基于GI理念的非赢利城市公共空间规划分析方法研究
|
摘要
伴随城市化水平的快速推进,过去单方面依靠政府投资的做法已远不能满足日益增长的城市公共空间需求;而近年来的城市经营策略使得我国城市建设中重赢利轻非赢利的现象丛生,非赢利城市公共空间规划进一步遭到侵蚀。因此,本文在规划领域首次提出了具有投资保障的GI概念,从理论基础到方法构建,再到实例应用,建立了一整套应对市场机制、具有投资保障的非赢利城市公共空间规划分析方法,以解决非赢利城市公共空间建设资金短缺、规划的市场应对能力不强等问题。
本文是理论与方法相结合的应用性研究。在社会福利最大化的前提下,本文利用赢利性城市用地反哺非赢利城市公共空间的原理,通过赢利性城市用地的经济作用机制研究,健全利益主体平衡和公众参与机制,完善城市规划编制方法,以提高规划方案在市场环境下的可操作性。研究利用数学模型将规划的内在经济作用进行抽象描述；利用计算机模型实现方案的三维可视化和自动化实时评估。最后,作者通过资料查阅、统计分析、实地踏勘、访谈调研等方法,选取中英两国代表性实例对本研究进行了应用验证。
全文共有六章。第一章为绪论,对课题的研究背景、研究意义、基本概念与范围界定、研究框架等问题进行了阐述；第二章通过大量相关文献综述提炼出研究的方向和思路；第三章通过相关理论分析演绎归纳了研究的理论基础和方法支撑；第四章详述了GI非赢利城市公共空间规划分析方法的模型实现过程,并推算出一系列规划方案的经济规律；第五章通过英国Wicker地块旧城改造更新项目和中国杭州钱江新城开发两个实证研究,分别将本文研究成果在不同的社会经济背景和规划目标中进行了实践；第六章为结论和建议。
论文的主要结论集中在六个方面：(1)首次在规划领域提出了GI概念,利用赢利性城市用地反哺非赢利城市公共空间的原理,将土地价值剩余作为非赢利城市公共空间规划实施的自给资金来源；(2)为非赢利城市公共空间和赢利性城市用地平衡提供了理论和方法依据,得出单位面积各类用地对于非赢利城市公共空间的供给能力函数模型；(3)得出了城市形态对于非赢利城市公共空间供给能力的作用规律,并归纳了城市规划在确定土地开发强度指标时应避免的不经济问题；(4)通过数学函数和计算机三维模型的开发,实现了城市规划的自动化经济分析,也为公众参与、利益平衡提供了技术平台；(5)风险分析加强了规划方案应对市场环境变化的能力；(6)为规划方案优选提供“人——机——评价对象”的一体化评价模式。最后,本文指出了制度、社会经济以及土地开发环境对于该规划分析方法的约束,并提出了一系列相关建议,但仍不够全面和深入,解决这些问题还有待进一步研究。
The practice of unilaterally government-funded investment cannot meet the growing requirements of urban open space against the background of high-speed urbanization in contemporary China. Furthermore, the strategy of Urban Management utilized in most Chinese cities in recent years triggers more utilitarian problems:profitable projects are more easily incepted, while the planning of non-profitable urban open space becomes vulnerable. Therefore, this thesis proposes the concept of Guaranteed Investment (GI) in the field of urban planning for the first time; and develops a set of GI analytical planning methodology. These include the theory foundation, the method construction and the sites pilot. These methods are aimed at the non-profitable urban open space in order to solve such problems as funding shortage for building non-profitable urban open space; and to improve the response capability of urban planning to the market.
This is a combination study of both theory and method. In accordance with the premise of social welfare maximization, the thesis utilizes the principle that profitable urban land supports non-profitable urban open space. It examines the financial viability of profitable urban land-use, balances the benefits amongst stakeholders, advances the planning procedure and public participation, and improves the feasibility of urban planning in the market mechanism. Mathematical models are employed to abstract the inner financial mechanisms of morphology, and computer models are also developed to realize the 3D visualization and automatic real-time analysis. In addition, reference access, statistical analysis, field access, interviews, etc. are applied in both the Chinese and British case studies.
It is divided into six chapters. The first chapter introduces the research background and purpose, the definition and scope of the research, as well as the research questions and framework. The second chapter extracts the basic research ideas by referring to a large number of relevant literatures. The third chapter summarizes the theoretical basis and the supporting methodology. The fourth chapter covers the process and details of development of G1 Analytical Planning Study of Non-profitable Urban Open Space, and also some economic inferences for the urban morphology are drawn out from the physical-financial model. Two examples with different social-economic backgrounds and planning purposes are piloted within the study:a renovation plan of the Wicker Riverside site in the UK, and a new development plan of Qiantang Riverside site. Finally, the research conclusions and recommendations for the policies and guidelines are drawn out in the last chapter.
The main conclusions and innovations focus on six aspects:(1) the concept of G1 is proposed for the first time in this thesis; and the residual land value is used to be the source of self-funding for the non-profitable urban open spaces in the planning implementation; (2) a principle and methodology are developed to balance the non-profitable urban open spaces and profitable urban land-use; also some mathematical functions of offering open spaces are summarized for various types of unban land-use; (3) some economic inferences concerning the urban morphology are drawn out from the physical-financial model, and some uneconomical situations are pointed out so as to be avoided in the urban planning; (4) an automatic tool of economic analysis is developed through the combination of mathematical functions and computer models, which also supplies a platform of balancing the benefits amongst stakeholders and encouraging public participation; (5) the response ability of urban plan is greatly improved through risk analysis; (6) a'Man-Computer-Object' optimization assessment model is developed in the study. Finally, the constraints from the environment of the political system and the socio-economic and uroan land development system are pointed out. The analytical study need to be polished to fit the specific situations in further studies, although some initial suggestions are proposed in the final part.
