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<section style="margin-right: 8px;margin-left: 8px;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;min-height: 1em;background-color: rgb(255, 255, 255);box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;">【文章编号】1002-1329 (2020)04-0053-09</span></section><section style="margin-right: 8px;margin-left: 8px;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;min-height: 1em;background-color: rgb(255, 255, 255);box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;">【中图分类号】TU984.11</span><span style="font-size: 12px;"><sup style="text-indent: 30px;font-family: mp-quote, -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;"><span style="font-family: 微软雅黑;letter-spacing: 1px;vertical-align: super;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;">+</span></sup></span><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;">4</span></section><section style="margin-right: 8px;margin-left: 8px;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;min-height: 1em;background-color: rgb(255, 255, 255);box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;">【文献标识码】A</span></section><section style="margin-right: 8px;margin-left: 8px;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;min-height: 1em;background-color: rgb(255, 255, 255);box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;">【doi】10.11819/cpr20200408a</span><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section><section style="margin-right: 8px;margin-left: 8px;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;min-height: 1em;background-color: rgb(255, 255, 255);box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;">【作者简介】</span></section><section style="margin-left: 8px;margin-right: 8px;"><strong><span style="font-size: 14px;">郭  炎</span></strong><span style="font-size: 14px;">(1983-)，男，博士，武汉大学城市设计学院/湖北省人居环境工程技术研究中心副教授。<br  /></span></section><section style="margin-left: 8px;margin-right: 8px;"><strong><span style="font-size: 14px;">袁奇峰</span></strong><span style="font-size: 14px;">(1965-)，男，华南理工大学建筑学院教授，中国学会常务理事。</span></section><section style="margin-left: 8px;margin-right: 8px;"><strong><span style="font-size: 14px;">谭诗敏</span></strong><span style="font-size: 14px;">(1993-)，女，华南理工大学建筑学院硕士研究生。</span></section><section style="margin-left: 8px;margin-right: 8px;"><strong><span style="font-size: 14px;">项振海</span></strong><span style="font-size: 14px;">(1982-)，男，博士，昆明理工大学建筑与学院讲师，本文通信作者。</span></section><p style="margin-right: 8px;margin-left: 8px;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;min-height: 1em;background-color: rgb(255, 255, 255);margin-bottom: 5px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="font-size: 14px;max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;">＊国家自然科学基金项目(41971185、51878284)；云南省教育厅科学研究基金项目(2019J0036)；中央高校基本科研业务费专项资金项目（2042019kf0225）。</span></p><p style="margin-right: 8px;margin-left: 8px;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;min-height: 1em;background-color: rgb(255, 255, 255);margin-bottom: 20px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;">本文刊载于《》杂志2020年第4期。</span></strong></span></p><section style="max-width: 100%;box-sizing: border-box;letter-spacing: 0.544px;white-space: normal;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);font-size: 16px;overflow-wrap: break-word !important;"><section powered-by="gulangu" style="max-width: 100%;box-sizing: border-box;transform: rotate(0deg);overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;overflow-wrap: break-word !important;"><section style="padding: 10px;max-width: 100%;box-sizing: border-box;display: inline-block;width: 677px;border-width: 1px;border-style: solid;border-color: rgb(192, 200, 209);box-shadow: rgb(170, 170, 170) 0px 0px 10px;overflow-wrap: break-word !important;"><section powered-by="gulangu" style="max-width: 100%;box-sizing: border-box;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;overflow-wrap: break-word !important;"><section style="padding: 0.1em 0.1em 0em;max-width: 100%;letter-spacing: 0.544px;display: inline-block;background: rgb(214, 0, 74);text-align: center;box-sizing: border-box !important;overflow-wrap: break-word !important;"><section style="padding: 0.5em 0.8em;max-width: 100%;color: rgb(255, 255, 255);box-sizing: border-box !important;overflow-wrap: break-word !important;"><p style="max-width: 100%;min-height: 1em;box-sizing: border-box !important;overflow-wrap: break-word !important;">精彩导读</p></section></section></section><section style="margin-top: -1em;margin-right: auto;margin-left: auto;padding: 1em 0.5em;max-width: 100%;font-size: 1em;letter-spacing: 0.544px;width: auto;height: auto;overflow: hidden;border-top: 0.1em dashed rgb(214, 0, 74);line-height: 1.4em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><p style="max-width: 100%;min-height: 1em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></p><section style="margin-right: 8px;margin-bottom: 15px;margin-left: 8px;max-width: 100%;min-height: 1em;line-height: 2em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;">【摘要】<span style="max-width: 100%;color: rgb(0, 0, 0);font-family: -webkit-standard;font-size: medium;text-align: start;text-size-adjust: auto;">空间破碎是农村工业化地区实施城市更新的主要制约，如何整合是重要的实践和学术课题。本文以“问题-对策”为分析框架，以佛山市南海区为例，从广度层面揭示出三类空间破碎及其对改造的约束机理和现有改造的整合特征，并通过深度的案例比较探究空间整合的关键所在。研究发现：物质和权属的空间破碎是该类地区的典型特征，改造又衍生出政策空间破碎；破碎增加交易成本，阻碍用地整合；现实中的整合改造是少数；在市场资本的驱动下，政府推动整合的效果显著。以“交易中间人”的角色统筹改造彰显出政府降低交易成本以协同市场的职能回归。</span></span></section><section style="margin-right: 8px;margin-bottom: 25px;margin-left: 8px;max-width: 100%;line-height: 2em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;">【关键词】<span style="max-width: 100%;color: rgb(0, 0, 0);font-family: -webkit-standard;font-size: medium;text-align: start;text-size-adjust: auto;">农村工业化；城市更新；空间破碎；三旧改造；交易成本</span></span></section><p style="margin-right: 8px;margin-bottom: 20px;margin-left: 8px;max-width: 100%;min-height: 1em;text-align: left;line-height: 1.75em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;font-size: 1em;letter-spacing: 0.544px;text-align: justify;box-sizing: border-box !important;overflow-wrap: break-word !important;">URBAN RENEWAL TO INTEGRATE FRAGMENTED RURAL INDUSTRIALIZED AREAS: A CASE STUDY OF NANHAI DISTRICT, FOSHAN CITY </strong></p><p style="margin-right: 8px;margin-bottom: 15px;margin-left: 8px;max-width: 100%;min-height: 1em;text-align: left;line-height: 1.75em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: -0.1pt;font-size: 14px;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">ABSTRACT：</span><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;">Spatial fragmentation is a main barrier for the integrated redevelopment of rural industrialized areas. How to integrate fragmented space is an important topic practically and academically. Based on the analytical framework of “problem-solution” and taking Nanhai District, Foshan City for example, this paper attempts to reveal three types of fragmented space, their constraints on integrated redevelopment, and the spatial patterns of existing redevelopment projects. In addition, the paper explores the driving forces underlying spatial integration through in-depth comparative case studies. It finds that fragmentation exists in terms of physical landscape, property rights and applicable policies, which means high transaction costs and thus impedes integrated redevelopment; redevelopment with integration is the minority; integration achieves a remarkable effect under the driving force of market, especially when local governments join in. The government acts as transaction brokers in coordinating the integrated redevelopment, which highlights the government’s returning to its own responsibility in the reduction of transaction costs and the coordination with market.</span></p><p style="margin-right: 8px;margin-left: 8px;max-width: 100%;min-height: 1em;line-height: 1.75em;text-align: left;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: -0.1pt;font-size: 14px;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">KEYWORDS：</span><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;">rural industrialization; urban renewal; spatial fragmentation; three-olds regeneration; transaction cost </span></p></section></section></section></section></section></section><section><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">如今，城市更新已成为我国城市建设的主旋律，强调通过生态修复、城市修补，提高土地利用效率、提升空间品质。