China - Urban land management : options for an emerging market economy (Vol. 2 of 2) : Annexes

tnina Urban Land Management: Options for an Emerging Market Economy (In Two Volumes) Volume Il: Annexes October 1, 1992 Environment, Human Resources and Urban Development Operations Division China and Mongolia Department East Asia and Pacific Regional Office FOR OFFICIAL USE ONLY Document of the World Bank This document has a restricted distribution and may be used by recipients only in the performance of their official duties. Its contents may not otherwise be disclosed without World Bank authorization.Report No. 1 0049-EGT  CURRENCY EQUIVALENTS Currency - Renminbi; Currency Unit - Yuan - 100 fen $1.00 = Y 5.46 Y 1.00 - $0.19 FISCAL YEAR January 1 - December 31 WEIGHTS AND MEASURES Metric System ACRONYMS AND ABBREVIATIONS CABR - China Academy of Building Research CASS - Chinese Academy of Social Sciences CSCEC - China State Construction Engineering Company CSHREDC - China State Housing and Real Estate Development Company CAUPD - China Academy of Urban Planning and Design CBD - Central Business District CBTDC - China Building Technology Development Center DPA - Development Permission Area DSL - Da-She Lan District, Beijing FAR - Floor Area Ratio GDP - Gross Domestic Product GIS - Geographic Information System KLDC - Korea Land Development Corporation LAB - Land Administration Bureau LDC - Land Development Corporation, Hong Kong LIS - Land Information System MoA - Ministry of Agriculture MoC - Ministry of Construction MOF - Ministry of Finance NBSM - National Bureau of Surveying and Mapping NEPA - National Environmental Protection Agency O&M - Operetions and Maintenance PC - Portable Computer PCBC - People's Construction Bank of China REAB - Real Estate Administration Bureau REDC - Real Estate Development Company SHCLAB - Shanghai County Land Administration Bureau SHMLAB - Shanghai Municipal Land Administration Bureau SIS - Strategic Information Systems SLA - State Land Administration SMG - Singapore Municipal Government SPC - State Planning Commission SREC - Shanghai Real Estate Company SUCF - Shanghai Urban Construction Fund TMG - Tianjin Municipal Government TREDC - Tianjin Real Estate Development Company TVE - Township and Village Enterprise TVIE - Township and Village Industrial Enterprise URA - Urban Redevelopment Authority, Singapore ZGC - Zhong-Guan-Chun District, Beijing  FOR OFFIACIL USE ONLY CHINA URBAN LAND MANAGEMENT: OPTIONS FOR AN EMERGING MARRET ECONOMY VOLUME II: ANNEXES Table of Contents Page No. ANNEX 1. SUPPORTING GRAPHICS . . . . . . . . . . . . . . . . . . . 1 1.1 Urban Population Distribution, Cumulative Profiles . . . 1 1.2 Land Use Profile in Seoutl in 1988 . . . . . . . . . . . . 2 1.3 Warsaw - Impact of Land Use Regulations on Land Supply . 3 2.1 Sample of Residential Land Prices in Seoul in 1989, Average by Distance from Center . . . . . ... . . . . 4 2.2 Comparative Density Profile: Shanghai, Paris, and Seoul 5 2.3 Comparative Density Gradient in the Built-up Area of 4 Chinese Cities, Paris and Moscow . . . . . . .... . 6 2.4 Paris - Land Use, Population Density (1990) . . . . . . . 7 2.5 St. Petersburg - Land Use Analysis, Gross Population Density Within the Built-up Area of 86 Districts . . . . 8 2.6 Moscow - Land Use Analysis, Gross Population Density Within the Built-up Area of Municipality . . . . . . . 9 2.7 St. Petersburg - Land Use Analysis, Land Use in Concentric Rings from City Center . . . . . . . . . . . . 10 2.8 Moscow - Land Use Analysis, Land Use in Concentr'c Rings . . . . . . . . . . . . . . . . . . . 