本文是理论与方法相结合的应用性研究。在社会福利最大化的前提下,本文利用赢利性城市用地反哺非赢利城市公共空间的原理,通过赢利性城市用地的经济作用机制研究,健全利益主体平衡和公众参与机制,完善城市规划编制方法,以提高规划方案在市场环境下的可操作性。研究利用数学模型将规划的内在经济作用进行抽象描述；利用计算机模型实现方案的三维可视化和自动化实时评估。最后,作者通过资料查阅、统计分析、实地踏勘、访谈调研等方法,选取中英两国代表性实例对本研究进行了应用验证。
全文共有六章。第一章为绪论,对课题的研究背景、研究意义、基本概念与范围界定、研究框架等问题进行了阐述；第二章通过大量相关文献综述提炼出研究的方向和思路；第三章通过相关理论分析演绎归纳了研究的理论基础和方法支撑；第四章详述了GI非赢利城市公共空间规划分析方法的模型实现过程,并推算出一系列规划方案的经济规律；第五章通过英国Wicker地块旧城改造更新项目和中国杭州钱江新城开发两个实证研究,分别将本文研究成果在不同的社会经济背景和规划目标中进行了实践；第六章为结论和建议。
论文的主要结论集中在六个方面：(1)首次在规划领域提出了GI概念,利用赢利性城市用地反哺非赢利城市公共空间的原理,将土地价值剩余作为非赢利城市公共空间规划实施的自给资金来源；(2)为非赢利城市公共空间和赢利性城市用地平衡提供了理论和方法依据,得出单位面积各类用地对于非赢利城市公共空间的供给能力函数模型；(3)得出了城市形态对于非赢利城市公共空间供给能力的作用规律,并归纳了城市规划在确定土地开发强度指标时应避免的不经济问题；(4)通过数学函数和计算机三维模型的开发,实现了城市规划的自动化经济分析,也为公众参与、利益平衡提供了技术平台；(5)风险分析加强了规划方案应对市场环境变化的能力；(6)为规划方案优选提供“人——机——评价对象”的一体化评价模式。最后,本文指出了制度、社会经济以及土地开发环境对于该规划分析方法的约束,并提出了一系列相关建议,但仍不够全面和深入,解决这些问题还有待进一步研究。
The practice of unilaterally government-funded investment cannot meet the growing requirements of urban open space against the background of high-speed urbanization in contemporary China. Furthermore, the strategy of Urban Management utilized in most Chinese cities in recent years triggers more utilitarian problems:profitable projects are more easily incepted, while the planning of non-profitable urban open space becomes vulnerable. Therefore, this thesis proposes the concept of Guaranteed Investment (GI) in the field of urban planning for the first time; and develops a set of GI analytical planning methodology. These include the theory foundation, the method construction and the sites pilot. These methods are aimed at the non-profitable urban open space in order to solve such problems as funding shortage for building non-profitable urban open space; and to improve the response capability of urban planning to the market.
This is a combination study of both theory and method. In accordance with the premise of social welfare maximization, the thesis utilizes the principle that profitable urban land supports non-profitable urban open space. It examines the financial viability of profitable urban land-use, balances the benefits amongst stakeholders, advances the planning procedure and public participation, and improves the feasibility of urban planning in the market mechanism. Mathematical models are employed to abstract the inner financial mechanisms of morphology, and computer models are also developed to realize the 3D visualization and automatic real-time analysis. In addition, reference access, statistical analysis, field access, interviews, etc. are applied in both the Chinese and British case studies.
It is divided into six chapters. The first chapter introduces the research background and purpose, the definition and scope of the research, as well as the research questions and framework. The second chapter extracts the basic research ideas by referring to a large number of relevant literatures. The third chapter summarizes the theoretical basis and the supporting methodology. The fourth chapter covers the process and details of development of G1 Analytical Planning Study of Non-profitable Urban Open Space, and also some economic inferences for the urban morphology are drawn out from the physical-financial model. Two examples with different social-economic backgrounds and planning purposes are piloted within the study:a renovation plan of the Wicker Riverside site in the UK, and a new development plan of Qiantang Riverside site. Finally, the research conclusions and recommendations for the policies and guidelines are drawn out in the last chapter.
The main conclusions and innovations focus on six aspects:(1) the concept of G1 is proposed for the first time in this thesis; and the residual land value is used to be the source of self-funding for the non-profitable urban open spaces in the planning implementation; (2) a principle and methodology are developed to balance the non-profitable urban open spaces and profitable urban land-use; also some mathematical functions of offering open spaces are summarized for various types of unban land-use; (3) some economic inferences concerning the urban morphology are drawn out from the physical-financial model, and some uneconomical situations are pointed out so as to be avoided in the urban planning; (4) an automatic tool of economic analysis is developed through the combination of mathematical functions and computer models, which also supplies a platform of balancing the benefits amongst stakeholders and encouraging public participation; (5) the response ability of urban plan is greatly improved through risk analysis; (6) a'Man-Computer-Object' optimization assessment model is developed in the study. Finally, the constraints from the environment of the political system and the socio-economic and uroan land development system are pointed out. The analytical study need to be polished to fit the specific situations in further studies, although some initial suggestions are proposed in the final part.
引文
1. Acharya, Gayatri and Lynne L. Bennett., Valuing Open Space and Land-Use Patterns in Urba n Watersheds [J], Journal of Real Estate Finance and Economics.2001.22(2-3):221-237.
2. Backhaus, Jurgen G.,"Germany" [J]. American Journal of Economic & Sociology,2000.59(5):221-237.
3. Barry P. Marketplace Chartered Quantity Surveyor,1992.December/January:34-35.
4. Barry C Field.Jon M Conrad Economic Issues in Programs of Transferable Development Righ ts [J], Land Economics.1975,51(04):331-340.
5. Buckland, J. G. The History and use of Purchase of Development Rights in the United States [ J]. Landscape and Urban Planning.1987,14(3):237-252.
6. Burton, E. The compact city:Just or just compact? A preliminary analysis[J]. Urban Studies. 2000.37 (11):1969-2006.
7. Chau,K.W., Wong, S.K., Yau, Y. and Yeung, A.K.C. Determining optimal building height [J] . Urban Studies.2007.44,591-607.
8. Connellan, O., Lichfield, N. Great Britain, Land Value and Community Betterment Taxation in. Britain:Proposals for Legislation and Practice [J], American Journal of Economic and Sociology,2000.59(5):239-2 58
9. Eppli, M. and Tu, C. Valuing new urbanism; the case of Kentlands [J], Real Estate Economics ,1999.27(3):425-451.
10. French, N.S., Freehold Valuations:the relationship between implicit and explicit DCF method s. Journal of Property Investment and Finance,2006,24(1):87-91.
11. Guy S'Developing alternatives:energy, offices and the environment International [J], Journ al of Urban and Regional Research,1998.22(2):264-282.
