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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
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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
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Land Financing
Non-taxland revenue
LandRevenue
Land mortgagefinancing
Land rent Land-transferring Other income Direct Tax Income
Indirect TaxIncome
Urban Land Use Tax Property Tax Increment Tax
On Land ValueAgriculture
land occupation tax Deed tax Real Estate Tax
Constructiontax
Tax distribution between the central and local goverment
Local Government
Central Government
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2012 2013 2014 20150
50
100
150
200
250
300
350
400
450
500
0.00%
10.00%
20.00%
30.00%
40.00%
50.00%
60.00%
163
214
142109
19.55%
49.96%47.45%
43.02%
Beijing state financing income (billion RMB)
total finance income land finance incomecompleted transactions land financing percentage
Land Financing Debts from real estate
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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 DevelopmentAOD Anticipation-Oriented Development
New Town Making Movement
PRIVATE CAPITAL(Vanke Group, GreenTown Group., etc..)
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Land urbanizationoverbuilt, land as incentive for new town development ghost city
Population urbanizationHukou, housing needs for floating population
LAND CONVENTION
REAL ESTATE INDUSTRY
GOING BUST
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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
Public Perspective• Media overstate: real estate
industry is the ugliest industry?
• Windfall Profit • Land requisition chaos• Unaffordable housing price
Mismatch?
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 household1 ， 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
Taoxinbo
0.3 education Boli
HuangRulun
0.28 Education, charity
Jinmao centrury
Xu Rongmao
0.19 Education, charity
Shimao
Chen yuandong
0.17 education Xibu development
Charity
Mismatch?
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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
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“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.
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NEGOTIATION AMONG STAKEHOLDERS
shareholders employee
consumer
supplier
Government
community
EnvironmentSaving energyReduce emission
Public facilitiesEnvironment management
Community culture
Community Services
Property management
Applying for green operation system
Green procurement
Advanced technology
Environment index
Reduce safety riskMaintain corporate benefits and public imageEnhance community culture
Better communication with government
Obey legitimatepolicyPay tax in timeProvide job opportunity
Honest operationFair 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 valuesNegotiation
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
STAKEHOLDERSIn EnterpriseSt
rate
gic
Public
Core
customer
suppliercontractor
community
Environment Government
share holdersemployees
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“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
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Hypothesis1. 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.
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Hypothesis2. 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
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Three Cases
A ---- New town development driven by private capitalprivate capital-driven primary land & secondary land developmentLIANGZHU,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
16The Case of Residential Development in Liangzhu
3 hrs by car188km
50 mins by car20km
Practice Analysis A: Liangzhu Cultural Village in Hangzhou
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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.
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“A Livable Heaven Never Been Seen In China”
YU Qiuyu, a famous Chinese writer
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
TOPBOTTOM
BOTTOMTOP
`INTERESTS
COORDINATION AMONG STAKEHOLDERS
`COMMUNITY Governance
VOLUNTARY
RIGHTS ACTIVIST
SENSE OF COMMUNITY
COMMUNITY SERVICES FACILITATION `COMMUNITY PLANNER
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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
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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 ChurchLocated 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.
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MorphologyNew Town
Neighborhood
2 dimensions in spatial planningCULTURAL 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 MUSEUM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 CENTRE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
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Morphology
Neighborhood public spaces & informal landscapes
Spatial Formation of Bailujun Precinct
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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
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Ethnography
COMMUNITY OF LIVING
From house owner to community member
• Profiles and daily life• Community
diversification• Community of living
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EconomyCOMMUNITY BUSINESS & COMMERCIAL
VILLAGE LIBRARY
VILLAGE CANTEEN
PUBLIC SERVICES DIRECTLY PROVIDED BY REAL ESTATE ENTREPRISE自持商业设施3-3-3 mode1/3 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.
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EconomyURBAN TOURISM
Nature + Culture
28Community 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
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LIANGZHU CULTURE VILLAGEHangzhou, 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?
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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
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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:
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China-Singapore Suzhou Industrial Park • High quality planning• Strict functional zoning• Government-led urban development
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High-quality planning Strict functional zoningGovernment-led
urban development
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• Primary development:Entrepreneurial Government: high land premium, successful land operationsSocially 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 0210000120001400016000180002000022000240002600028000
House rate / m2
032015 2016
Time
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“ 菁仁公寓”优租房
Housing Type Rent (plus maintenance fee) Internet Cleaning Fee DepositSingle bedroom 900yuan/month/room 30yuan/month/room 200yuan/month/room 200yuan/unit
邻里中心 community center
学校 school
商业零售 retail
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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
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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
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Xiangshan South Road, Project, Nanchang-Urban renewal Practice Analysis C:
40Underdeveloped local economy Eager for capital
Xiangshan South Road, Nanchang-Urban renewal
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Xiangshan South Road, Nanchang-Urban renewal
Rich local culture
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Xintiandi, Nanchang
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Protection and retrofit of the historical buildings
Xiangshan South Road, Nanchang
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Xiangshan South Road, Nanchang Owner: Greenland groupPlanning concept: SOMPlanning and design: Urban ArchitectureArchitecture: Urban ArchitectureLandscape: SWAInterior design: HBA
Globalization
Innovation?
Urban renewal Gentrification.
Reservation of the Authenticity?
45Greenland 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
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Developer and local government’s shared Value Orientation
• Profit / benefits • Public imageSome 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 ?