11 4.1 Guangzhou Municipality: Land Use Analysis . ...... 12 4.2 Guangzhou Master Plan . . . . . .... .. . . . 13 4.3 Shanghai - Population Changes Between 1982 and 1990 . . . 14 4.4 Guangzhou - Density Profile in 4 Centra'l Dfstricts . . . 15 5.1 Shanghai: Master Plan (Year 2000) Versus Actual Plan Development (1990) . . . . . . . . . . . . . . . . . . . 16 5.2 Shanghai: Population Densities--1982 and 1990 . . . . . 17 5.3 Shanghai: Population Densities, Trends, Compared with Paris . ......... ... ..0-#0. 18 5.4 Shanghai: Population Density Distribution . . . . . . . 19 5.5 Shanghai: Growth in Built-Up Area . . . . . . . 20 5.6 Shanghai: Land Uses, 1982 and 1990 . . . . . . . 21 5.7 Share of Population, Jobs and Housing Between Puxi and Pudong . . . . . . . . . . . . . . . . . . . . . . . . 22 5.8 Shanghai: Land Uses: Existing and Expected Under Revised Master Plan .................. 23 5.9 Distribution of Shanghai's Industrial Land in 1982 . . . 24 of their official duties. Its contents may not otherwise be disclosed without World Bank authorization.  - ii - Page No. ANNEX 2. RESIDENTIAL REDEVELOPMENT PROJECT SURVEY_s ISSUES RAISED BY REAL ESTATE DEVELOPERS. . .. ...... ........ . 25 A. Fuzhou: An Deng Project . ....a........................ 25 B. Guangzhou: Jin Hua Project . . . . . . . . . . . . . . . 27 C. Hangzhout Xiao Fuqing Lane Redevelopment Project . . . . 30 D. Shanghai: Hu Lang Garden Project . . . .. . o. .. .. . . 31 E. Shanghai: Hui Yi Gardan Project . . . . . . . . . . . . 35 F. Shanghais Jian Guo Redevelopment Project . . . . . . . . 35 G. Shanghai: Ordinary Citizen Project . . . . . . . . . . . 37 H. Shanghai: Tian He Project . . . .. ... . 0. . . . ...... 40 I. Shanghai: Ying Xiang Villas Project . . . . . . . . . . 40 J. Tianjins Pingshan Road Redevelopment Project . . . . . . 43 R. Tianjin: Wujaiyao Project ........... .. . ... . . . .. 45 L. Baseline Simulation Cast . . . . . . . . . . . . . . . . 47 Table 1: Fuzhou: An Deng Project . . . . . . 26 Table 2: Guangzhou: Jin Hua Redevelopment Project . . . 29 Table 3: Hangzhou: Xiao Fuqing Lane Redevelopment Project 32 Table 4: Shanghai: Hu Lang Garden Redevelopment Project 34 Table 5: Shanghai: Hui Yi Garden Redevelopment Project 36 Table 6: Shanghais Jian Guo Redevelopment Project . . . 38 Table 7: Shanghai: Ordinary Citizen Redevelopment Project 41 Table 8: Shanghai: Tian He Redevelopment Project . . . 42 Table 9: Shanghai: Ying Xiang Redevelopment Project . . 44 Table 10: Tianjin: Pingshan Road Redevelopment Project . 46 Table 11: Tianjin: Wujaiyao Project . . . . . . . . . . 48 Table 12: Baseline Assumptions for Simulations . . . . . 49 ANNEX 3. RESIDENTIAL RELOCATION POLICIES IN SELECTED CITIES . . . 51 A. Tianjin's Relocation Policies . . . . . . . . . . . . . . 51 B. Relocation in Guangzhou's Jin Hua Project . . . . . . . . 52 C. Relocation Policy in Shanghai . . . . . . . . . . . . . . 54 D. Cash Versus In-Kind Compansation for Demolished Housing . 56 E. Fuzhou's Compensation Approach . . . . . . . . . . . . . 59 P. On-Site and Off-Site Replacement of Demolished Housing . 61 Box 1: Tianjin Urban Development Project: Innovative Resettlement Schemes. .e...a ....... 53 Box 2: Shanghai: Relocation Policies for Public Works Projects . . . . . . . . . & . . . . . . . . . . . . 54 Table 1: Fuzhou and Tianjin Redevelopment Compensation Schedules . * . . . - . . . . . . - . . . . * . 56 Table 2: Comparison of the Economic Value of Old Dwelling Units and New In-Kind Replacement Units . . . . . . 58 Table 3: Total Redevelopment and Resettlement Costs . . 