12. Henneberry, J., Lange, E., Moore, S., Morgan, E.& Zhao, N. Modelling the Relationship betw een Development Design and Financial Viability [C], Book of Abstracts and Programme,17th Annual ERES Conference, Milan, Italy, p.216.
13. Ivo, G. Responsible property investment criteria developed using the Delphi Method [J]. Buil ding Research and Information.2008.36 (1):20-36.
14. Laverne, R. and Winson-Geideman, K. The Influence of Trees and Landscaping on Rental Ra tes at Office Buildings [J], Journal of Arboriculture,2003.29(5),281-290.
15. Liu, H. C., H., Variation of floor rent differentials of hGIh-rise buildings, Papers in Regional Science,2004.83:495-503.
16. Luttik, J. The value of trees, water and open spaces as reflected by house prices in the Netherl ands [J], Landscape and Urban Planning,2000.48,161-167.
17. Nechyba, T. J., Walsh, R. P. Urban Sprawl [J]. The Journal of Economic Perspectives,2004. 18(4),177-200.
18. Rowley, A., Mixed-Use Development:ambGIuous concept, simplistic analysis and wishfil thi nking? [J], Planning Practice and Research.1996.11(1):85-98.
19. Rybeck,W., United States [J], American Journal of Economic and Sociology, 2000.59(5):137-183
20. Samuelson P.A., The Pure Theory of Public Expenditure [J], Review of Econimics and Statist ics,1954(11):387-389.
21. Tang, B. S., and R. M. H. Tang. Development control, planning incentive and urban redevelo pment:evaluation of a two-tier plot ratio system in Hong Kong [J], Land Use Policy.1999.16 (1):33-43.
22. Thinh, N. X., G. Arlt, B. Heber, J. Hennersdorf, and I. Lehmann. Evaluation of urban land-use structures with a view to sustainable development [J]. Environmental Impact Assessment Rev iew.2002.22 (5):475-492.
23. Verhage R & Needham B., Negotiating about the residential environment:it is not only mone y that matters [J], Urban Studies,1997.34(12):2053-2086.
24. Williams. K., Urban intensification policies in England:problems and contradictions [J], Lan d Use Policy,1999.16(3):167-178.
25. Vandell, K. and Lane, J.. The economics of architecture and urban design:Some preliminary f indings [J], Real Estate Economics,1989.17(2),235-260.
26. Vallance, S., Perkins, H. C., Moore, K., The results of making a city more compact:neighbou rs'interpretation of urban infill [J], Environment and Planning B-Planning and Design,2005. 32(5),715-733.
27. Zhao. N., Hua, C., Gu, Z., An Approach of Determination on the Prime Technical and Econo mic Index in Regular Plans[C], Book of Abstracts and Programme,23rd Annual AESOP Conf erence, Liverpool, UK.2009.
28. Zhao, N., Hua, C., A Land-use assessment model for hilly towns in south-eastern China. [C], Book of Abstracts and Programme,52nd Annual ACSP Conference, Minneapolis, US.2010.
29. Adams C.D., Urban Planning and the Development Process[M], London:UCL Press.1994.
30. Agranoff, R., McGuire, M., Collaborative Public Management:New Strategy for Local Gover nment[M], Bristol:University Presses Marketing,2003.
31. Bibby, P. Residential Property Utilization:Monitoring the Government Intensification.2007.
32. Blackledge, M., Introducting Property Valuation[M], New York:Routledge,2009.
33. Carmona, M., de Magalhaes, C., Edwards, M., Awuor, B. and Aminossehe, S. The Value of U rban Design [M], CABE and DETR, Tonbridge.2001.
34. Cullingworth, B., Caves,R. W.,Planning in the USA:Polices, issues, and processes (3rd editi on) [M], Routledge, London and New York.2009.
35. Evans, A. Economics, Real Estate and the Supply of Land[M], Oxford:Blackwell Publishing Ltd.,2004,
36. Havard T., Comtemporary Property Development (second edition) [M], London:RIBA,2008.
37. Henneberry, J., Lange, E., Moore, S., Morgan, E.& Zhao, N. Physical-Financial Modelling as an Aid to Developers Decision-making [M], Blackwell, London2011.
38. Isaac, D., Property Development:Appraisal and Finance [M], London, Macmillan.1996.
39. Levy, J. M., Contemporary Urban Planning (6th edition) [M], Prentice Hall,2002.
40. J. Barry Cullingworth and Vincent Nadin. Town & Country Planning in Britain (Eleventh Edi tion) [M]. London and New York:Routledge,1994.
41. Oxley M. Economics, Planning and Housing [M], London:Palgave.2004.
42. RICS & DoE? Quality of Urban Design:A Study on the Involvement of Private Property Deci sion-makers in Urban Design [M].London, Royal Institution of Chartered Surveyors and Dep artment of the Environment.1996.
43. RICS., Rydin, Y., Quality in Urban Design:a study of the involvement of private property de cision-makers. London,2003.
44. RICS. Density and the London Plan Ⅱ:Exploring mixed use and neighbourhood densities, Lo ndon:Llewellyn-Davies for the Greater London Authority,2003.
45. Seeley, I. H. Building Economics [M].4th edn. London:Palgrave.1996.
46. Syms, P, Land, Development and Design, Oxford, Blackwell Publishing,2002.
47. Tunstall, G., Managing the Building Design Process (2nd Edition) [M], Oxford:Elsevier,200 6.
48. Worpole K., The Value of Architecture-Design, Economy and the Architectural Imagination [M], RIB A Future Studies series, London, RIB A.1999.
49. Wyatt, P.,Property Valuation[M], Oxford:Blackwell,2007.
50. Planning Policy Statement 1:Delivering Sustainable Development, London,2005.
51. Consultation Paper on a New Planning Policy Statement 3-Housing, London,2005.
52. UK, BCIS 4Q costs, London,2009.
53. Code of Measuring Practice (6th Edition), RICS, London,2007.
54. The Town and Country Planning (Use Classes) Order, Statutory Instrument No.764. London. 1987.
55. CABE. The Value of Urban DesGIn, London, CABE,2001.
56. CABE, The Value of Housing DesGIn and Layout, London, CABE,2003.
57. CABE, Getting Value for Money from Construction Projects through DesGIn, London, Natio nal Audit Office, CABE,2004.
58. CABE, The Value Handbook, London, CABE,2006.
59. Carmona, M., de Magalhaes, C., Edwards, M., Awuor, B. and Aminossehe, S. The Value of U rban Design[R], CABE and DETR, Thomas Telford, Tonbridge.2001.