其中，土地利用低效的农村工业化地区是重点改造对象，以广东省的“三旧”改造为典型。一些学者指出，由于缺乏规划统筹，这类地区具有城、乡建设用地，以及乡村工业、居住用地高度混杂的特征[1-4]。由于产业规模经济、公益设施配套等都对土地开发的底线规模提出了要求，空间破碎显然制约着以效率和品质为导向的城市更新[3]。如何实现破碎空间的整合开发是重要的实践命题。</span></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">虽然学者们基于特定现状、产权制度与开发政策等背景，对城市更新中的土地归整进行了系列研究[5-8]，但农村工业化地区是我国特定土地产权制度和经济发展背景的产物，聚焦该地区空间破碎格局、土地整合开发的研究不多。一些学者做了开创性探索，如杨廉等[9]针对个案提出了土地整合模式的诸多设想，陈晨等[10]概述了珠三角土地整合的利益协商机制，但聚焦农村工业化地区，兼顾广度与深度，探究空间破碎与整合的研究仍显不够。为此，本文以广东省佛山市南海区①为例，建立近10年改造项目的数据库，从广度上定量揭示空间破碎与整合的总体特征，据此选择整合改造的典型项目，深度追踪其开发过程，揭示整合的主要驱动因素，以期指导实践，弥补研究空缺。</span></p><section style="margin-right: 8px;margin-left: 8px;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;min-height: 1em;background-color: rgb(255, 255, 255);box-sizing: border-box !important;overflow-wrap: break-word !important;"><br  /></section><section style="max-width: 100%;box-sizing: border-box;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;background-color: rgb(255, 255, 255);font-size: 16px;overflow-wrap: break-word !important;"><section style="margin-right: 8px;margin-left: 8px;max-width: 100%;box-sizing: border-box;overflow: hidden;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;border-bottom: 1px solid rgb(192, 21, 21);display: inline-block;overflow-wrap: break-word !important;"><section style="padding-right: 0.2em;padding-left: 0.2em;max-width: 100%;box-sizing: border-box;display: inline-block;line-height: 1.3;font-size: 22px;color: rgb(255, 255, 255);background-color: rgb(192, 21, 21);overflow-wrap: break-word !important;"><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;overflow-wrap: break-word !important;">1</p></section><section style="padding-right: 0.5em;padding-left: 0.5em;max-width: 100%;box-sizing: border-box;display: inline-block;overflow-wrap: break-word !important;"><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;text-indent: 0em;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 17px;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 空间破碎的三个维度：</span></strong></p><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;text-indent: 0em;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 17px;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 交易成本对改造的制约</span></strong></p></section></section></section></section><p style="text-indent: 2em;margin: 15px 8px;line-height: 2em;"><span style="font-size: 16px;">南海区位于广州、佛山两市的中心城区之间，先后经历了集体办企业、集体自发农地转用出租两个阶段，是农村工业化的典型。2008年，全区城市建设用地占辖区面积的52.76%，其中集体建设用地占65.20%；工业用地占全部建设用地的57.00%，其中集体工业用地占74.50%(图1)。村庄主导土地开发导致物质与权属的空间破碎，并在改造中催生了政策空间破碎。</span></p><p style="text-align: center;margin-left: 8px;margin-right: 8px;line-height: normal;"><img class="rich_pages" data-ratio="1.2861981371718882" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhBeLOXU8bPBKWRzHJjvTaDrVxpFWYcXAOmlgSlx5gx4ibibj0KJianyClhpqwYuJHYJsR2uAbhWuHrw/640?wx_fmt=jpeg" data-type="jpeg" data-w="1181" style=""  /></p><p style="max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;min-height: 1em;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;">▲</span><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 图1  </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;">四类用地的空间分布状况(2008年)</span></strong></p><p style="max-width: 100%;letter-spacing: 0.544px;white-space: normal;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;color: rgb(136, 136, 136);box-sizing: border-box !important;overflow-wrap: break-word !important;">Fig.1 Spatial patterns of four types of land (2008)</span></p><p style="max-width: 100%;letter-spacing: 0.544px;white-space: normal;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(136, 136, 136);font-family: "Helvetica Neue", Helvetica, "Hiragino Sans GB", "Microsoft YaHei", Arial, sans-serif;font-size: 14px;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;"></span><span style="max-width: 100%;color: rgb(136, 136, 136);font-family: "Helvetica Neue", Helvetica, "Hiragino Sans GB", "Microsoft YaHei", Arial, sans-serif;font-size: 14px;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;">资料来源：对土地利用现状图的整理。</span></p><p><br  /></p><section style="margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 5px;text-indent: 0em;"><span style="font-size: 16px;"><strong style="max-width: 100%;font-size: 16px;letter-spacing: 0.544px;text-indent: 0em;white-space: normal;background-color: rgb(255, 255, 255);font-family: 微软雅黑;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">1.1  物质空间破碎</span></strong></span><br  /></section><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">建成环境的空间特征可用地类景观的空间分布格局来描述。图1结合权属与性质将全区划分为4个地类，显示出两个特征：(1)各地类在空间上高度分散与混杂。其中，集体工业用地与村庄居住用地的图斑在空间上分散为1868和1862块，分布在全部224个行政村中的221和223个中。国有用地图斑有789块，分散在181个行政村。(2)各类用地的图斑面积都较小。每个村的集体工业用地的平均斑块面积为15.79h<span style="letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>②，居住用地平均斑块面积为12.24h<span style="letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>，国有用地平均斑块面积也只有16.83h<span style="letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>。</span></p><section style="margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 5px;text-indent: 0em;"><span style="font-size: 16px;"><strong style="max-width: 100%;font-size: 16px;letter-spacing: 0.544px;text-indent: 0em;white-space: normal;background-color: rgb(255, 255, 255);font-family: 微软雅黑;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">1.2  权属空间破碎</span></strong></span></section><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">虽然行政村是自治单元，但村、组两级的集体经济组织才是集体经济的基本单元，相互独立、关系对等。截至2010年，南海区共有2063个集体经济组织，其中包括224个村级集体经济组织和1839个组级集体经济组织。在政府征地之外，它们经营各自所辖的土地(平均面积约42.00h</span><span style="text-indent: 32px;letter-spacing: 0px;font-size: 16px;">m</span><span style="font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span><span style="text-indent: 2em;font-size: 16px;">)，独立发展工业、居住和农业。原本破碎的物质空间因权属变得更加细碎(图2)。图2左和图2右分别显示了一个典型行政村中，各类用地混杂嵌套的物质景观和更加细碎的土地权属空间，尤其是村级集体经济组织的土地分散成13个地块。这些小的土地权属单元拼合成了整个城市。</span></p><p style="text-align: center;margin-left: 8px;margin-right: 8px;line-height: normal;"><img class="rich_pages" data-ratio="0.603125" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhBeLOXU8bPBKWRzHJjvTaDvnHkC7ZUFYurvP2GZ5fVIxDNrbGV9ZNNV6pwmYP7EF1m0Ah9iaourDw/640?wx_fmt=jpeg" data-type="jpeg" data-w="1280" style=""  /></p><p style="white-space: normal;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;min-height: 1em;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;">▲</span><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 图2  </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;">典型行政村地类与权属分布(2010年)</span></strong></p><p style="white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;color: rgb(136, 136, 136);box-sizing: border-box !important;overflow-wrap: break-word !important;">Fig.2 Land use and landholdings in a typical administrative village (2010)</span></p><p style="white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(136, 136, 136);font-family: "Helvetica Neue", Helvetica, "Hiragino Sans GB", "Microsoft YaHei", Arial, sans-serif;font-size: 14px;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;"></span><span style="max-width: 100%;color: rgb(136, 136, 136);font-family: "Helvetica Neue", Helvetica, "Hiragino Sans GB", "Microsoft YaHei", Arial, sans-serif;font-size: 14px;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="letter-spacing: 0.544px;"></span>资料来源：根据调研自绘。</span></p><p style="margin: 20px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;"><strong style="max-width: 100%;font-size: 16px;letter-spacing: 0.544px;text-indent: 0em;white-space: normal;background-color: rgb(255, 255, 255);font-family: 微软雅黑;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">1.3  政策空间破碎</span></strong></span><br  /></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">集体建设用地的改造需满足一系列政策门槛：(1)完善历史用地手续，取得所有权和使用权证③。为减少使用权确权缴费对村民分红的负面影响，集体经济组织要么是逐年“化整为零”的小地块式确权，要么是结合改造项目进行，使相同权属的地块被细分成有证和无证两部分。(2)用地须纳入广东省国土资源厅的旧改数据库。前提是2007年10月前有上盖建筑物、2009年国土二调为建设用地，符合土地利用总体规划，并经镇(街)政府分批上报。(3)区、镇两级政府对入库用地编制“改造专项规划”，并据此编制“年度实施计划”。(4)年度计划内的项目，在符合城乡规划、产业发展与环境保护等规划的前提下，报区政府审批，获批的项目可按旧改政策实施。以上政策门槛将空间连片、同一性质与权属人的地块细分为能、否改造两类。