59  - lli - Tablo 4: Previous and New On-Site RepLacement Housing In Seven Redevelopment Projects with Over 85 Percent On-Site lesettlement .. ..........a................ 62 Table 5: Breakdowv of Net New Constructed Space In Development ProjeetPoes. ..... .. , .. 63 Table 6: Shanghai's Differential Rent Surcharges . . a . 64 Table 7: Shanghai Standards for the Replacement of Demolished Housling .o. .. ................a... 65 AMhu 4. I2TRTUTIONAL STRUCTURE OF LAND ADMINISTRATION . . . 67 A. Introduction . . . . . . . . . . . . . . . . . . . . . . 67 S. State-Lovel Organia ations.a.............. 67 State Planning Commission ......... . U 67 State Land Administration . . . a..... 67 Ministry of Construction . . .... ... 68 Ministry of Agriculture ...........a.a 69 C. Local-Level Institutions . . . . . . . . . . . . . . . . 69 Land Administration Bureau...... . . . ...a 70 City Planning Bureau . u.. .................... 70 Real Estate Administration Bureau . . . . . . . . . 70 D. Shanghai Land Administration Institutions: A Case Study 71 District and County Land Management Organizations . 75 Land Disposition Process in Shanghai a . . . . a . . 76 Figure 1: Organization of Authorities Related to Land Adminisration . . . . . . . . . . . a . . . . . . . 68 Figure 2: G-vernment Structure and Land Management Institutions in Shanghai Municipality . . . . . . . 73 Figure 3: Organization Chart of Shanghai Municipal Land Administration Bureau (SHMLAB) . . . . . . . . . . . 74 Figure 4: Changning Planning and Land Administration Bureau .. . . .. ... .. .. . . . . . .. .. . .. .. .. 76 Figure 5: Land Ownership Types in Shanghai . . . . . . . 77 Figure 6: Simplified Land Use Application Procedures in Shanghai Municipality ............... 78 Figure 7: The Process of the Grant and Transfer of Land Use Rights for Valuable Consgideration in Shanghai Municipality . . . . . . . . . . . . . a . . . . . . 79 AMIEK 5. PROCEDURES AND COSTS OF LAND REQUISITION . . . . . . . . 81 A. Nature of Land Requisition a... .. . ...... 81 B. Approval Procedure of State Construction Projects . . . . 82 C. Land Requisition ..... .. 82 D. Components and Cost of Land Requisition . . . . . .. . . 84 Government-Collected Taxes or Fees . . . . . . . . o 85 Land Compensation ...... . a... . . . 85 Property Compensation Fees . . . . . .. . . . . . 85 Compensation of Displaced Laborers . . . o. . . . . 86  - iv - Page No. Box 1: Zhong Yuan Road H{ousing Phase I . . . . . . . . . 83 Table 1: Land Requisition Cost for Two Projects in Shanghai 84 ANNEX 6. PROCEDURES AND COSTS OF URBAN RESETTLEMENT . . . . . . . 87 A. The Nature of ,rban Resettlement in China . . . . . . . . 87 B. Preconditions to Resettlement . . . . . . . . . . . . . . 87 C. Procedures for Resettlement . . . . . . . . . . . . . . . 88 Obtaining a Demolition and Relocation Permit . . . . 88 Public Dissemination of Information . . . . . . . . 89 Resettlement Contract . . .. . . . .a. . . . . . . 89 D. Contents of Compensation of Resettlement . . . . . . . . 89 Compensation for Demolition . . . . . . . . . . . . 89 Resettlement Arrangement . . . . . . . . . . . . . . 91 E. Cost of Resettlement . . 91 . . . . . . . . 91 Table 1: Shanghai Standards for the Replacement of Demolished Housingl.u. ........ 92 Table 2: Hangzhou: Xiao Fuqing Xiang Redevelopment Project . . . . . . . . . . . 92 Table 3: Cost Breakdown of Xiao Fuqing Xiang Project . . 93 ANNEX 7. REDEVELOPMENT REGULATIONS IN SELECTED ASIAN CITIES . . . 95 A. Introduction .0 0 .0 * 0 0 0 * 0 . . 0 0 0 0. * 0. * 95 B. Hong Kong . .*. * * * *0. 0 0 0 0 0 0 0 . .*... . . ... ... 