60. Eppli M & Tu C.,Valuing the New Urbanism:The Impact of the New Urbanism on Prices of Single Family Houses, Washington DC, Urban Land Institute.1999.
61. Gillespies, Sheffield City Centre Urban Design Compendium, Sheffield, SCC,2004.
62. Henneberry, J. Property Development, Sheffield, the University of Sheffield,2007.
63. PPS 25 Development and Flood Risk
64. Property Council of Australia, The Design Dividend, Canberra, PCA National Office.1999.
65. Smith T., Managing cost for long term competitiveness. RICS General Practice Members Info rmation Service.1992.
66. Sheffield City Council, Unitary Development Plan, Sheffield, SCC,1998.
67. Sheffield City Council, Wicker Riverside Action Plan 2007-2017, Sheffield, SCC,2007.
68. Sheffield City Council et. al.,Sheffield City Centre Masterplan Review and Roll Forward, Sh effield, SCC,2008.
69. Moore, S., Morgan, E.& Zhao, N. Density, Built Form and Development Viability.2nd URS ULA Conference, Sheffield,2009.
70. Strategic Housing Market Assessments, London, PPS3.2007.
71. Syms, P., Releasing Brownfields. London, RICS Foundation.2001.
72. Furlong, R. (2008) Compact and bijou-the slums of tomorrow? http://news.bbc.co.uk/1/hi/m agazine/7612384.stm
73. http://www.camden.gov.uk/ccm/content/environment/planning-and-built-environment/introdu ction-to-planning/planning-terms-a-l.en?page=7
74.班茂盛,国内外开发区土地集约利用的途径及其启示[J],世界地理研究,2007,16(3)：40-50.
75.陈锋.城市广场公共空间市民社会[J],城市规划.27(9)：56-62.
76.陈燕飞,杜鹏飞,郑筱津,等,GIS的南宁市建设用地生态适宜性评价[J],清华大学学报(自然科学版),2006,46(6)：801-804.
77.杜良晖,城市公共空间的生存与发展[J],小城镇建设,2003(3)：48-51.
78.冯健,杭州市人口密度空间分布及其演化的模型研究[J],地理研究,2002,21(5)：535-645.
79.冯健,周一星.1990年代北京市人口空间分布的最新变化[J],城市规划,2003,27(5)55-63.
80.桂晓峰,戈岳,关于历史文化街区保护资金问题的探讨[J].城市规划,2005,29(7)：79-83.
81.黄明华,郑晓伟,效率和公平视角下的小城镇开发强度分区研究——以陕西洛川城区控制性详细规划为例[J].城市规划,2009,33(3)：71-82.
82.胡庆钢,倪庆梅,旧城改造规划经济分析方法初探[J],规划师,2008,24(6),79：83.
83亢雁直,规划管理的经济利益和物权问题漫议[J],城市规划,2002.26(9)：28-39
84.雷爱先,重构收益分配关系——谈怎样推进集体土地制度创新[J],中国土地,2001(3)：22-23.
85.李浩,控制性详细规划指标调整工作的问题与对策[J],城市规划,2008,32(3)：45-49.
86.李咏华,赵宁,生态敏感区建筑遗产群保护规划方法探索——以浙江大学之江校区为例[J],浙江大学学报(理学版).2008,35(6)：707-713.
87.骆小芳,城市公共空间与社会生活[J],时代建筑,1998(02)：78-79.
88.山田二郎.,日本的土地税制[J],内蒙古大学学报(哲学社会科学版).1996.
89.欧阳安蛟,容积率影响地价的作用机制和规律研究[J],城市规划,1996(2)：18-21.
90.欧阳安蛟,容积率影响地价的规律及修正系数确定法[J],经济地理,1996,16(1)：97-101.
91.陶小俊,商品房开发项目最佳容积率模型构建[J],山西建筑,2009,35(11)：225-226..
92.邵诏亚,公众参与与城市规划的理性选择[J],规划师[J],2006(6)
93.石楠,试论城市规划中的公共利益[J],城市规划[J],2004,28(6)：20-33.
94.王玲,王伟强,城市公共空间的公共经济学分析[J],城市规划汇刊,2002,137(1)：40-44.
95.汪坚强”民主化”的更新改造之路-对旧城更新改造中公众参与问题的思考[J],城市规划2002(07)
96王郁,城市规划管理的司法监督——基于美英日三国的制度比较[J],国际城市规划,2009,24(4)：74-79.
97.吴可人,华晨,城市规划中四类利益主体剖析[J],城市规划.2005,29(11)：80-85.
98.许松辉.周文,面向管理的公共空间设计控制[J],规划师,2007(12)：
99.徐怡芳,共生时代与城市公共空间[J],时代建筑,1998(02)：76-77.
100.闫永涛,冯长春,北京市城市土地利用强度空间结构研究[J],中国土地科学,2009, 23(3)：37-43.
101.杨保军,城市公共空间的失落与新生[J],城市规划学刊,2006(6)：9-15
102.杨松筠,陈韦,对我国住宅合理密度的初探[J],城市规划,2005.9(3)：72-76
103.叶可庄,论房地产项目开发中容积率与经济效益[J],城市建设,2009,32：151-152.
104.愈剑光,宋燕伟,公众参与实现城市公共空间利益最大化[J],北京规划建设2005(6)：26-28.
105.张鸿雁,城市空间的社会与城市文化资本论城市公共空间市民属性研究[J],城市科学,2005,127(5)：2-8.
106.张泉,权威从何而来——控制性详细规划制定问题探讨[J],城市规划,2008,32(2)：33-37.
107.赵宁,华晨,范理扬,旧城佳区改造与更新探索——以杭州劝业里为例讨[J],华中建筑,2008.26(3)：172-180.
108.赵宁,华晨,英国住房规划的经济评估体系及其思考[J],建筑学报,2011(2)：110-113.
109.赵宁,华晨,利用定量分析法确定城市建筑风格的应用探索——以台州玉环城市建筑风格研究为例[J],规划师,2007,23(12)：99-103
110.赵宁,李王鸣,浙江省山地丘陵城镇建设用地特征分析及理性思考[C],第三届“中国城市发展与土地政策”国际研讨会论文集,183-192,2008.