全区共划定了685个、面积共计9495.27h<span style="letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>的村级工业园(表1)，其中符合土地利用总体规划的占91.35%，纳入数据库的占59.35%，被认定为“三旧”改造项目的占39.75%，而两证齐全的只有36.64%。平均而言，一个园区两证齐全的用地规模为5.08h<span style="letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>，不到园区平均规模（13.86h<span style="letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>）的一半。</span></p><p style="text-align: center;margin-left: 8px;margin-right: 8px;line-height: normal;"><img class="rich_pages" data-ratio="0.35130434782608694" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhBeLOXU8bPBKWRzHJjvTaDulNUj6BC1wWe3I1huOMlQaBTHk8EcR2QsWc3cKfc8cz5QvkzRcY5Jw/640?wx_fmt=jpeg" data-type="jpeg" data-w="1150" style=""  /></p><p style="white-space: normal;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;min-height: 1em;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;">▲</span><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 表1  </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;">南海区村级工业园符合政策的用地统计数据(2015年)</span></strong></p><p style="white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;color: rgb(136, 136, 136);box-sizing: border-box !important;overflow-wrap: break-word !important;">Tab.1 Statistics on land use of village-level industrial parks in Nanhai District in line with policy, 2015</span></p><section style="white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;margin-bottom: 20px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(136, 136, 136);font-family: "Helvetica Neue", Helvetica, "Hiragino Sans GB", "Microsoft YaHei", Arial, sans-serif;font-size: 14px;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;"></span><span style="max-width: 100%;color: rgb(136, 136, 136);font-family: "Helvetica Neue", Helvetica, "Hiragino Sans GB", "Microsoft YaHei", Arial, sans-serif;font-size: 14px;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;">资料来源：从南海区土地利用现状图提取。</span></section><section style="margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 5px;text-indent: 0em;"><span style="font-size: 16px;"><strong style="max-width: 100%;font-size: 16px;letter-spacing: 0.544px;text-indent: 0em;white-space: normal;background-color: rgb(255, 255, 255);font-family: 微软雅黑;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">1.4  空间破碎导致高交易成本</span></strong></span><br  /></section><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">交易成本包括搜寻交易对象、拟定与监督执行交易协议等非生产性成本。塑造品质空间需要以一定规模统筹开发土地[11]。因此，破碎的空间在改造中，必然面临整合，带来的是“多(供给主体)对多(需求主体)”的潜在交易方式[12]：就需求方而言，需要为搜寻区位合适、规模适中的地块对接不同的集体经济组织，需要为契约的达成和执行与集体经济组织(甚至其成员)进行复杂而漫长的协商；就供给方而言，为供给一定规模的用地，集体经济组织间、集体经济组织与成员间，要为达成共识不断协商，要为找到合适的需求方并与之达成交易，支付有形与无形的成本。潜在的高交易成本成为整合的主要障碍。</span></p><p><br  /></p><section style="white-space: normal;max-width: 100%;box-sizing: border-box;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;background-color: rgb(255, 255, 255);font-size: 16px;overflow-wrap: break-word !important;"><section style="margin-right: 8px;margin-left: 8px;max-width: 100%;box-sizing: border-box;overflow: hidden;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;border-bottom: 1px solid rgb(192, 21, 21);display: inline-block;overflow-wrap: break-word !important;"><section style="padding-right: 0.2em;padding-left: 0.2em;max-width: 100%;box-sizing: border-box;display: inline-block;line-height: 1.3;font-size: 22px;color: rgb(255, 255, 255);background-color: rgb(192, 21, 21);overflow-wrap: break-word !important;"><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;overflow-wrap: break-word !important;">2</p></section><section style="padding-right: 0.5em;padding-left: 0.5em;max-width: 100%;box-sizing: border-box;display: inline-block;overflow-wrap: break-word !important;"><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;text-indent: 0em;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 17px;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 改造项目的整合特征：</span></strong></p><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;text-indent: 0em;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 17px;box-sizing: border-box !important;overflow-wrap: break-word !important;"></span></strong><strong style="text-indent: 0em;letter-spacing: 0.544px;max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 17px;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 整合是少数，</span></strong></p><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;text-indent: 0em;overflow-wrap: break-word !important;"><strong style="text-indent: 0em;letter-spacing: 0.544px;max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 17px;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 政府与资本加入是关键</span></strong></p></section></section></section></section><section style="text-indent: 2em;margin: 20px 8px 10px;line-height: 2em;"><span style="font-size: 16px;">集体土地的整合开发有赖于村、组集体经济组织间的协作，须考虑村庄的自治组织特征和村、组之间的上下层级关系。本文将土地整合分为“跨集体经济组织(简称跨权属)”与“跨行政村(简称跨村)”两个层次，按参与主体个数区分整合程度，分别从数量与规模、功能置换和投资主体类型三个维度梳理南海区城市更新整合的总体特征。</span></section><section style="margin-left: 8px;margin-right: 8px;line-height: 2em;text-indent: 0em;margin-bottom: 5px;"><span style="font-size: 16px;"><strong style="max-width: 100%;font-size: 16px;letter-spacing: 0.544px;text-indent: 0em;white-space: normal;background-color: rgb(255, 255, 255);font-family: 微软雅黑;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">2.1  整合改造的数量与规模</span></strong></span></section><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">2007—2015年，南海区共实施改造项目598个④，分散在全区158个村，改造用地总面积3.74万亩⑤(表2)；平均一个项目占地62.53亩，远低于前述各地类图斑的平均规模。表2还分层次与分整合主体数统计了改造项目数和用地规模，显示出两个主要特征：(1)整合是少数，且跨权属整合的项目数比跨村的多。31.10%的项目实现了集体经济组织间的协作，跨村整合的项目仅占6.35%。同时，整合主体越多，项目数越少，整合难度越大。(2)整合有利于规模化。在跨权属与跨村两个层次，整合主体越多，项目规模越大。整合主体数相同时，跨村整合的项目规模比跨权属的要大。这说明，跨村整合更难，数量更少，但整合的规模效应更好。</span></p><section style="text-align: center;margin-left: 8px;margin-right: 8px;line-height: normal;"><img class="rich_pages" data-ratio="0.37734375" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhBeLOXU8bPBKWRzHJjvTaD7xdjZDpRTB248RwSMCGLuvn4b2odBmrxhicA6nv1B9FbeKcJ2RxpnsA/640?wx_fmt=jpeg" data-type="jpeg" data-w="1280" style=""  /></section><section style="white-space: normal;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;min-height: 1em;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;">▲</span><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 表2  </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;">改造项目的整合情况</span></strong></section><section style="white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;margin-bottom: 20px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;color: rgb(136, 136, 136);box-sizing: border-box !important;overflow-wrap: break-word !important;">Tab.2 Integration of redeveloped projects</span></section><p style="margin-left: 8px;margin-right: 8px;line-height: 2em;text-indent: 0em;margin-bottom: 5px;"><span style="font-size: 16px;"><strong style="max-width: 100%;font-size: 16px;letter-spacing: 0.544px;text-indent: 0em;white-space: normal;background-color: rgb(255, 255, 255);font-family: 微软雅黑;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">2.2  整合改造与功能置换</span></strong></span><br  /></p><section style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 15px;"><span style="font-size: 16px;">城市更新通过功能置换释放土地的潜在增值，但面对高交易成本，也只有增值足够大的功能置换类型方能推动整合。在“工业转工业”(“工转工”)、“工业转商住”(“工转商”)、 “商住转商住”(“商转商”)三个置换类型中，后两者通常被认为释放的增值较大，尤其是“工转商”。这基本符合南海区的改造事实：(1)全区“工转商”的用地面积占总改造面积的68.59%(表3)。(2)在跨权属整合的统计中，实施了整合的“工转工”用地占该置换类型用地总面积的44.51%，“工转商”⑥、“商转商”的该比例分别为45.00%和56.20%。(3)在跨村整合的统计中，上述三个比例分别为6.62%、28.46%和1.48%，“工转商”的比例最大，说明针对更难的跨村整合，需要释放更大的增值，相比较而言，“工转商”一般被认为是释放增值最大的功能置换类型。</span></section><p style="text-align: center;margin-left: 8px;margin-right: 8px;line-height: normal;"><img class="rich_pages" data-ratio="0.3359375" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhBeLOXU8bPBKWRzHJjvTaDKT6XuVia751Aib3zDMQ4LiclzNylgNpAbCh1yZicjaU9Hxue01EbsQfWaA/640?wx_fmt=jpeg" data-type="jpeg" data-w="1280" style=""  /></p><p style="white-space: normal;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;min-height: 1em;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;">▲</span><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 表3  </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;">功能置换与用地整合的关系</span></strong></p><p style="margin-bottom: 20px;white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;color: rgb(136, 136, 136);box-sizing: border-box !important;overflow-wrap: break-word !important;">Tab.3 Relationship between functional changes and land integration</span></p><p style="margin-left: 8px;margin-right: 8px;line-height: 2em;text-indent: 0em;margin-bottom: 5px;"><span style="font-size: 16px;"><strong style="max-width: 100%;font-size: 16px;letter-spacing: 0.544px;text-indent: 0em;white-space: normal;background-color: rgb(255, 255, 255);font-family: 微软雅黑;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">2.3  整合改造与投资主体类型</span></strong></span><br  /></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 15px;"><span style="font-size: 16px;">用地整合与投资主体的关联特征明显：(1)外部资本对集体建设用地活化至关重要。