96 Hong Kong Development Corporation . . . . . . . . . 97 C. Seoul. . . . . .*. .*.*. .0..0 * * . 100 D. Singapore . . . . * . ..* 0 . .0 . .. . 103 Commercial and Industrial Relocation . . . . . . . 104 Industrial Uses .0.0.0. 0000 00. 105 Residential Uses .. ............ 105 Housing Development Board, Government of Singapore . 106 Second-Stage Redevelopment--Upgrading Old HDB Projects 107 E. Resettlement Policy . . . . . . i. .. . . . . .... .. 108 Table 1: Commercial Rent Schedules for Market, and Sub- sidized Tenants, 1960, 1970 and 1980 Locating in "Transit Facilities" . . . . . . . . . 9 . . 0 0 . 104 Table 2: Singapore Redevelopment Relocation Activity . . 106 ANNEX 8. ASSESSING THE FINANCIAL PERFORMANCE OF RESIDENTIAL REDEVELOPMENT PROJECTS . . . . . . . . . . . . . . . . . 111 A. Introduction . . . . . . . . . . 0 0 0 . . 0 0 0 0 0 0 111 B. Floor Area Ratio and Redevelopment Cost and Financing . . 113 C. Replacement Space Standards * . . . . . . . * . . . . . 114 D. On-Site Versus Off-Site Housing Replacement . . . * . . . 116 E. Provision of Public Facilities . . . . . . . . . . . . . 120 F. Fees and Taxes .. a .. . * 0 ... * *. * * 0 ... .0..0 121  -v - Pate No. Table 1: Break-Even Prices for Commodity Houiing in Redevelopment Projects . . . . . . . . . . . . . . . 112 Table 2: Fees and Taxes Paid by Redevelopment Projectes . 122 Figure 1t Relationship Between Increase in FAR and the Percent of New Construction That is Sold as Commodity Housing or Commercial Space . . . . . . . . . . . . 113 Figure 2: Break-Even Sales Price by Floor Area Ratio for Prototypical Redevelopment Project . . . . . . . . . 114 Figure 3: Relationship Between Replacement Spacc Standards and the Portion of Net New Construction Sold on Commodity Market . . . . . . . . . . . . . . . . 115 Figure 4: Relation-hip Between Replacement Space Standards and Break-Even Sales Price of Commodity Space for Various FARs . . . . . . . . . . .. . . . . . . 116 Figure 5: Break-Even Prices by Percent of On-Site Resettlement, Assuming 25% Off-Site Bonus for Various Housing Replacement Policies . . . . . . . . . . . 118 Figure 6: Break-Even Prices by Percent of On-Site Resettlement, Assuming 50 Off-Site Bonus for Various Housing Replacement Policies . . . . . . . . . . . . 119 Figure 7: Normalized Break-Even Prices by Percent of Total Constructed Area Devoted to Public Facilities . . . 12i ANNEX 9. STRATEGIC PLANNING IN HONG KONG AND SINGAPORE . . . . . . 123 A. Hong Kong . . . . . . . . . . . . . . . . . . . . . . . 123 B. Singapore . . . . . . . . . . . . . . . . . . . . . . . . 124 ANNEX 10. REGISTRATION OF PROPERTY INTERESTS . . . . . . . . . . . 127 ANNEx 11 . CADASTRAL MAPPING ......... .................... 129 A. Cadastral Mapping and Geographic Information . . . . . . 129 B. Cadastral Mapping in Selecte; Urban Areas . . . . . . . . 130 ANNEX 12. GEOGRAPHIC INFORMATION SYSTEMS (GIS) . . . . . . . . 133 A. Hwaware andtSoftwarer 133 B. Information Management . . . . . . . . . . . . . . . . . 134 Basic Information .....134 Physical Information oon..135 Thematic I nformation ......135 C. Ilsues and Constraints . . . 135 D. GIS Development Strategy and Costs . . . . . . . . . . . 136  -I- A1 -I Figure .ls URBAN POPULATION DISTRIBUTION CUMULATIVE PROFILES 10,000,000 - _ _ _ rf- m 9,000,000- -r I 8, 00.1000;LZ1< l1 1,000,000- Mos1- 1 I ,000,000 II 2 4 6 8 10 12 14 16 18 20 4,OW000wT T T  -2- Figure 1.2: LAND USE PROFILE IN SEOUL IN 1988 j .,To Cnon R {1..,,,,.,.i..t...... Vw.. Demb'l *~~~~~~~~~~~~~~. r.-on Rs&gg| I- ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ A f I i X X: s 4 E i D dRml Ifl