111.赵宁,葛丹东,华晨,定量分析方法确定城市建筑风格的应用与探索[J],浙江大学学报(理学版),2009,36(1)：109-115.
112.赵守谅,陈婷婷,在经济分析的基础上编制控制性详细规划——从美国区划得到的启示[J].国外城市规划,2006,21(1)：79-82.
113.赵秀敏,葛坚,城市公共空间规划与设计中的公众参与问题[J],城市规划,2004(1)：69-72.
114.赵延军,王晓鸣,开发项目最佳容积率研究[J],长安大学学报(社会科学版) 2008,10(2)：92-95.
115.郑云有,周国华,容积率与建筑密度对地价的综合影响研究——以株洲市商业用地为例[J],经济地理,2002,22(1)：56-58.
116.周炳中,包浩生,彭补拙,长江三角洲地区土地资源开发强度评价研究[J],地理科学,2000,20(3)：218-223.
117.艾建国,吴群等,不动产估价[M],北京：中国农业出版社,2002.
118.邓宏乾,中国房地产税制研究[M],武汉：华中师范大学出版社,2000.
119.丁致成,城市多赢策略——都市计划与公共利益[M],台湾：创新出版社,2000-138.
120.樊勇明,杜莉,公共经济学[M],上海：复旦大学出版社,2001.
121.冯宗容,许涛峰,城市地产经济[M],成都：四川大学出版社,2001.
122.李德华,城市规划原理[M],中国建筑工业出版社,2001.
123.林增杰,等,中国大陆与港澳台地区土地法律比较研究[M].天津：天津大学出版社,2001.
124.李津逵,城市经营——理念、方案和风险[M],2002
125.刘宁,房地产投资分析[M],大连：大连理工大学出版社.2009.
126,郝建新,等译,建筑经济学[M],天津：南开大学出版社.2006.
127顾准.希腊城邦制度[M],贵阳：贵州人民出版社,1994.
128.帕克,等.城市社会学[M],北京：华夏出版社,1987.
129.宋伟,王恩茂.等,工程经济学[M],北京：人民交通出版社.2006
130.[美]约翰.M..利维.现代城市规划(第五版)[M],北京：中国人民大学出版社,2003.
131.[美]克莱尔·库伯·马库斯,弗兰西斯.人性场所——城市开放空间设计导则[M].北京：中国建筑工业出版社,2001.
132.邱岳,甘靖中,全国注册城市规划师执业资格考试辅导教材(城市规划实务)[M],北京：中国建筑工业出版社,2010.
133.苏志超,地价与地税[M],台北：—文出版社,1974
134.王霞、尤建新,城市土地经济学[M].上海：复旦大学出版社,2004
135.约瑟夫.E.斯蒂格利茨,安东尼.B.阿特金森,公共经济学[M],上海：上海人民出版社,1994,621
136.约瑟夫.E.斯蒂格利茨,经济学(第二版)上册[M],北京：中国人民大学出版社,2000：138.
137.张俊,城市土地增值收益分配问题研究[M],北京：地质出版社,2007.
138.张启智,严存宝.城市公共基础设施投融资方式选择[M],北京：中国金融出版社,2008.
139.陈敏,基于城市公共空间拓展的城市私有空间公共化研究,[硕士学位论文].上海：同济大学,2009.
140.石楠,城市规划政策与政策性规划[博士学位论文],北京：北京大学,2005.
141.师学义,基于GIS的县级土地利用规划理论与方法研究[博士学位论文],南京：南京农业大学,2003.
142.顾哲,基于公平公正视角的城市更新机制研究[博士学位论文],上海：同济大学,2009.
143.汪德军,中国城市化进程中的土地利用效率研究,[博士学位论文].沈阳：辽宁大学,2008.
144.王庆琨,城市化进程中的城市土地利用效率及其评价研究——个理论框架及其对山东半岛城市群的实证分析[D],[硕士学位论文].泰安：山东农业大学,2007.
145吴可人,城市规划中四类利益主体剖析及利益协调机制研究.[硕士学位论文],杭州：浙江大学,2006
146.杨新和,城市住区设计中的建筑容积率研究[博士学位论文],西安：西安建筑科技大学,2004.
147.周刚华,城市土地价格的微观影响因素及其实证研究[博士学位论文],杭州：浙江大学,2001.
148杭州市规划局,《杭州市城市规划管理技术规定(试行)》,2005.
149.杭州市规划局,《滨江新城南星单元控制性详细规划》,2004.
150.杭州市规划局,《滨江新城近江单元控制性详细规划》,2004.
151.杭州市规划局,《滨江新城17号地块建筑设计方案》,2010
152.全国人民代表大会常务委员会,中华人民共和国主席令第23号.《中华人民共和国城市规划法》,2000.
153.上海市人民政府令第12号.《上海市城市规划管理技术规定》,2003.
154.哈规联(2007)1号.《哈尔滨市建筑容积率及相关问题管理暂行规定》,2007.
155.中华人民共和国建设部令第14号.《城市规划编制办法》,1991.
156.中华人民共和国建设部令第14号.《城市规划编制办法实施细则》,1991.
157.中华人民共和国建设部第322号,《城市用地分类与规划建设用地标准》(GBJ137-90),1991.
158.中华人民共和国建设部第326号,《建筑工程建筑面积计算规范》(GB/T50353-2005),2005.
159. http://www.zgtdxh.org.cn/pub/clss/news/zcbt/index_4.htm
160. http://wenku.baidu.com/view/771f18791711cc7931b7160c.html
2. Backhaus, Jurgen G.,"Germany" [J]. American Journal of Economic & Sociology,2000.59(5):221-237.
3. Barry P. Marketplace Chartered Quantity Surveyor,1992.December/January:34-35.
4. Barry C Field.Jon M Conrad Economic Issues in Programs of Transferable Development Righ ts [J], Land Economics.1975,51(04):331-340.
5. Buckland, J. G. The History and use of Purchase of Development Rights in the United States [ J]. Landscape and Urban Planning.1987,14(3):237-252.
6. Burton, E. The compact city:Just or just compact? A preliminary analysis[J]. Urban Studies. 2000.37 (11):1969-2006.
7. Chau,K.W., Wong, S.K., Yau, Y. and Yeung, A.K.C. Determining optimal building height [J] . Urban Studies.2007.44,591-607.