不论项目数还是占地面积，开发商独资改造都占一半以上，如果加上与集体经济组织或政府的联合，占比进一步增加(表4)。(2)主体间合资改造推动整合的效果显著。独资改造的项目中，集体经济组织的项目最小，开发商的最大，两者合资的项目大过所有独资项目，政府与开发商合资的项目更是10倍级的增加。这说明集体经济组织化解空间破碎的能力有限与外部力量加入的关键性。(3)结合整合程度的分析说明了，在开发商参与的基础上，政府加入的意义。在整合两个主体时，跨权属和跨村整合都以开发商独资为主；当主体数再增加时，政府与开发商联合成为主要形式。在跨村整合上，集体经济组织没有整合开发的项目；当整合主体数超过2个，开发商和政府的主导性凸显。</span></p><p style="text-align: center;margin-left: 8px;margin-right: 8px;line-height: normal;"><img class="rich_pages" data-ratio="0.471875" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhBeLOXU8bPBKWRzHJjvTaD1o6zTBwjDia3PrdpFQibukQIX7UJibeEpfeqbbBlAkGSV0oMOy3iaunchw/640?wx_fmt=jpeg" data-type="jpeg" data-w="1280" style=""  /></p><p style="white-space: normal;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;min-height: 1em;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;">▲</span><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 表4 </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;">投资主体与用地整合的关系</span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"></span></strong></p><p style="margin-bottom: 20px;white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;color: rgb(136, 136, 136);box-sizing: border-box !important;overflow-wrap: break-word !important;">Tab.4 Relationship between investors and land integration</span></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">综上所述，面对空间破碎带来的高交易成本，南海区的改造依然是细碎的。虽然整合有利于规模化，但不整合是多数。既有整合倾向于村内集体经济组织间的协作，跨村整合较少。同时，整合主体数越多，难度越大。既有整合项目在功能置换方面，倾向于“工转商”，通过规模化释放更多土地增值。市场资本是推动整合的基础，而政府的加入更有利于整合，尤其是跨村整合时。整合的困境与突破需更深入的案例研究。</span><br  /></p><p><br  /></p><section style="max-width: 100%;box-sizing: border-box;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;background-color: rgb(255, 255, 255);font-size: 16px;overflow-wrap: break-word !important;"><section style="margin-right: 8px;margin-left: 8px;max-width: 100%;box-sizing: border-box;overflow: hidden;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;border-bottom: 1px solid rgb(192, 21, 21);display: inline-block;overflow-wrap: break-word !important;"><section style="padding-right: 0.2em;padding-left: 0.2em;max-width: 100%;box-sizing: border-box;display: inline-block;line-height: 1.3;font-size: 22px;color: rgb(255, 255, 255);background-color: rgb(192, 21, 21);overflow-wrap: break-word !important;"><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;overflow-wrap: break-word !important;">3</p></section><section style="padding-right: 0.5em;padding-left: 0.5em;max-width: 100%;box-sizing: border-box;display: inline-block;overflow-wrap: break-word !important;"><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;text-indent: 0em;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 17px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"> </strong></span><strong><span style="font-size: 17px;">整合改造的案例研究：</span></strong></p><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;text-indent: 0em;overflow-wrap: break-word !important;"><strong><span style="font-size: 17px;"> 村间整合与村内整合<strong style="max-width: 100%;font-size: 17px;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"> </strong></span></strong></p></section></section></section></section><p style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;"><strong style="max-width: 100%;font-size: 16px;letter-spacing: 0.544px;text-indent: 0em;white-space: normal;background-color: rgb(255, 255, 255);font-family: 微软雅黑;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.1  村间整合：LJ地区改造</span></strong></span></p><section style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 15px;"><span style="font-size: 16px;">该地区占地122.49h<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>，分属于5个行政村(图3左)；村1占地最多，达83.77h<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>，村2～村5占地大体相当；改造有偶然和必然的双重动因：(1)必然性是区位重构带来的土地价值攀升。它起初位于3个镇的交界处，属于三不管地带，并逐步成为了全球垃圾集散地；2005年，三镇合一后，成为了新镇的几何中心；随后，它成为广州商贸功能向西扩散、南海中心区向北延伸的交汇点，被区里定位为商贸与有色金属总部基地。土地增值巨大⑦，改造势能强劲。(2)偶然性则源于2006年底，海内外媒体报道后，政府对垃圾回收业务的强势取缔。偶然和必然的结合赋予政府统筹改造的使命。改造大体分为三个阶段。</span></section><p style="text-align: center;margin-left: 8px;margin-right: 8px;line-height: normal;"><img class="rich_pages" data-ratio="0.40390625" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhBeLOXU8bPBKWRzHJjvTaDmW5MLwtESeoJBO7f3b1rzdE3snzPdZ2dbwy3GP5acia5TuFgtgFEG7Q/640?wx_fmt=jpeg" data-type="jpeg" data-w="1280" style=""  /></p><p style="white-space: normal;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;min-height: 1em;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;">▲</span><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 图3  </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;">LJ地区的市地重划与功能布局</span></strong></p><p style="white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;margin-bottom: 20px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;color: rgb(136, 136, 136);box-sizing: border-box !important;overflow-wrap: break-word !important;">Fig.3 Land readjustment and land use plan in LJ area</span></p><p style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.1.1  阶段一：补偿村集体和企业的损失，就未来利益分配达成初步方案</span><br  /></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">政府支付企业搬迁费用，赔偿各村集体2007和2008年的地租损失，并与各村集体达成如下改造协议：政府低价征用位于西南角的200.00亩土地，开发成商住综合体，引领改造；从2009年起，按原租金每3年增加10.00%，统一租用剩余土地⑧，租期40年。政府保底了村集体收益，迎合了他们“求稳”的心态，消除了他们对改造的后顾之忧，获得了统筹改造的权力。村集体则拥有以何种方式改造的决定权，进而拥有协商利益分成的主动权。良好的预期赢得了村集体的积极配合，为改造奠定了基础。</span></p><p style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.1.2  阶段二：重划土地权属边界，规整地块</span></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">由于各村集体的用地边界扭曲、相互穿插，规划难以实施。此外，为了公平，政府拟征地块要由各个村集体按比例分摊，为此，政府引导村集体谈判、协商，落实征用地块后⑨，在考虑区位差异、用地持有规模差异、地块规划用途、村集体改造意向等因素的基础上，按规划布局重新划定了用地权属边界(图3中)。用地重划确保了地块的完整性，并根据开发方式统一了村集体的意见，将愿意出租或转国有开发的分别集中在一起。如此，规划便有了“生命力”。</span></p><p style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.1.3  阶段三：超越制度约束，探索多样化的土地开发模式，一地一策推进改造</span></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">以用地性质、交易方式和利益分配格局来论，LJ地区大体采用了5种开发模式(图3右)：第一种，地块①②为公园、道路等没有直接经济收益的公益性设施用地，村集体不同意征地，政府则租地，并投资建设了这些公益性设施。第二种，地块③是政府为支持本地有色金属企业向总部经济转型而低价征用，再低价出让的土地。这是政府首次征用集体建设用地用作经营性用途⑩。第三种，地块④用作商贸批发和公寓综合体的开发，是政府考虑到租赁年限长、投资大、风险大，充当“交易中间人”，先从村集体承租土地40年，再转租给开发商的。第四、五种，虽然地块⑤和⑥⑦⑧都是土地转国有的商品房开发，但利益分配方式不同，形成两种模式，体现了村集体对地租的争夺：地块⑤的土地出让金在村集体和政府间7∶3分成；其余3块地是村集体事先获取35.00%的物业，土地出让金降低约一半后，村集体和政府再7∶3分成。</span></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">截至目前，全部用地已基本交易完毕，其中，42.91%(52.55h<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>)土地转国有开发，剩余69.92h<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>维持集体属性。经测算，村集体从改造中获得收益33.99亿元，远超改造前地租收益的折现(10.50亿元)；政府净收益4.09亿元。村集体与政府的净收益之比约为89∶11。</span></p><section style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;"><strong style="max-width: 100%;font-size: 16px;letter-spacing: 0.544px;text-indent: 0em;white-space: normal;background-color: rgb(255, 255, 255);font-family: 微软雅黑;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.2  村内整合：NK整村改造</span></strong></span></section><section style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 15px;"><span style="font-size: 16px;">NK村改造与LJ地区有相似的背景：首先，是同样巨大的土地增值。该村是南海金融商务区的重点打造范围，周边高等级道路、地铁站点相继开通，而村内则是低端工业厂房和村民住宅，改造潜力较大。其次，是空间破碎。该村有5个小组(下文称之为：G1、G2、G3、G4和G5组)和一个村级集体经济组织（图4中表示为“AD”）；3323.90亩土地分属于村、组两级共6个集体经济组织；用地构成为：49.28%为厂房，32.64%为宅基地，剩余为国有征地和农田；物质和权属空间较为破碎(图4)。宅基地和非住宅用地又面临不同的改造政策，如改造前者需要2/3的村民代表同意，改造后者需要90.00%的村民同意，形成政策空间破碎。为此，整体改造成为政府的一种策略性尝试，也面临一些特殊性。