From Urban Sprawl to Land Consolidation in the Suburban Shanghai: A Perspective of Property Rights Reconfiguration

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Since the 1980s, China has witnessed significant city growth, and the Chinese version of urban sprawl emerged all over the country. Within the last more than two decades, the non-agricultural land of Shanghai expanded quickly, more than doubled. Under the strict land quota system, Shanghai municipal government has to transform Greenfield development approach to land consolidation strategy. Under the policy of “Increase and Decrease Balance” land use policy, Shanghai government started to consolidate the rural construction land to acquire extra quota for the state land through transferring development rights from the collective land to state land, and established a three-level land consolidation planning system. This paper firstly examines the expansion of non-agricultural land in Shanghai since 1990, and explains the policy arrangements of land consolidation from the perspective of property rights configuration of state land and collective land. Taking Xinbang Township as an example, this paper examines the roles of various stakeholders, the municipal, district and township government, local villagers and entrepreneurs in the land consolidation and the impacts of land consolidation on them. It concludes with discussion and policy implications in the future land consolidation.
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