8. Connellan, O., Lichfield, N. Great Britain, Land Value and Community Betterment Taxation in. Britain:Proposals for Legislation and Practice [J], American Journal of Economic and Sociology,2000.59(5):239-2 58
9. Eppli, M. and Tu, C. Valuing new urbanism; the case of Kentlands [J], Real Estate Economics ,1999.27(3):425-451.
10. French, N.S., Freehold Valuations:the relationship between implicit and explicit DCF method s. Journal of Property Investment and Finance,2006,24(1):87-91.
11. Guy S'Developing alternatives:energy, offices and the environment International [J], Journ al of Urban and Regional Research,1998.22(2):264-282.
12. Henneberry, J., Lange, E., Moore, S., Morgan, E.& Zhao, N. Modelling the Relationship betw een Development Design and Financial Viability [C], Book of Abstracts and Programme,17th Annual ERES Conference, Milan, Italy, p.216.
13. Ivo, G. Responsible property investment criteria developed using the Delphi Method [J]. Buil ding Research and Information.2008.36 (1):20-36.
14. Laverne, R. and Winson-Geideman, K. The Influence of Trees and Landscaping on Rental Ra tes at Office Buildings [J], Journal of Arboriculture,2003.29(5),281-290.
15. Liu, H. C., H., Variation of floor rent differentials of hGIh-rise buildings, Papers in Regional Science,2004.83:495-503.
16. Luttik, J. The value of trees, water and open spaces as reflected by house prices in the Netherl ands [J], Landscape and Urban Planning,2000.48,161-167.
17. Nechyba, T. J., Walsh, R. P. Urban Sprawl [J]. The Journal of Economic Perspectives,2004. 18(4),177-200.
18. Rowley, A., Mixed-Use Development:ambGIuous concept, simplistic analysis and wishfil thi nking? [J], Planning Practice and Research.1996.11(1):85-98.
19. Rybeck,W., United States [J], American Journal of Economic and Sociology, 2000.59(5):137-183
20. Samuelson P.A., The Pure Theory of Public Expenditure [J], Review of Econimics and Statist ics,1954(11):387-389.
21. Tang, B. S., and R. M. H. Tang. Development control, planning incentive and urban redevelo pment:evaluation of a two-tier plot ratio system in Hong Kong [J], Land Use Policy.1999.16 (1):33-43.
22. Thinh, N. X., G. Arlt, B. Heber, J. Hennersdorf, and I. Lehmann. Evaluation of urban land-use structures with a view to sustainable development [J]. Environmental Impact Assessment Rev iew.2002.22 (5):475-492.
23. Verhage R & Needham B., Negotiating about the residential environment:it is not only mone y that matters [J], Urban Studies,1997.34(12):2053-2086.
24. Williams. K., Urban intensification policies in England:problems and contradictions [J], Lan d Use Policy,1999.16(3):167-178.
25. Vandell, K. and Lane, J.. The economics of architecture and urban design:Some preliminary f indings [J], Real Estate Economics,1989.17(2),235-260.
26. Vallance, S., Perkins, H. C., Moore, K., The results of making a city more compact:neighbou rs'interpretation of urban infill [J], Environment and Planning B-Planning and Design,2005. 32(5),715-733.
27. Zhao. N., Hua, C., Gu, Z., An Approach of Determination on the Prime Technical and Econo mic Index in Regular Plans[C], Book of Abstracts and Programme,23rd Annual AESOP Conf erence, Liverpool, UK.2009.
28. Zhao, N., Hua, C., A Land-use assessment model for hilly towns in south-eastern China. [C], Book of Abstracts and Programme,52nd Annual ACSP Conference, Minneapolis, US.2010.
29. Adams C.D., Urban Planning and the Development Process[M], London:UCL Press.1994.
30. Agranoff, R., McGuire, M., Collaborative Public Management:New Strategy for Local Gover nment[M], Bristol:University Presses Marketing,2003.
31. Bibby, P. Residential Property Utilization:Monitoring the Government Intensification.2007.
32. Blackledge, M., Introducting Property Valuation[M], New York:Routledge,2009.
33. Carmona, M., de Magalhaes, C., Edwards, M., Awuor, B. and Aminossehe, S. The Value of U rban Design [M], CABE and DETR, Tonbridge.2001.
34. Cullingworth, B., Caves,R. W.,Planning in the USA:Polices, issues, and processes (3rd editi on) [M], Routledge, London and New York.2009.
35. Evans, A. Economics, Real Estate and the Supply of Land[M], Oxford:Blackwell Publishing Ltd.,2004,
36. Havard T., Comtemporary Property Development (second edition) [M], London:RIBA,2008.
37. Henneberry, J., Lange, E., Moore, S., Morgan, E.& Zhao, N. Physical-Financial Modelling as an Aid to Developers Decision-making [M], Blackwell, London2011.
38. Isaac, D., Property Development:Appraisal and Finance [M], London, Macmillan.1996.
39. Levy, J. M., Contemporary Urban Planning (6th edition) [M], Prentice Hall,2002.
40. J. Barry Cullingworth and Vincent Nadin. Town & Country Planning in Britain (Eleventh Edi tion) [M]. London and New York:Routledge,1994.
41. Oxley M. Economics, Planning and Housing [M], London:Palgave.2004.
42. RICS & DoE? Quality of Urban Design:A Study on the Involvement of Private Property Deci sion-makers in Urban Design [M].London, Royal Institution of Chartered Surveyors and Dep artment of the Environment.1996.
43. RICS., Rydin, Y., Quality in Urban Design:a study of the involvement of private property de cision-makers. London,2003.
44. RICS. Density and the London Plan Ⅱ:Exploring mixed use and neighbourhood densities, Lo ndon:Llewellyn-Davies for the Greater London Authority,2003.
45. Seeley, I. H. Building Economics [M].4th edn. London:Palgrave.1996.
46. Syms, P, Land, Development and Design, Oxford, Blackwell Publishing,2002.
47. Tunstall, G., Managing the Building Design Process (2nd Edition) [M], Oxford:Elsevier,200 6.
48. Worpole K., The Value of Architecture-Design, Economy and the Architectural Imagination [M], RIB A Future Studies series, London, RIB A.1999.