</span></section><p style="text-align: center;margin-left: 8px;margin-right: 8px;line-height: normal;"><img class="rich_pages" data-ratio="0.790008467400508" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhBeLOXU8bPBKWRzHJjvTaDIpsvq37HqevDOYHzwcCRPK1Uiar2Fq0bhICej73GWxiaj3oYOB3IZrXA/640?wx_fmt=jpeg" data-type="jpeg" data-w="1181" style=""  /></p><p style="white-space: normal;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;min-height: 1em;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;">▲</span><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 图4 </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;">NK村土地利用现状(2010年)</span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"></span></strong></p><p style="margin-bottom: 20px;white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;color: rgb(136, 136, 136);box-sizing: border-box !important;overflow-wrap: break-word !important;">Fig.4 Status quo of land use in NK village (2010)</span></p><p style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.2.1  改造的特殊性</span><br  /></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">首先，是政府推动改造的目的性强、迫切性高。改造由区政府发起，意在实现城市的功能转型与形象转变，还专门成立了改造管理办公室。相比前一个案例中政府是为弥补村民损失不得不负起统筹的责任，该案例中政府的主动发起则直接影响了它在与集体经济组织博弈中的主动程度。其次，是组集体经济组织的经济共同体特征。LJ地区大多为村集体经济组织，而NK村则是组集体经济组织。行政村是自治行政单元，但村小组是最基本的社会单元。后者社会关系更紧凑，个体与集体间的经济共同体特征更强，更一致对外争取群体利益，影响改造的力度更大。第三，是改造对象既有“肉”(非住宅用地)也有“骨头”(宅基地)，后者涉及的群体更复杂，改造成本更高，难度更大。</span></p><section style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.2.2  改造的三个阶段</span></section><p style="margin-left: 8px;margin-right: 8px;line-height: 2em;text-indent: 0em;margin-bottom: 5px;"><span style="font-size: 16px;">3.2.2.1   阶段一(2010—2011年)，“筑梦”，即政府与各集体经济组织达成改造协议</span></p><section style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 15px;"><span style="font-size: 16px;">(1)政府统筹、集体经济组织主导。政府编制和执行规划，把握改造方向、进度，协调各种矛盾，促进土地交易与开发。集体经济组织则在“源头”上决定是否供地、以何种权属供地。(2)整体改造、封闭运行。首先，政府同时与各集体经济组织协商，推进改造事宜；拟从2011年开始，用时7年，先统一改造部分非住宅用地，平衡各方利益后，适时改造宅基地。其次，政府和各集体经济组织设立共管账户，统收统支，确保资金封闭运行于整体改造。(3)政府垫资平衡既有利益，一地一策推动改造。政府承担前期改造成本，包括企业搬迁补偿、土地平整、基础设施建设和保底集体经济组织收益。政府承诺，从2011年起，按原租金水平、每年递增8.00%，统一租用集体经营性建设用地，在地块落实项目后，停付租金，期满未落实项目的用地，另行协商；土地公开出让的，收益平分；土地由“政府登记为国有，划拨给集体经济组织，由后者公开转让”的，政府按成交价的40.00%收取出让金。(4)将村委会改为居委会，为其预留64.00亩土地后，其余征作公益性用地。5个组集体经济组织成为实际谈判主体。</span></section><p style="margin-left: 8px;margin-right: 8px;line-height: 2em;text-indent: 0em;margin-bottom: 5px;"><span style="font-size: 16px;">3.2.2.2  阶段二(2011—2014年)，“吃肉”，即政府垫资启动改造，组集体经济组织卖地分钱</span></p><section style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 15px;"><span style="font-size: 16px;">2011年，政府融资10.00亿元，在补偿企业、支付各组集体经济组织租金后，统一清理出非住宅用地。在各组集体经济组织均同意将部分清理出的土地转国有开发的前提下，政府结合规划将不同权属的土地打包，对外统一招商，化解权属空间破碎。在此阶段，全村共出让725.81亩土地(图5)，其中，G1组和G2组出让土地相对较少，各占其辖区土地的31.90%和32.70%；G3组、G4组和G5组则分别出让了各辖区土地的53.70%、76.20%和64.62%。土地出让实现了可观的收益，但资金并未统一管理，而是边卖地边分配。一般而言，组集体经济组织用所获收益的40.00%对股东分红，将剩余的留成。G1组出让了88.46亩土地(价值12.21亿元)，与政府平分后，获得6.105亿元；对成员人均分红20.00万元后，留成3.663亿元。其他小组，成员人均分红20.00万～37.00万元不等，土地出让越多，人均分红也越高。高收益源于高开发强度。如G1组出让地块的规划容积率为4.50，实际出让时增加到了5.50，建筑面积增加了5.90万<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>；其他组则有过之，无不及。</span></section><p style="text-align: center;margin-left: 8px;margin-right: 8px;line-height: normal;"><img class="rich_pages" data-ratio="0.7967823878069432" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhBeLOXU8bPBKWRzHJjvTaDY3Qv7cp84NGfjMmXInreD5ib4aFmPerWPibYmOibJ4BU8eeFc9vrjFG5A/640?wx_fmt=jpeg" data-type="jpeg" data-w="1181" style=""  /></p><p style="white-space: normal;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;min-height: 1em;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;">▲</span><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 图5 </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;">集体经济组织出让土地分布情况(2011—2015年)</span></strong></p><p style="margin-bottom: 20px;white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;color: rgb(136, 136, 136);box-sizing: border-box !important;overflow-wrap: break-word !important;">Fig.5 Distribution of land plots transferred by collective economic organizations (2011 – 2015)</span></p><p style="margin-left: 8px;margin-right: 8px;line-height: 2em;text-indent: 0em;margin-bottom: 5px;"><span style="font-size: 16px;">3.2.2.3  阶段三(2014年—)，“啃硬骨头”，即推动以宅基地为主的剩余土地改造</span><br  /></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">困难在该阶段显现：首先，要为集体经济组织复建物业，而复建量和投资方式未事先明确；其次，政府需面对众多村民，涉及更为复杂的房屋拆迁、居民安置和还迁等事项；再者，难以再通过对各集体经济组织的统一拆迁来化解破碎，只能通过规划手段来降低交易成本。</span></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">以G1组为例透视复杂的协商过程。政府提议：剩余土地统一打包，“由政府登记为国有，划拨给集体经济组织，由后者公开转让”给开发商，政府获得土地出让收益，G1组获得物业和住房；物业按原面积等量复建，房屋以房产证登记面积1∶1还建，房产证以外的面积给予现金补偿；改造期间，开发商可发放生活补贴让村民自行安置，也可为他们建临时安置房，待回迁后，临时安置房归开发商；在开发商肯接盘的底限条件下，超支部分，由政府和G1组分摊。G1组同意房屋认定和赔偿标准，但在改造方式、物业复建和居民安置上提出了不同方案：政府和组集体经济组织需先分别出资约3.30亿元，于图5中1号地块南侧，为G1组复建物业，剩余土地再打包开发。开发商既要在1号地块东南侧建4.2万<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>的安置房，还得发放安置费，村民还迁后，安置房无偿归G1组所有。如此，G1组是想政府先投入，并额外获得安置房。给定开发商底线收益的前提下，开发成本增加的压力最终转嫁给了政府。为推动改造，政府只能出资补贴，或增加开发强度；如选前者，G1组从整个改造中所获净收益为16.11亿元，政府所获净收益为4.45亿元，两者之比约为8∶2；如政府不补贴且严控开发强度，开发商不会接盘，改造则难以推动。这对前期卖地较多的小组更是如此。显然，第三阶段改造考验着政府，如何平衡开发强度、自身利益和G1组的要求。2019年底，传来了开发商接盘的好消息，但中间是长达5～6年的复杂利益博弈。</span></p><section style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;"><strong style="max-width: 100%;font-size: 16px;letter-spacing: 0.544px;text-indent: 0em;white-space: normal;background-color: rgb(255, 255, 255);font-family: 微软雅黑;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.3  案例经验：政府作为“交易中间人”的关键角色</span></strong></span></section><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">上述案例揭示了空间破碎对农村工业化地区改造的制约，以及地方政府为整合所做的努力：政府统筹，发挥了土地供需之间的桥梁作用，将原本“多对多”的复杂交易简化为“一对一”，降低交易成本，推动了土地开发与规划实施。</span></p><p style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.3.1  “交易中间人”角色的具体内涵</span></p><p style="margin-left: 8px;margin-right: 8px;line-height: 2em;text-indent: 0em;margin-bottom: 5px;"><span style="font-size: 16px;">3.3.1.1  在供给侧，统一多主体的思想，推动土地活化与整合</span></p><section style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 15px;"><span style="font-size: 16px;">首先，两个案例在最初都达成了政府“担成本、做补偿、保租金”、集体经济组织“享增值”的利益分配方案，赋予后者极具正面的预期和改造积极性。其次，以不同方式整合土地。LJ地区进行了市地重划。NK村通过“统一拆迁、清场、招商和供地”保障了非住宅用地的整合供给；按权属边界划分地块后换地或货币交易，化解了宅基地的破碎；将非住宅用地和宅基地打包开发，降低了宅基地改造的难度(表5)。</span></section><p style="text-align: center;margin-left: 8px;margin-right: 8px;line-height: normal;"><img class="rich_pages" data-ratio="0.54140625" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhBeLOXU8bPBKWRzHJjvTaDpWembSESB165MnduicLFe09tn31RdKyUJW79FdFaNGE9JbMuBrz8wVg/640?wx_fmt=jpeg" data-type="jpeg" data-w="1280" style=""  /></p><p style="white-space: normal;max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;min-height: 1em;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;">▲</span><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;"> 表5 </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;text-align: justify;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;background-image: initial;background-position: initial;background-size: initial;background-repeat: initial;background-attachment: initial;background-origin: initial;background-clip: initial;box-sizing: border-box !important;overflow-wrap: break-word !important;">政府统筹角色的比较</span></strong></p><p style="margin-bottom: 20px;white-space: normal;max-width: 100%;letter-spacing: 0.544px;min-height: 1em;font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;background-color: rgb(255, 255, 255);text-align: left;margin-left: 8px;margin-right: 8px;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;color: rgb(136, 136, 136);box-sizing: border-box !important;overflow-wrap: break-word !important;">Tab.5 Comparison of the government’s role in integration</span></p><p style="margin-left: 8px;margin-right: 8px;line-height: 2em;text-indent: 0em;margin-bottom: 5px;"><span style="font-size: 16px;">3.3.1.2  在需求侧，策略性经营，凝聚市场共识</span><br  /></p><section style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 15px;"><span style="font-size: 16px;">首先，两个案例都以高标准定位彰显未来图景，激发市场需求；其次，LJ地区以公园等公益项目先行，夯实品质基础，赢得市场认同；第三，旗舰项目引领投资集聚。LJ地区以低地价配置高端商务功能，提升地区形象。NK村则凭借区位优势，引入万达和地铁集团等知名企业。</span></section><p style="margin-left: 8px;margin-right: 8px;line-height: 2em;text-indent: 0em;margin-bottom: 5px;"><span style="font-size: 16px;">3.3.1.3  创新土地开发模式，一地一策地匹配供需</span></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">首先，是以多样化的土地流转和利益分配方式满足多样化的用地需求。如LJ地区的租地、转租、征地和出让分成等方式；NK村的非住宅用地统一由集体转国有出让，复建物业则以集体土地转国有划拨供地，宅基地则采取“政府登记转国有，划拨给集体经济组织，由后者公开转让”，并创新性地征用行政村的土地保障公益性用地。