDEVELOPMENT MODELS COLLECTIVES LOCAL GOVERNMENT REAL ESTATE DEVELOPERS expropriated by leasing to “transferring” to supervising co-development (public services) co-development (affordable housing)

11.  Implications  Nominal ownership does not play a significant role in land value distribution.  Under ill-defined property rights, government can still play a supervisory role on the land market.  Various innovative redevelopment models in Shenzhen show the potential of providing more flexible, negotiated, and planning-based solutions.  Future research  Acquire and analyze fiscal data of collective-owned land redevelopment projects.  Conduct fieldwork to study patterns of negotiation among collective members, collective leaders, migrant-residents, local governments and developers. IMPLICATIONS & FUTURE RESEARCH 10