49. Wyatt, P.,Property Valuation[M], Oxford:Blackwell,2007.
50. Planning Policy Statement 1:Delivering Sustainable Development, London,2005.
51. Consultation Paper on a New Planning Policy Statement 3-Housing, London,2005.
52. UK, BCIS 4Q costs, London,2009.
53. Code of Measuring Practice (6th Edition), RICS, London,2007.
54. The Town and Country Planning (Use Classes) Order, Statutory Instrument No.764. London. 1987.
55. CABE. The Value of Urban DesGIn, London, CABE,2001.
56. CABE, The Value of Housing DesGIn and Layout, London, CABE,2003.
57. CABE, Getting Value for Money from Construction Projects through DesGIn, London, Natio nal Audit Office, CABE,2004.
58. CABE, The Value Handbook, London, CABE,2006.
59. Carmona, M., de Magalhaes, C., Edwards, M., Awuor, B. and Aminossehe, S. The Value of U rban Design[R], CABE and DETR, Thomas Telford, Tonbridge.2001.
60. Eppli M & Tu C.,Valuing the New Urbanism:The Impact of the New Urbanism on Prices of Single Family Houses, Washington DC, Urban Land Institute.1999.
61. Gillespies, Sheffield City Centre Urban Design Compendium, Sheffield, SCC,2004.
62. Henneberry, J. Property Development, Sheffield, the University of Sheffield,2007.
63. PPS 25 Development and Flood Risk
64. Property Council of Australia, The Design Dividend, Canberra, PCA National Office.1999.
65. Smith T., Managing cost for long term competitiveness. RICS General Practice Members Info rmation Service.1992.
66. Sheffield City Council, Unitary Development Plan, Sheffield, SCC,1998.
67. Sheffield City Council, Wicker Riverside Action Plan 2007-2017, Sheffield, SCC,2007.
68. Sheffield City Council et. al.,Sheffield City Centre Masterplan Review and Roll Forward, Sh effield, SCC,2008.
69. Moore, S., Morgan, E.& Zhao, N. Density, Built Form and Development Viability.2nd URS ULA Conference, Sheffield,2009.
70. Strategic Housing Market Assessments, London, PPS3.2007.
71. Syms, P., Releasing Brownfields. London, RICS Foundation.2001.
72. Furlong, R. (2008) Compact and bijou-the slums of tomorrow? http://news.bbc.co.uk/1/hi/m agazine/7612384.stm
73. http://www.camden.gov.uk/ccm/content/environment/planning-and-built-environment/introdu ction-to-planning/planning-terms-a-l.en?page=7
74.班茂盛,国内外开发区土地集约利用的途径及其启示[J],世界地理研究,2007,16(3)：40-50.
75.陈锋.城市广场公共空间市民社会[J],城市规划.27(9)：56-62.
76.陈燕飞,杜鹏飞,郑筱津,等,GIS的南宁市建设用地生态适宜性评价[J],清华大学学报(自然科学版),2006,46(6)：801-804.
77.杜良晖,城市公共空间的生存与发展[J],小城镇建设,2003(3)：48-51.
78.冯健,杭州市人口密度空间分布及其演化的模型研究[J],地理研究,2002,21(5)：535-645.
79.冯健,周一星.1990年代北京市人口空间分布的最新变化[J],城市规划,2003,27(5)55-63.
80.桂晓峰,戈岳,关于历史文化街区保护资金问题的探讨[J].城市规划,2005,29(7)：79-83.
81.黄明华,郑晓伟,效率和公平视角下的小城镇开发强度分区研究——以陕西洛川城区控制性详细规划为例[J].城市规划,2009,33(3)：71-82.
82.胡庆钢,倪庆梅,旧城改造规划经济分析方法初探[J],规划师,2008,24(6),79：83.
83亢雁直,规划管理的经济利益和物权问题漫议[J],城市规划,2002.26(9)：28-39
84.雷爱先,重构收益分配关系——谈怎样推进集体土地制度创新[J],中国土地,2001(3)：22-23.
85.李浩,控制性详细规划指标调整工作的问题与对策[J],城市规划,2008,32(3)：45-49.
86.李咏华,赵宁,生态敏感区建筑遗产群保护规划方法探索——以浙江大学之江校区为例[J],浙江大学学报(理学版).2008,35(6)：707-713.
87.骆小芳,城市公共空间与社会生活[J],时代建筑,1998(02)：78-79.
88.山田二郎.,日本的土地税制[J],内蒙古大学学报(哲学社会科学版).1996.
89.欧阳安蛟,容积率影响地价的作用机制和规律研究[J],城市规划,1996(2)：18-21.
90.欧阳安蛟,容积率影响地价的规律及修正系数确定法[J],经济地理,1996,16(1)：97-101.
91.陶小俊,商品房开发项目最佳容积率模型构建[J],山西建筑,2009,35(11)：225-226..
92.邵诏亚,公众参与与城市规划的理性选择[J],规划师[J],2006(6)
93.石楠,试论城市规划中的公共利益[J],城市规划[J],2004,28(6)：20-33.
94.王玲,王伟强,城市公共空间的公共经济学分析[J],城市规划汇刊,2002,137(1)：40-44.
95.汪坚强”民主化”的更新改造之路-对旧城更新改造中公众参与问题的思考[J],城市规划2002(07)
96王郁,城市规划管理的司法监督——基于美英日三国的制度比较[J],国际城市规划,2009,24(4)：74-79.
97.吴可人,华晨,城市规划中四类利益主体剖析[J],城市规划.2005,29(11)：80-85.
98.许松辉.周文,面向管理的公共空间设计控制[J],规划师,2007(12)：
99.徐怡芳,共生时代与城市公共空间[J],时代建筑,1998(02)：76-77.
100.闫永涛,冯长春,北京市城市土地利用强度空间结构研究[J],中国土地科学,2009, 23(3)：37-43.
101.杨保军,城市公共空间的失落与新生[J],城市规划学刊,2006(6)：9-15
102.杨松筠,陈韦,对我国住宅合理密度的初探[J],城市规划,2005.9(3)：72-76
103.叶可庄,论房地产项目开发中容积率与经济效益[J],城市建设,2009,32：151-152.
104.愈剑光,宋燕伟,公众参与实现城市公共空间利益最大化[J],北京规划建设2005(6)：26-28.