其次，政府充当“交易中间人”，化解供需主体间的不信任。如LJ地区政府转租集体土地给开发商的项目。第三，两个案例都以改造意向的共识来整合土地，实现“一对一”交易。如LJ地区政府征地项目中的多主体供地，以及NK村G1组第三阶段土地开发中，政府与之协商，一致同意后，再引入开发商。</span></p><section style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.3.2  政府深度介入整合的风险</span></section><p style="margin-left: 8px;margin-right: 8px;line-height: 2em;text-indent: 0em;margin-bottom: 5px;"><span style="font-size: 16px;">3.3.2.1  经济效益明显，但有碍社会公平</span></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">前者体现在城市功能转型、形象转变与土地经济效益提升；后者主要表现为社会不公与村庄不彻底的转型。首先，集体经济组织决定土地开发方式，控制土地供给“源头”，在制度不明确和政府事先投入的情况下，把持政府，导致因公共投入产生的土地增值尽归村民集体。两个案例中，集体经济组织获得了绝大部分收益。这种不劳而获造成了社会不公。其次，只改造工业用地的LJ地区，忽略了旧村居，极有可能城中村化；NK村初始目的是村庄彻底城市化，但集体经济组织的过度逐利，增加了改造难度，也有城中村化的风险。</span></p><p style="margin: 15px 8px 5px;line-height: 2em;text-indent: 0em;"><span style="font-size: 16px;max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">3.3.2.2  两个案例中政府统筹程度不同，但都承压较大</span></p><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">在统筹程度上，LJ地区的规划事前法定化，规划大体得以实施，政府妥协了自身收益。NK村中未法定化的规划被政府作为与集体经济组织协商的筹码，政府既在规划实施上又在收益上作了妥协：如第二阶段改造，为卖地分钱，规划强度被突破；前期卖地过急导致后期难度增加；政府统筹大打折扣。在承压上，政府在LJ地区面临转租地块开发失败的风险和持续交租的压力；在NK村面临规划失控、利益失衡，改造难以推进的风险。</span></p><section style="margin-left: 8px;margin-right: 8px;"><br  /></section><section style="white-space: normal;max-width: 100%;box-sizing: border-box;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;background-color: rgb(255, 255, 255);font-size: 16px;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;overflow: hidden;margin-left: 8px;margin-right: 8px;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;border-bottom: 1px solid rgb(192, 21, 21);display: inline-block;overflow-wrap: break-word !important;"><section style="padding-right: 0.2em;padding-left: 0.2em;max-width: 100%;box-sizing: border-box;display: inline-block;line-height: 1.3;font-size: 22px;color: rgb(255, 255, 255);background-color: rgb(192, 21, 21);overflow-wrap: break-word !important;"><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;overflow-wrap: break-word !important;">4</p></section><section style="padding-right: 0.5em;padding-left: 0.5em;max-width: 100%;box-sizing: border-box;display: inline-block;overflow-wrap: break-word !important;"><p style="max-width: 100%;box-sizing: border-box;min-height: 1em;text-indent: 0em;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 17px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"> </strong></span><strong><span style="font-size: 17px;">结论与讨论</span></strong><strong style="text-indent: 0em;letter-spacing: 0.544px;"></strong></p></section></section></section></section><section style="text-indent: 2em;margin: 15px 8px 10px;line-height: 2em;"><span style="font-size: 16px;">针对如何推动破碎的农村工业化地区实现整合改造这一重要的实践问题，本文以南海区为例作了总体特征与案例对比的广度与深度研究。研究发现农村工业化使建成环境呈现出物质与权属空间的破碎。在此基础上，以市场化推动改造的系列政策门槛又造成了政策空间破碎。空间破碎使土地整合面临较高的交易成本，阻碍着品质化改造。因此，近10年的城市更新依然是细碎化改造，土地整合不够。整合改造主要发生在行政村内各集体经济组织间，展现了村庄作为自治单元对村内土地权属人间协作的促进，和对跨自治组织协作的抑制。整合倾向于受市场资本驱动的“工转商”项目。当涉及多主体和大规模的整合时，政府的加入尤为重要，并在村间、村内整合的案例中得以体现。政府作为“交易中间人”将复杂的“多对多”交易简化为“一对一”的交易，并从供给侧、需求侧和供需匹配三个方面推进了土地交易与整合改造。</span></section><p style="text-indent: 2em;margin-left: 8px;margin-right: 8px;line-height: 2em;margin-bottom: 10px;"><span style="font-size: 16px;">如果说农村工业化是政府“统筹开发”职能缺位的结果，对其进行改造则是实现高品质城市化的第二次或者说最后一次机会，那么充分抓住此次机会则需政府职能的归位，需要政府从政策、资本、信用等方面切实降低整合改造中的交易成本，做好市场的“孵化器”。但南海区的实践也告诫人们，在利益分配等政策还不够完善的前提下，政府以利益主体身份极力推动整合，也会面临被村庄集体把持的困境，维护社会公平存忧。社会公平应作为政府统筹开发、衡量改造价值的重要标准。政府也应逐步从土地整合中可市场化的部分退出，聚焦政策的完善与项目的整体统筹。</span></p><p><br  /></p><section donone="shifuMouseDownCard('shifu_c_027')" style="margin-top: 2em;padding-top: 0.5em;padding-bottom: 0.5em;max-width: 100%;font-family: inherit;font-size: 1em;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;line-height: 27.2px;border-radius: 4px;border-width: 1px;border-style: solid;border-color: rgb(204, 204, 204);color: rgb(166, 166, 166);box-sizing: border-box !important;overflow-wrap: break-word !important;"><section style="margin-top: -1.8em;margin-right: 8px;margin-left: 8px;max-width: 100%;text-align: center;border-width: initial;border-style: none;border-color: initial;line-height: 1.4;box-sizing: border-box !important;overflow-wrap: break-word !important;"><section style="padding: 8px 12px;max-width: 100%;border-radius: 4px;color: rgb(255, 255, 255);font-size: 1em;font-family: inherit;font-weight: inherit;text-decoration: inherit;display: inline-block;border-color: rgb(183, 184, 184);background-color: rgb(214, 0, 74);box-sizing: border-box !important;overflow-wrap: break-word !important;"><p style="max-width: 100%;min-height: 1em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong><span style="max-width: 100%;font-size: 16px;box-sizing: border-box !important;overflow-wrap: break-word !important;">注释</span></strong></p></section></section><section style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><p style="margin: 15px 16px 10px;max-width: 100%;min-height: 1em;line-height: 2em;text-indent: 0em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;">①</span><span style="color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;">	</span><span style="color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;">南海区从2007年开始试点“三旧”改造，希望通过产权界定，正规化集体土地流转市场，通过市场化活化集体建设用地。</span><br  /></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><span style="font-size: 15px;color: rgb(0, 0, 0);">②	根据《城市用地分类与规划建设用地标准》，工业区的最小用地规模为30h<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><span style="font-size: 15px;color: rgb(0, 0, 0);">③	确权包括所有权及相关权束的界定。首先，将所有权确定给集体经济组织，合法化了村、组两级集体经济组织作为独立、平等土地所有权人的身份。其次，按土地转用年份设定税费和罚款，由集体经济组织申请完善历史用地手续，按现状用途登记土地使用权。在此基础上，土地开发和转让必须经由集体经济组织表决同意，赋予了其与政府协商土地开发的权力。收益权因开发方式而异：商品房必须使用国有土地，集体经济组织和政府分享土地增值收益；如果不转国有流转，集体经济组织缴纳基础设施配套等费用后，持有剩余收益。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><span style="font-size: 15px;color: rgb(0, 0, 0);">④	笔者根据网站信息和实地调研整理。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><span style="font-size: 15px;color: rgb(0, 0, 0);">⑤	已改造用地中，国有用地占29.45%，集体用地占70.55%，集体经营性建设用地占62.24%。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><span style="font-size: 15px;color: rgb(0, 0, 0);">⑥	政府从2012年开始限制“工转商”，并鼓励“工转工”。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><span style="font-size: 15px;color: rgb(0, 0, 0);">⑦	改造前平均月租3.50元/<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>，周边商务用房月租25.00～35.00元/<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><span style="font-size: 15px;color: rgb(0, 0, 0);">⑧	协议规定，如用于道路等公益性设施，政府统一承租，筹资建设，到期后，另行协商；如不改变权属用于经营性开发，政府可将土地转租，到期后，地上的物业无偿归还土地所有权人。如转国有开发，要经村民投票表决，90.00%以上村民同意方可，土地出让时政府停付租金。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><span style="font-size: 15px;color: rgb(0, 0, 0);">⑨	为了公平，政府拟征地块由各村集体按比例分摊，如村1贡献了141.01亩。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><span style="font-size: 15px;color: rgb(0, 0, 0);">⑩	征地价格30.00万元/亩，相当于村集体原租金水平下不到20年的租金；出让价格也只有120.00万元/亩。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><img class="rich_pages" data-ratio="0.9333333333333333" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhvAMgribMGYQ0ntUegEJPlwyAozaLNewTDt1dZlpvw7KTqJH1CoCnDvAeHse7K87iaPIkRgt9bDLYg/640?wx_fmt=jpeg" data-type="jpeg" data-w="15" style="text-align: center;font-family: inherit;font-size: 1em;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;"  /> <span style="font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;">由于集体建设用地的使用权证由村集体持有，开发商无法抵押融资，不能出售物业，只能以出租获得收益，因此面临产权不确定、市场认同不足的风险；</span><span style="font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;">村集体也面临租期过长、租金收益不确定的风险。</span></p><p style="line-height: 1.75em;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><img class="rich_pages" data-ratio="1" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhvAMgribMGYQ0ntUegEJPlw4babBLlfSKgWZaVQTnEF3l2rpPR5zIsCkVVNnQxmUbRxibsopOTgJrA/640?wx_fmt=jpeg" data-type="jpeg" data-w="15" style="text-align: center;font-family: inherit;font-size: 1em;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;"  /><span style="font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;"> 村集体所获收益33.99亿元，包括前两年补偿0.32亿元，土地转国有得到现金和物业分成21.78亿元，集体土地租金收益折现11.89亿元。</span><span style="font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;">政府收入包括国有开发的分成10.88亿元，地块④的租金差额收益(承租3.50元/<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>/月，转租7.60元/<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>/月)5.25亿元；</span><span style="font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;">政府支出包括，2009年前补偿企业、村集体和拆迁房屋共3.62亿元，基础设施建设投资1.00亿元，2009年后支付集体的租金折现7.42亿元。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><img class="rich_pages" data-ratio="1" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhvAMgribMGYQ0ntUegEJPlw7iaTjYBariaADq50ia74Z7U8MIWhhI6iazibbic7v68X5cwbIibZDTdQqjRfA/640?wx_fmt=jpeg" data-type="jpeg" data-w="15" style="text-align: center;font-family: inherit;font-size: 1em;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;"  /> <span style="font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;">2010年，工业地租的贴现为1940.00元/<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>，相邻国有土地楼面地价已近5000.00元/<span style="font-size: 16px;letter-spacing: 0px;text-indent: 32px;">m</span><span style="text-indent: 34px;font-size: 12px;"><sup style="text-indent: 32px;"><span style="letter-spacing: 0px;vertical-align: super;">2</span></sup></span>。</span></p><p style="line-height: 1.75em;margin-bottom: 10px;text-indent: 0em;margin-left: 16px;margin-right: 16px;"><img class="rich_pages" data-ratio="1" data-s="300,640" src="http://mmbiz.qpic.cn/mmbiz_jpg/SdNVtxmtcRhvAMgribMGYQ0ntUegEJPlwkSk65Tv6U4NDJIvib8cMBYSuqAL0QDpZwCPYh6JaVEgiahYWDibicYAkow/640?wx_fmt=jpeg" data-type="jpeg" data-w="15" style="text-align: center;font-family: inherit;font-size: 1em;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;"  /> <span style="font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;">包括：</span><span style="font-family: inherit;font-weight: inherit;letter-spacing: 0.544px;text-decoration: inherit;color: rgb(0, 0, 0);font-size: 15px;text-indent: 2em;">规划道路尽量沿权属边界划分地块，将不同权属主体的地块功能和开发强度尽量保持一致，尽量以面积置换的方式调整零碎的土地，难以置换的再以货币交易。</span></p></section></section><section style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section><section style="margin-top: 0em;padding: 1em 0em;max-width: 100%;font-size: 1em;letter-spacing: 0.544px;text-align: center;border-top: 1px dashed rgb(204, 204, 204);border-bottom: 1px dashed rgb(204, 204, 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Inventory Planning: Theory and Practice[J].Beijing Planning Review，2014(4):153-156.</span></p></section><p style="max-width: 100%;min-height: 1em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></p><hr style="max-width: 100%;letter-spacing: 0.544px;border-style: solid;border-right-width: 0px;border-bottom-width: 0px;border-left-width: 0px;border-color: rgba(0, 0, 0, 0.1);transform-origin: 0px 0px;transform: scale(1, 0.5);box-sizing: border-box !important;overflow-wrap: break-word !important;"  /><p style="margin-top: 10px;margin-bottom: 10px;max-width: 100%;min-height: 1em;letter-spacing: 0.544px;text-align: center;line-height: normal;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;box-sizing: border-box !important;overflow-wrap: break-word !important;">欢迎在朋友圈转发，转载请在后台留言</span></strong></span></p><section style="text-align: center;margin-bottom: 10px;"><strong style="max-width: 100%;color: rgb(217, 33, 66);font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;text-align: center;white-space: normal;background-color: rgb(255, 255, 255);box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 15px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(136, 136, 136);font-family: -apple-system-font, system-ui, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;font-size: 14px;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;">封面图片源自：新华网刘世辉摄</span></span></strong></section><hr style="max-width: 100%;letter-spacing: 0.544px;border-style: solid;border-right-width: 0px;border-bottom-width: 0px;border-left-width: 0px;border-color: rgba(0, 0, 0, 0.1);transform-origin: 0px 0px;transform: scale(1, 0.5);box-sizing: border-box !important;overflow-wrap: break-word !important;"  /><section style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><section powered-by="gulangu" style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><p style="margin-top: 15px;margin-right: 8px;margin-left: 8px;max-width: 100%;min-height: 17px;line-height: 27.2px;widows: 1;text-align: center;letter-spacing: 0.48px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(62, 62, 62);font-family: Optima-Regular, PingFangTC-light;font-weight: 400;letter-spacing: 2px;box-sizing: border-box !important;overflow-wrap: break-word !important;">微信改版后</span></strong></span></p><p style="margin-right: 8px;margin-left: 8px;max-width: 100%;min-height: 17px;line-height: 27.2px;widows: 1;text-align: center;letter-spacing: 0.48px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(62, 62, 62);font-family: Optima-Regular, PingFangTC-light;font-weight: 400;letter-spacing: 2px;box-sizing: border-box !important;overflow-wrap: break-word !important;">好多人说不能很方便找到我了</span></strong></span></p><p style="margin-right: 8px;margin-left: 8px;max-width: 100%;min-height: 17px;line-height: 27.2px;widows: 1;text-align: center;letter-spacing: 0.48px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(62, 62, 62);font-family: Optima-Regular, PingFangTC-light;font-weight: 400;letter-spacing: 2px;box-sizing: border-box !important;overflow-wrap: break-word !important;">其实把咱们</span></strong></span><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-family: Optima-Regular, PingFangTC-light;letter-spacing: 2px;box-sizing: border-box !important;overflow-wrap: break-word !important;">“城</span></strong><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-family: Optima-Regular, PingFangTC-light;letter-spacing: 2px;box-sizing: border-box !important;overflow-wrap: break-word !important;">市规划”置顶</span></strong></span><span style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(62, 62, 62);font-family: Optima-Regular, PingFangTC-light;font-weight: 400;letter-spacing: 2px;box-sizing: border-box !important;overflow-wrap: break-word !important;">就可以啦</span></strong></span></span></p><p style="margin-right: 8px;margin-bottom: 15px;margin-left: 8px;max-width: 100%;min-height: 17px;line-height: 27.2px;widows: 1;text-align: center;letter-spacing: 0.48px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(62, 62, 62);font-family: Optima-Regular, PingFangTC-light;font-weight: 400;letter-spacing: 2px;box-sizing: border-box !important;overflow-wrap: break-word !important;">只需要</span></strong></span><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-family: Optima-Regular, PingFangTC-light;letter-spacing: 2px;box-sizing: border-box !important;overflow-wrap: break-word !important;">5秒钟哟~</span></strong></span></span></p><p style="margin-right: 8px;margin-bottom: 10px;margin-left: 8px;max-width: 100%;min-height: 1em;letter-spacing: 0.544px;text-align: left;box-sizing: border-box !important;overflow-wrap: break-word !important;"><img class="__bg_gif" data-copyright="0" data-ratio="0.9203125" data-type="gif" data-w="640" src="http://mmbiz.qpic.cn/mmbiz_gif/SdNVtxmtcRiarCYiclbibw0tx4nuld0vwU9ScXl6gq8Bpbh8o8yZlxbo8y8jBcCBC74ubpiaHy1ic6k3wcqJbCFBWBA/640?wx_fmt=gif" style="box-sizing: border-box !important;overflow-wrap: break-word !important;visibility: visible !important;width: 640px !important;"  /></p></section></section></section><section style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><section powered-by="gulangu" style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><section powered-by="gulangu" style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;font-size: 16px;overflow-wrap: break-word !important;"><section powered-by="gulangu" style="max-width: 100%;box-sizing: border-box;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;overflow-wrap: break-word !important;"><section style="margin-bottom: -1px;padding-right: 12px;padding-left: 12px;max-width: 100%;box-sizing: border-box;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;border-bottom: 1px solid rgb(192, 21, 21);border-top-color: rgb(192, 21, 21);border-right-color: rgb(192, 21, 21);border-left-color: rgb(192, 21, 21);height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section></section><section style="max-width: 100%;box-sizing: border-box;float: left;width: 16px;overflow-wrap: break-word !important;"><section style="margin-bottom: 4px;max-width: 