105.张鸿雁,城市空间的社会与城市文化资本论城市公共空间市民属性研究[J],城市科学,2005,127(5)：2-8.
106.张泉,权威从何而来——控制性详细规划制定问题探讨[J],城市规划,2008,32(2)：33-37.
107.赵宁,华晨,范理扬,旧城佳区改造与更新探索——以杭州劝业里为例讨[J],华中建筑,2008.26(3)：172-180.
108.赵宁,华晨,英国住房规划的经济评估体系及其思考[J],建筑学报,2011(2)：110-113.
109.赵宁,华晨,利用定量分析法确定城市建筑风格的应用探索——以台州玉环城市建筑风格研究为例[J],规划师,2007,23(12)：99-103
110.赵宁,李王鸣,浙江省山地丘陵城镇建设用地特征分析及理性思考[C],第三届“中国城市发展与土地政策”国际研讨会论文集,183-192,2008.
111.赵宁,葛丹东,华晨,定量分析方法确定城市建筑风格的应用与探索[J],浙江大学学报(理学版),2009,36(1)：109-115.
112.赵守谅,陈婷婷,在经济分析的基础上编制控制性详细规划——从美国区划得到的启示[J].国外城市规划,2006,21(1)：79-82.
113.赵秀敏,葛坚,城市公共空间规划与设计中的公众参与问题[J],城市规划,2004(1)：69-72.
114.赵延军,王晓鸣,开发项目最佳容积率研究[J],长安大学学报(社会科学版) 2008,10(2)：92-95.
115.郑云有,周国华,容积率与建筑密度对地价的综合影响研究——以株洲市商业用地为例[J],经济地理,2002,22(1)：56-58.
116.周炳中,包浩生,彭补拙,长江三角洲地区土地资源开发强度评价研究[J],地理科学,2000,20(3)：218-223.
117.艾建国,吴群等,不动产估价[M],北京：中国农业出版社,2002.
118.邓宏乾,中国房地产税制研究[M],武汉：华中师范大学出版社,2000.
119.丁致成,城市多赢策略——都市计划与公共利益[M],台湾：创新出版社,2000-138.
120.樊勇明,杜莉,公共经济学[M],上海：复旦大学出版社,2001.
121.冯宗容,许涛峰,城市地产经济[M],成都：四川大学出版社,2001.
122.李德华,城市规划原理[M],中国建筑工业出版社,2001.
123.林增杰,等,中国大陆与港澳台地区土地法律比较研究[M].天津：天津大学出版社,2001.
124.李津逵,城市经营——理念、方案和风险[M],2002
125.刘宁,房地产投资分析[M],大连：大连理工大学出版社.2009.
126,郝建新,等译,建筑经济学[M],天津：南开大学出版社.2006.
127顾准.希腊城邦制度[M],贵阳：贵州人民出版社,1994.
128.帕克,等.城市社会学[M],北京：华夏出版社,1987.
129.宋伟,王恩茂.等,工程经济学[M],北京：人民交通出版社.2006
130.[美]约翰.M..利维.现代城市规划(第五版)[M],北京：中国人民大学出版社,2003.
131.[美]克莱尔·库伯·马库斯,弗兰西斯.人性场所——城市开放空间设计导则[M].北京：中国建筑工业出版社,2001.
132.邱岳,甘靖中,全国注册城市规划师执业资格考试辅导教材(城市规划实务)[M],北京：中国建筑工业出版社,2010.
133.苏志超,地价与地税[M],台北：—文出版社,1974
134.王霞、尤建新,城市土地经济学[M].上海：复旦大学出版社,2004
135.约瑟夫.E.斯蒂格利茨,安东尼.B.阿特金森,公共经济学[M],上海：上海人民出版社,1994,621
136.约瑟夫.E.斯蒂格利茨,经济学(第二版)上册[M],北京：中国人民大学出版社,2000：138.
137.张俊,城市土地增值收益分配问题研究[M],北京：地质出版社,2007.
138.张启智,严存宝.城市公共基础设施投融资方式选择[M],北京：中国金融出版社,2008.
139.陈敏,基于城市公共空间拓展的城市私有空间公共化研究,[硕士学位论文].上海：同济大学,2009.
140.石楠,城市规划政策与政策性规划[博士学位论文],北京：北京大学,2005.
141.师学义,基于GIS的县级土地利用规划理论与方法研究[博士学位论文],南京：南京农业大学,2003.
142.顾哲,基于公平公正视角的城市更新机制研究[博士学位论文],上海：同济大学,2009.
143.汪德军,中国城市化进程中的土地利用效率研究,[博士学位论文].沈阳：辽宁大学,2008.
144.王庆琨,城市化进程中的城市土地利用效率及其评价研究——个理论框架及其对山东半岛城市群的实证分析[D],[硕士学位论文].泰安：山东农业大学,2007.
145吴可人,城市规划中四类利益主体剖析及利益协调机制研究.[硕士学位论文],杭州：浙江大学,2006
146.杨新和,城市住区设计中的建筑容积率研究[博士学位论文],西安：西安建筑科技大学,2004.
147.周刚华,城市土地价格的微观影响因素及其实证研究[博士学位论文],杭州：浙江大学,2001.
148杭州市规划局,《杭州市城市规划管理技术规定(试行)》,2005.
149.杭州市规划局,《滨江新城南星单元控制性详细规划》,2004.
150.杭州市规划局,《滨江新城近江单元控制性详细规划》,2004.
151.杭州市规划局,《滨江新城17号地块建筑设计方案》,2010
152.全国人民代表大会常务委员会,中华人民共和国主席令第23号.《中华人民共和国城市规划法》,2000.
153.上海市人民政府令第12号.《上海市城市规划管理技术规定》,2003.
154.哈规联(2007)1号.《哈尔滨市建筑容积率及相关问题管理暂行规定》,2007.
155.中华人民共和国建设部令第14号.《城市规划编制办法》,1991.
156.中华人民共和国建设部令第14号.《城市规划编制办法实施细则》,1991.
157.中华人民共和国建设部第322号,《城市用地分类与规划建设用地标准》(GBJ137-90),1991.
158.中华人民共和国建设部第326号,《建筑工程建筑面积计算规范》(GB/T50353-2005),2005.
159. http://www.zgtdxh.org.cn/pub/clss/news/zcbt/index_4.htm
160. http://wenku.baidu.com/view/771f18791711cc7931b7160c.html