100%;box-sizing: border-box;width: 0px;border-width: 4px;border-style: solid;border-color: rgb(192, 21, 21) transparent transparent rgb(192, 21, 21);height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section><section style="max-width: 100%;box-sizing: border-box;border-bottom: 1px solid rgb(192, 21, 21);width: 16px;transform: rotate(-45deg);transform-origin: left top;border-top-color: rgb(192, 21, 21);border-right-color: rgb(192, 21, 21);border-left-color: rgb(192, 21, 21);height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section></section><section style="max-width: 100%;box-sizing: border-box;float: right;width: 16px;text-align: right;overflow-wrap: break-word !important;"><section style="margin-bottom: 4px;margin-left: auto;max-width: 100%;box-sizing: border-box;width: 0px;border-width: 4px;border-style: solid;border-color: rgb(192, 21, 21) rgb(192, 21, 21) transparent transparent;height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section><section style="max-width: 100%;box-sizing: border-box;border-bottom: 1px solid rgb(192, 21, 21);width: 16px;transform: rotate(45deg);transform-origin: right top;border-top-color: rgb(192, 21, 21);border-right-color: rgb(192, 21, 21);border-left-color: rgb(192, 21, 21);height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section></section><section style="max-width: 100%;box-sizing: border-box;clear: both;height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section></section><section style="padding-right: 10px;padding-left: 10px;max-width: 100%;box-sizing: border-box;border-left: 1px solid rgb(192, 21, 21);border-right: 1px solid rgb(192, 21, 21);border-top-color: rgb(192, 21, 21);border-bottom-color: rgb(192, 21, 21);overflow-wrap: break-word !important;"><section powered-by="gulangu" style="max-width: 100%;box-sizing: border-box;text-align: center;overflow-wrap: break-word !important;"><p style="margin: 5px 8px;max-width: 100%;box-sizing: border-box;min-height: 1em;font-size: 15px;text-align: left;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(171, 25, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;">官方投稿网址</strong></span>：http://www.planning.com.cn</span></p><section style="margin-right: 8px;margin-bottom: 5px;margin-left: 8px;max-width: 100%;box-sizing: border-box;font-size: 15px;text-align: left;min-height: 1em;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(171, 25, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;">微博</span></strong></span>：http://weibo.com/cityplanningreview</span></section><section style="margin-right: 8px;margin-bottom: 5px;margin-left: 8px;max-width: 100%;box-sizing: border-box;font-size: 15px;text-align: left;min-height: 1em;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(171, 25, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;">微信号</span></strong></span>：</span></section><section style="margin-right: 8px;margin-bottom: 5px;margin-left: 8px;max-width: 100%;box-sizing: border-box;font-size: 15px;text-align: left;min-height: 1em;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(171, 25, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;">电子期刊</span></strong></span>：App Store搜索“”(支持iPad下载)</span></section><section style="margin-right: 8px;margin-bottom: 5px;margin-left: 8px;max-width: 100%;box-sizing: border-box;font-size: 15px;text-align: left;min-height: 1em;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(171, 25, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;">国内统一刊号</span></strong></span>：CN 11-2378/TU</span></section><section style="margin-right: 8px;margin-bottom: 5px;margin-left: 8px;max-width: 100%;box-sizing: border-box;font-size: 15px;text-align: left;min-height: 1em;overflow-wrap: break-word !important;"><span style="max-width: 100%;font-size: 14px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(171, 25, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;">国际标准刊号</span></strong></span>：ISSN 1002-1329</span></section></section></section><section style="max-width: 100%;box-sizing: border-box;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;float: left;width: 16px;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;border-bottom: 1px solid rgb(192, 21, 21);width: 16px;transform: rotate(45deg);transform-origin: left bottom;border-top-color: rgb(192, 21, 21);border-right-color: rgb(192, 21, 21);border-left-color: rgb(192, 21, 21);height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section><section style="margin-top: 4px;max-width: 100%;box-sizing: border-box;width: 0px;border-width: 4px;border-style: solid;border-color: transparent transparent rgb(192, 21, 21) rgb(192, 21, 21);height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section></section><section style="max-width: 100%;box-sizing: border-box;float: right;width: 16px;text-align: right;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;border-bottom: 1px solid rgb(192, 21, 21);width: 16px;transform: rotate(-45deg);transform-origin: right bottom;border-top-color: rgb(192, 21, 21);border-right-color: rgb(192, 21, 21);border-left-color: rgb(192, 21, 21);height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section><section style="margin-top: 4px;margin-left: auto;max-width: 100%;box-sizing: border-box;width: 0px;border-width: 4px;border-style: solid;border-color: transparent rgb(192, 21, 21) rgb(192, 21, 21) transparent;height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section></section><section style="max-width: 100%;box-sizing: border-box;clear: both;height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section><section style="margin-top: -1px;padding-right: 12px;padding-left: 12px;max-width: 100%;box-sizing: border-box;overflow-wrap: break-word !important;"><section style="max-width: 100%;box-sizing: border-box;border-bottom: 1px solid rgb(192, 21, 21);border-top-color: rgb(192, 21, 21);border-right-color: rgb(192, 21, 21);border-left-color: rgb(192, 21, 21);height: 0px;line-height: 0;overflow-wrap: break-word !important;"><br style="max-width: 100%;box-sizing: border-box !important;overflow-wrap: break-word !important;"  /></section></section></section></section></section></section></section></section></section><p style="max-width: 100%;min-height: 1em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><img data-copyright="0" data-cropselx1="0" data-cropselx2="558" data-cropsely1="0" data-cropsely2="275" data-ratio="0.5255731922398589" data-s="300,640" data-type="jpeg" data-w="567" src="http://mmbiz.qpic.cn/mmbiz_png/SdNVtxmtcRiaRRGMYpf5IMDDYv7hrsYzbm1Qy3NypQme09sqSMlEUWG1vmPfwqSUtjvVM8SBic3ibtxZWav0XPyqw/640?wx_fmt=jpeg" style="letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;visibility: visible !important;width: 558px !important;"  /></p><p style="max-width: 100%;min-height: 1em;box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;color: rgb(62, 62, 62);font-size: 16px;letter-spacing: 0.544px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;font-family: -apple-system-font, BlinkMacSystemFont, "Helvetica Neue", "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei UI", "Microsoft YaHei", Arial, sans-serif;letter-spacing: 0.544px;white-space: normal;background-color: rgb(255, 255, 255);color: rgb(62, 62, 62);font-size: 16px;box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;"><strong style="max-width: 100%;letter-spacing: 0.544px;color: rgb(62, 62, 62);box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">关注我们，精彩无限~！ </span></strong><strong style="max-width: 100%;letter-spacing: 0.544px;color: rgb(62, 62, 62);box-sizing: border-box !important;overflow-wrap: break-word !important;"><span style="max-width: 100%;color: rgb(217, 33, 66);box-sizing: border-box !important;overflow-wrap: break-word !important;">点下“在看”哟~</span></strong><img data-ratio="1" data-type="png" data-w="20" width="20px" src="http://mmbiz.qpic.cn/mmbiz_png/SdNVtxmtcRiaJFLUlbXfibjg54O3pjJDnRYf7lfCu47bXg1ztShDVrvKZK69YMLpYSvIgoWWgwuSH1fndo4kAtXw/640?wx_fmt=png" style="display: inline-block;vertical-align: text-bottom;box-sizing: border-box !important;overflow-wrap: break-word !important;visibility: visible !important;width: 20px !important;"  /></span></strong></span></strong></p></section></section>
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